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FINDING YOUR DREAM HOME
Your Complete Guide to Buying a Home in Santa Clarita
Buying a home doesn’t have to be overwhelming. We’ve simplified more than 200 moving parts into 9 easy stages — from pre-approval to move-in day — so you can buy with confidence.
OUR PROCESS
Go from pretty stressed to completely at ease
Buying a home can feel overwhelming — there are over 200 critical steps, 40+ contractual documents, and an entire glossary of terms most buyers have never seen before. Add in what you can and can’t negotiate with the seller, strict timelines to protect your deposit, and new industry rules — and it’s easy to see why the process can be confusing and high stakes.
Historically, sellers have always interviewed multiple agents to find the best person to protect their investment. Buyers, on the other hand, often just worked with the first agent they met — sometimes by chance. But that’s changed.
With the new Buyer Representation rules, an agent can’t legally show homes without a signed agreement outlining their duties and compensation. That means you now choose who represents you — so doesn’t it make sense to find the best representation possible?
We’ve found that buyers who start with a thorough Buyer Consultation are more prepared, less stressed, and far better protected throughout the process. You’ll understand exactly what to expect, how to avoid costly mistakes, and how we guide you through every decision.
That’s why we’ve taken what’s normally overwhelming — 200+ moving parts — and simplified it into 9 fundamental stages. Together, they form a clear roadmap that takes you from pre-approval to keys-in-hand with total confidence.
Find the Right Agent
Finding the right agent is the single most important decision you’ll make — and the wrong one can cost you thousands or even the home you’ve fallen in love with. We encourage buyers to treat this like any other professional interview: ask questions, check activity, and confirm experience. During our consultation, we explain exactly how agency relationships work in California, what representation means under the REALTORS® Code of Ethics, and when the Buyer Representation Agreement is required. A thorough Buyer Consultation also walks you through all nine stages of the home buying process upfront, so you know exactly what to expect, when to expect it, and how to prepare for each step. The result? Less stress, fewer surprises, and complete confidence from start to finish.
Plan & Prepare with Agent & Lender
After our initial consultation, we move into detailed planning and preparation. This is where we align your goals, timeline, and comfort zone with a clear financial strategy. Together, we review your priorities, define must-haves and nice-to-haves, and outline what to expect in the coming stages. We’ll help you establish your financial comfort zone — reverse-engineering from the monthly payment you want rather than the maximum you can spend — and connect you with trusted local lenders who can pre-approve you confidently. You’ll also learn how financing, property taxes, and closing costs fit into the bigger picture so every decision ahead feels intentional and informed. This stage sets the foundation for a focused home search and a smooth path through escrow.
House Hunting
With your goals and financing in place, we move into the most exciting stage — finding the right home. We start by helping you understand what your chosen budget can realistically buy in today’s Santa Clarita market, then narrow the search to homes that truly fit your needs and lifestyle. Every showing is intentional: we evaluate each property’s condition, resale potential, and neighborhood context while keeping your must-haves front and center. You’ll receive real-time MLS alerts for new and off-market listings, plus guidance on how to interpret online data and avoid outdated or misleading sites. We’ll also share insights on schools, commute times, taxes, Mello-Roos, and any neighborhood factors that could impact long-term value. Throughout this stage, we act as your filter and advisor — focusing your search, educating you on the local market, and helping you make clear, confident decisions when the right home appears.
Make an Offer
Submitting an offer isn’t just about price — it’s about strategy, timing, and understanding the market you’re in. In a competitive market, we position your offer to stand out and get noticed. In a buyer’s market, we shift gears — focusing on value, inspection flexibility, and negotiating the best possible terms for you. We analyze comparable sales, seller motivation, and current inventory to craft a smart, data-driven offer that protects your interests and maximizes your advantage. Whether you’re competing or negotiating from strength, experience at this stage makes all the difference.
Open Escrow
Once your offer is accepted, the real work begins — and there are more than 43 contractual obligations that must be met on time. We open escrow, submit your earnest-money deposit, and coordinate every communication between escrow, title, and your lender. Our job is to manage each document, deadline, and disclosure so nothing slips through the cracks. This is where having a team that handles 100+ escrows a year truly protects your interests and keeps the process stress-free.
Inspection & Disclosures
This is the stage where knowledge protects your investment. We help you understand what to look for when choosing inspectors and services — from standard home inspections to specialized ones like roof drones, thermal imaging, chimney, pool, or mold evaluations. You’ll learn which inspections are required and which are optional based on the home’s age, features, and location. We review every report with you, explain what’s a genuine concern versus routine maintenance, and guide you through how to structure or negotiate repair requests. You’ll also review the seller’s disclosures, any state or local advisories, and the preliminary title report. Our job here is to advise, interpret, and make sure you know exactly what you’re buying.
Removing Contingencies
This is where expert guidance truly matters. Every buyer has built-in protections — contingencies for loan approval, appraisal, and inspections — and knowing when and how to remove them can mean the difference between keeping or losing your deposit. We walk you through each step, confirm all conditions have been met, and ensure nothing is overlooked before you commit. You’ll understand exactly what you’re signing and why. Our role is to advise, double-check timelines, and protect you from costly mistakes so you can move forward with complete peace of mind.
Final Steps
This is the home stretch — where precision and communication make all the difference. We stay in close contact with your lender and escrow team to ensure all timelines are met, the CD goes out on time, and your loan documents are prepared on schedule. You’ll review your closing figures and settlement statement, and we’ll confirm escrow has everything it needs to fund on time. We also advise you to set up utilities, prepare funds for closing, and verify wiring instructions for security. A few days before closing, we’ll schedule your final walkthrough to confirm the property is in the same condition agreed upon. Our focus here is simple: making sure everything and everyone stays perfectly dialed in for a smooth, on-time closing.
Closing Day
This is the payoff for all your preparation and teamwork. Once your loan funds and the sale is recorded with the county, the home officially becomes yours. We coordinate with escrow and title to confirm recording, then arrange delivery of your keys — typically the same or next business day. You’ll receive your final settlement packet and we’ll answer any questions about property taxes, supplemental bills, or home-warranty coverage. Even after closing, we stay available as your resource for anything home-related in Santa Clarita — contractor referrals, market updates, or just advice. The paperwork ends here, but our relationship doesn’t.
our track record
Why Santa Clarita Buyers Choose Us
Experience matters. When you work with Cherrie & Zach, you get a team that’s guided hundreds of buyers through the full 9-Stage Process — managing the 200+ behind-the-scenes steps so you can focus on finding the right home.
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Frequently Asked Questions
We’ve gathered the most common questions we hear from Santa Clarita buyers — from financing and contingencies to escrow and moving day. Each answer comes directly from our 9-Stage Buyer Guide, designed to simplify the 200+ steps that go into purchasing a home.
What’s the first step to buying a home?
The first step is finding and hiring the right real estate agent — not just the first one you meet. With today’s buyer-representation rules, an agent can’t legally show you homes without a signed agreement to represent you, so choosing the right partner matters more than ever. The right agent will guide you through pre-approval, help you understand your comfort zone, and prepare you to compete in the Santa Clarita market. Most buyers used to “stumble” into working with whoever they met first, but we encourage you to interview agents and ask the right questions before committing.
How do I choose the right agent to represent me?
Look for experience, communication, and a clear process. The best agents don’t just unlock doors — they educate, protect, and manage every deadline through escrow. Ask how many homes they’ve closed, do they walk you through the buying process FIRST, and how they structure offers in the Santa Clarita market. You want someone who’s full-time, proactive, and transparent about how compensation works under the new Buyer Representation rules.
How long does the home-buying process take?
On average, 30 days is more common after you go under contract. It can be faster or slower depending on loan type, inspections, and appraisal timelines common to Southern California and Santa Clarita properties.
What should I ask when interviewing an agent?
Focus on questions that reveal experience, local knowledge, and systems. For example:
- How many buyers have you represented in Santa Clarita over the past year?
- What’s your process for helping buyers get educated on the process?
- How do you negotiate in multiple-offer situations?
- Can you explain how the Buyer Representation Agreement works?
If an agent can’t clearly answer these, keep looking. Your agent should be able to outline every stage — from pre-approval to closing — with confidence.
What is a Buyer Representation Agreement, and why do I need one?
The Buyer Representation Agreement (often called a BRA or BRBC in California) is the document that officially authorizes an agent to represent you. It explains the agent’s duties, how compensation works, and how long the agreement lasts. Under new NAR rules, agents must have this agreement signed before showing you properties. A good agent will review it in detail, explain every clause, and make sure you’re comfortable before signing.
Do I have to pay my agent’s commission now?
In most cases, the seller still offers compensation to the buyer’s agent, but the key difference today is transparency — it’s now discussed and agreed upon upfront. Your Buyer Representation Agreement will outline exactly how your agent is paid and what’s included in their service. We make sure you understand those details from the start so there are no surprises later.
Do I still need to get pre-approved if I haven’t found an agent yet?
You can, but it’s best to do it with your agent’s guidance. A strong agent will connect you with reputable local lenders who understand the Santa Clarita market and can move quickly once you find the right home. That coordination between agent and lender is what keeps your offer competitive and your escrow smooth.
Do I need a realtor to buy a home?
Yes. Buying a home in Santa Clarita involves complex contracts, negotiations, and disclosures. A buyer’s agent protects your interests and guides you through each step. In California, buyers must sign a Buyer Representation Agreement before writing offers.
Money and Financing for Santa Clarita Home Buyers
How much money do I need to buy a home?
Beyond your down payment, you’ll need funds for closing costs and out-of-pocket expenses like inspections and deposits. The total depends on your loan type and the price point of homes in Valencia, Saugus, or Canyon Country.
How much do I need for a down payment?
Some loans allow as little as 3% down, while others require 10–20%. The exact amount depends on your credit, loan program, and property type—condos in Valencia Bridgeport may differ from single-family homes in Castaic.
What are closing costs?
These include fees for escrow, title, lending, and property taxes—usually 2–3 % of the purchase price—paid through escrow at closing.
Can the seller pay my closing costs?
Yes. In many cases we can negotiate for the seller to contribute toward closing costs, especially in a buyer’s market or when a property has been on the market longer in Canyon Country or Newhall.
What is a supplemental tax bill?
It’s a one-time bill issued after the county reassesses your property’s value following your purchase—common in Santa Clarita, especially new developments like FivePoint Valencia or Tesoro Del Valle.
What is Mello-Roos?
A special property tax used to fund local schools, roads, and parks. It’s common in newer Santa Clarita neighborhoods such as Valencia, West Hills, and Saugus, and is separate from regular property tax.
How are property taxes calculated?
Most Santa Clarita areas average about 1.25 % of the home’s assessed value. Newer master-planned communities like West Creek or FivePoint Valencia include additional Mello-Roos assessments.
What’s the difference between pre-qualification and pre-approval?
Pre-qualification is a rough estimate; pre-approval means the lender has verified your credit, income, and assets—making your offer much stronger.
What types of loans are available?
Conventional, FHA, VA, and USDA loans are most common. Each has different down-payment and credit requirements.
What are the “10 Commandments” of getting a home loan?
Avoid big financial changes during escrow—no new credit cards, job changes, or large purchases.
Contract, Offers, and Negotiations
How much should I offer on a home?
We analyze comparable sales, property condition, and demand across Valencia, Saugus, and Stevenson Ranch to craft a competitive, data-driven offer.
What happens after my offer is accepted?
You’ll open escrow, complete inspections, and work through contingencies until closing.
What are contingencies?
They’re protections for financing, appraisal, and inspections that let you cancel under certain conditions without losing your "earnest money deposit".
Can I back out after my offer is accepted?
Yes, if you’re still within your contingency periods. The home-buying system is designed to protect buyers through built-in “fail-safes” called contingencies — for things like inspections, loan approval, and appraisal. These give you specific timeframes to do your due diligence and cancel without losing your deposit if something doesn’t meet expectations. Once contingencies are removed, you’re more committed, so it’s important to understand each one before signing. Your agent will walk you through those timelines and what they mean for your deposit protection.
What can I ask a seller to pay for?
Buyers often negotiate for closing-cost credits, repairs, or a home warranty depending on market conditions.
What’s included or excluded in a home sale?
Fixtures that are attached like curtain rods, lighting & fans, and built-ins stay unless excluded in writing. Built-in appliances like stoves, dishwasher and microwaves are included. Personal items like fridge or washer and dryer require separate negotiation.
What is an earnest-money deposit?
A good-faith deposit (1–3 %) applied toward closing costs, typically wired to escrow within three business days of getting your offer accepted and opening escrow.
How long is escrow?
Most Santa Clarita escrows last about 30 days, but closing sooner or later can be needed for a specific home. Closing faster is dependent on th elender and how fast their processes allow them to close.
Inspections, Apprasials and Escrow
Do I need a home inspection?
Yes. Even newer homes in Valencia or Saugus can have issues. Inspections identify potential red flags before you remove contingencies.
What inspections should I get?
A general inspection is the most common and recommended, specific inspections like sewer, pool, chimney or roof could be warranted. Each home will have specific needs we will discuss and advise accordingly.
What is an appraisal and who orders it?
Your lender orders it to confirm the home’s value supports the loan amount.
Who pays for repairs after inspections?
Repair costs are negotiable; we help you request fair credits or fixes from the seller.
What is escrow and how does it work?
Escrow is a neutral third party that manages funds and paperwork to ensure both sides meet contract terms.
New Construction
Should I use a realtor when buying new construction?
Yes. Builder reps work for the builder, not you. We represent you through every clause, inspection, and negotiation—especially in FivePoint Valencia and Skyline Ranch.
Can I negotiate the price on a new build?
Sometimes, but more often we negotiate upgrades or closing-cost credits.
What warranties come with a new home?
Most builders provide a 1-year workmanship, 2-year systems, and 10-year structural warranty.
Timing, Moving, and After Closing
Can I buy a home before selling my current one?
Yes. We frequently help clients across Santa Clarita structure bridge-loan or rent-back options.
Should I wait for the market to crash or buy now?
Timing the market rarely works. The right time is when your goals and budget align.
When do I get the keys?
Keys are usually released once the sale records with the county. Typically we are meeting 6pm the day of closing (recording) unless something different was negotiated in the deal.
Who do I call if I find issues after moving in?
Start with your home-warranty company, or ask us for trusted local vendors. You can always run any issues by us and we can advise from there where to go.
How do I set up utilities before moving in?
We’ll send a full list of Santa Clarita utility providers for Valencia, Saugus, and Canyon Country. We list all companies from Socal Gas, Valencia Water to Edison for power.
Testimonials
What our clients are saying
I'm so happy we picked Cherrie and her Team!
This is the 4th house I've purchased over time, and I have NEVER experienced this quality of service before - thank you Cherrie & Team! Cherrie provided impeccable service, and then some! She is now my realtor for life, and I assure you that no homeowner will say this if they are not a 150% happy client. I cannot say enough about how impressed we were with her knowledge, availability, and video libraries on buying and selling! I'm so happy we picked Cherrie and her Team!
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The home-buying process can be daunting, but not when you have us by your side.