Looking to Buy a Home in Santa Cruz
The Process
How a Purchase Actually Goes
Learn the steps involved in buying your dream home.
01
Pre-Approval and Finding Your Home
02
Making an Offer
03
Escrow
04
Closing
Step 1 ā Pre-Approval and Finding Your Home
Financing (if applicable) ā Obtain loan pre-approval and receive pre-approval letter from lender.
Questions to ask your lender:
- What is the cost/credit of the loan?
- What is the lock term?
- What is the cost of the appraisal? (+/- $500)
- What are the estimated closing costs? (Est. $10,000)
- How do HOA payments impact my qualifying limit?
- What is my monthly payment including: principal, interest, tax and insurance (PITI)
Finding Your Home
MLS:
- The vast majority of homes are listed by realtors on the Multiple Listing Service (MLS).
- The seller typically pays the buyer and listing agent.
- MLS propagates listings to; Zillow, Trulia, Homes.com, Redfin, etc.
Viewing Property With Charlie:
- Monday to Friday 9amā2pm
- Broker Tour on Thursdays
- As properties become available
Without Charlie:
- Broker Tour on Thursdays
- Weekend Open Houses
Step 2 ā Making an Offer
Disclosures
- Review reports and disclosures provided by seller (if available via Disclosures.io)
- Make offer with the understanding that items disclosed will not be re-negotiated
- New discoveries can and will be negotiated
Due Date
- If seller has assigned a due date for offers, submit on time and in person if possible
Offer Package
- Introduction letter with photo
- Pre-Approval Letter from Lender
- Proof of Funds (POF)
- Signed receipt of disclosures
- RPA (Residential Purchase Agreement)
Offer Package
- Initial Deposit (3% of purchase price suggested): 3 days
- Proof of funds (if not provided at time of offer): 7 days
- Physical Contingency: 10 Days
- Appraisal Contingency: 17 Days
- Loan Contingency: 21 Days
- Length of Transaction/Escrow: 30 Days
Terms
- Price
- Length of Transaction
- Deposit Amount
- Loan Amount
- Increased Deposit
- Time Periods
- Terms (Rent back, etc.)
- Home Warranty
- Escrow and Title Fees (50/50 | Buyer/Seller)
Counter Offer
- Sellerās response accepting the terms of the offer, with the additional terms
- Respond with Buyer Counter Offer
Step 3 ā Escrow
Physical Contingency Inspections
- Termite/Wood Destroying Pest (+/- $350)
- Home Inspection ( +/- $500)
- Roof Inspection (Varies)
- Lateral Sewer Line Inspection
- Chimney Inspection (+/- $250/chimney)
Loan Contingency
- Lender submits loan package and contract to the underwriter. Loan contingency period starts at the time of acceptance.
- Lender will order the appraisal. Contingency period starts at the time of acceptance.
Negotiate
- Home Inspection Findings
- Appraisal
Remove Contingencies
- Upon satisfying the inspection, loan and appraisal process, specific contingencies are removed.
- Obtain insurance quote per lender requirements and forward to lender.
Step 4 ā Closing
Sign-Off & Walk Through
- Sign final loan and title documents at title company
- Bring down payment funds via wire transfer or cashierās check to title company
- Final walk-through to verify property condition
Funding & Recording
- Once final loan conditions are met, the loan will āFundā
- The following day (sometimes the same day) buyerās name is recorded at the county and escrow is closed
Keys & Move-In
- Iāll arrange for the keys to be at the property or drop them off
- Switch over utility accounts into your name
- Complete any planned repairs or improvements
- Move in!
- Consider estate planning and placing your new home into a trust
Working With Charlie
What You Get From Me
Someone who knows the county
With 20 years of local experience, a UCSC education, and family roots that run generations deep, I know the area beyond the surface, from its microclimates and flood-prone streets to the realities of the morning commute.
A real read on the property
As the son of a contractor, I grew up on jobsites and understand what it takes to bring a propertyās potential to life. From local permitting and ADU regulations to rental restrictions, I can help you navigate the rules, estimate building costs, and connect with the right vendors.
Negotiation, not just paperwork
My fiduciary responsibility goes beyond handling the transaction. I work to protect your interests, negotiate favorable terms, and identify opportunities to save you money wherever possible.
Where to Look
Browse Homes by Neighborhood
Every area here has its own price, pace, and personality. Pick one to see what’s available.
"After losing our beloved house of 21 years in the Pacific Palisades fire, Charlie went the distance for us. He was always available, compassionate, and went the extra mile, even measuring the staircase to confirm a Stairlift could fit. He continues to check on us after we moved in."
Murray L and Hester R, Buyers
Free Download
The Santa Cruz Buyer's Guide
What a purchase here actually costs, what to ask about permits, and the mistakes I see buyers make in this county. No sign up call, just the PDF.
One email with the guide. Nothing else unless you ask.
Buyer Questions
What People Ask Me
Should I get pre-approved before we start looking?
Yes, and it’s the first thing I’ll ask. Touring homes you can’t get an offer accepted on wastes your time and sets a false expectation. Pre-approval takes a few days and costs nothing.
What does it cost me to work with you as a buyer?
Buyer agent compensation changed across the industry in 2024, so this is worth a short conversation rather than a line on a website. Call or text me and I’ll walk you through exactly how it works on your purchase, before you sign anything.
Why do permits keep coming up in Santa Cruz?
A lot of homes here have additions, decks, or converted spaces that were never permitted. It affects value, insurance, financing, and what you can legally do later. I check permit history as part of due diligence.
Can I buy here if I'm relocating from out of the area?
Yes, and a lot of my buyers are. I’ll do video tours, walk properties for you, and give you a straight read on the neighborhood before you fly in.
How long does the whole thing take?
Once you’re in contract, usually 30 to 45 days to close. Finding the right house is the part with no fixed timeline. Some people find it in three weeks, some take a year.