01
Personalized Buyer Strategy
We start with your goals — budget, lifestyle, timeline, and future plans — then build a search strategy tailored to the areas, price points, and property types that fit your life.
Buyer Presentation
Find Your Home.
Win the Offer.
"From first search to front door — a personalized strategy for single-family homes in Westminster, Garden Grove, Fountain Valley, Buena Park, Anaheim and Orange County."
Paul Phan
DRE #02226917 · First Team Real Estate · English & Vietnamese
(714) 717-8088 · Paul@maisonbyphan.com · www.maisonbyphangroup.com
10072 Adams Ave, Huntington Beach, CA 92646
Paul Phan
REALTOR® · DRE #02226917
02Introduction
A Strategic Approach to Buying Your Home
Buying a home is one of the most important financial and personal decisions you'll ever make. My role is to guide you through it with clarity, patience, and a plan tailored to your goals — whether it is your first home, your next move up, or an investment purchase.
As a bilingual English & Vietnamese SoCal Realtor with First Team Real Estate, I help first-time buyers and move-up buyers across Westminster, Garden Grove, Fountain Valley, Buena Park, Anaheim, and surrounding Orange County cities navigate pre-approval, neighborhood selection, offer strategy, inspections, and closing. Every decision is grounded in real-time data from Redfin, Zillow, and Homes.com — not pressure.
At The Maison by Phan Group, buyers receive a personalized strategy designed to find the right single-family home at the right price — and to protect their position from the first showing to the final signature.
Paul Phan
03Performance Snapshot
The Maison by Phan. Measurable Results.
Verified transaction data · homes.com · Zillow · public MLS records
Last 12 Months
28
Closed sales, last 12 months
$27.6M
Sales volume, last 12 months
$1,063K
Average sale price
$615K – $1.58M
Price range served
Career Totals
31
Total closed sales
$30.4M
Total transaction volume
Southern California
Orange County · Los Angeles · Riverside · Inland Empire
Source: homes.com & Zillow agent records · Updated September 2026
04Buyer Wins
Real Dollars Negotiated for Real Buyers
Price reductions, repair credits, design incentives, included furnishings, and full termite clearances — every line below represents money saved for a client we represented, across the full track record.
Value Created Through Negotiation
Buyer-Side Results · Lifetime
2533 S Townsend St, Santa Ana, CA 92704
Closed $48,000 under the $1,298,000 asking price plus a $10,000 seller repair credit.
1845 Raymond Ave, Signal Hill, CA 90755
Closed $25,000 under list with an additional $4,000 seller repair credit.
15311 Rushmoor Dr, Huntington Beach, CA 92647
Closed $25,000 under list plus a $6,000 seller repair credit.
15491 Vassar St, Westminster, CA 92683
Closed ~$55,425 under ask and ~$35,000 under appraisal, plus a $25,450 repair credit.
10651 Alderson Ave, Garden Grove, CA 92840
Locked in $30,000 under appraised value with a $7,500 seller repair credit.
8311 Amidon Cir, Westminster, CA 92683
Negotiated a $3,500 seller repair credit at close.
26199 Gentry Ave, Corona, CA 92883
Closed $17,990 under builder pricing with solar payoff and appliances included.
11222 Anabel Ave, Garden Grove, CA 92843
Secured a $10,000 repair credit on a rare multi-generational property.
1316 N East St, Anaheim, CA 92805
Single-family Anaheim close with $15,000 in seller repair credits.
15731 Grey Oaks St, Westminster, CA 92683
Two-story pool home closed with a $20,000 seller repair credit.
5711 Los Amigos St, Buena Park, CA 90620
Secured a $15,000 seller repair credit for turnkey move-in.
1207 S Van Ness Ave, Santa Ana, CA 92707
Closed $20,000 under list with a $20,000 seller repair credit.
11731 Rose Drive, Garden Grove, CA 92840
Secured $10,000 under asking plus $10,000 in design credit.
1913 W Beacon Ave, Anaheim, CA 92804
Secured $5,000 in repair credit and full termite clearance.
11441 Dolan St, Garden Grove, CA 92840
Closed $10,000 under asking, furniture included, with full termite clearance.
11662 Puryear Ln, Garden Grove, CA 92840
Negotiated $15,000 in repair credit.
15652 Briarcliff St, Westminster, CA 92683
Negotiated $130,000 below list with an additional $15,000 repair credit.
18020 Roch Court, Fountain Valley, CA 92708
Secured $15,000 in design center credit.
1591 W Tedmar Ave, Anaheim, CA 92802
Achieved $56,500 below list, $8,000 repair credit, and termite clearance.
18013 Hazel Court, Fountain Valley, CA 92708
Negotiated $10,000 in design center credit.
6152 Anthony Avenue, Garden Grove, CA 92845
Closed $85,000 below list plus $10,000 in repair credit and termite clearance.
7342 Cerritos Ave #2, Stanton, CA 90680
Negotiated $3,500 in repair credit and termite clearance.
13582 Yosemite Dr, Westminster, CA 92683
Negotiated $12,000 in repair credit with full termite clearance.
3542 Crowell Ave, Riverside, CA 92504
Secured $10,000 below appraised value plus $15,000 in repair credit.
2138 W Niobe Ave, Anaheim, CA 92804
Closed $71,112 under list price plus $5,000 repair credit and termite clearance.
Total Client Savings · Lifetime
$853,977
Average Savings Per Client
$34,159
Here's to helping more buyers find not just a house, but the right place to call home.
05Proven Records
The Buyer Portfolio
Every home below was a buyer we represented — from first-time purchases to new construction — with the credits, price reductions, and terms we fought for on their behalf. Real homes, real negotiations, real numbers.
Portfolio · 2025
Buyers Represented — Orange County & Beyond
14
Closings
Portfolio · 2026
This Year's Closings — In Progress
12
Closings
Buyer Represented · The Maison by Phan Group · First Team Real Estate
06Why Buyers Choose Us
Six Pillars of a Refined Buyer Experience
02
Lender & Pre-Approval Guidance
We connect you with trusted lenders, review loan options, and help you position a strong pre-approval so your offers stand out in a competitive market.
03
Off-Market & Network Access
Across 31 closed transactions and $30.4M in career volume, our relationships surface coming-soon and off-market opportunities before they hit the open market.
04
Property Evaluation Expertise
We evaluate condition, layout, location, HOA, permits, and resale potential so you buy with clarity — not emotion.
05
Offer & Negotiation Strategy
Price is one lever. We shape terms, credits, contingencies, and timelines to win the home while protecting your investment.
06
Full Escrow Coordination
Inspection, appraisal, loan, title, disclosures, and closing timelines are actively managed so nothing slips and every deadline is protected.
07Our Method
The Maison Right-Home Strategy
An eight-step framework, applied end-to-end.
01
Consult
Understand your goals, lifestyle, timeline, budget, and long-term plans.
02
Prepare
Coordinate pre-approval, review loan options, and organize the documents you'll need.
03
Search
Curate MLS, coming-soon, and off-market properties that match your criteria.
04
Tour
Walk properties together and evaluate condition, layout, location, and resale potential.
05
Analyze
Review comps, market activity, HOA, permits, and disclosures before writing an offer.
06
Offer
Structure price, terms, credits, and contingencies designed to win — and protect you.
07
Escrow
Manage inspections, appraisal, loan, title, and repair negotiations end-to-end.
08
Close
Final walkthrough, signing, funding, recording, and keys in hand.
That is the framework. The next step is applying it to your budget, your cities and your timeline.
08Market Shift
You're Not Competing With 20 Other Buyers Anymore
The frenzy is over in Orange County. Homes sit longer, sellers are more flexible, and inspections are back on the table — real leverage buyers haven't seen since 2019. Live CRMLS & C.A.R. data below.
Median SFR Price
$1.285M
+2.8% YoY · June 2026
Days on Market
30
Median · CRMLS OC
Sale-to-List Ratio
98.3%
Buyers negotiating again
Months of Supply
2.8
More inventory than 2022
Then · 2020–2022
Now · 2025+
What It Means for You
OC homes gone in under a week
Median 30 days on market (CRMLS, Jun 2026)
Time to tour twice, review disclosures, and negotiate
Waiving inspections was common
Inspections & repair credits back on the table
Protect your investment — and your down payment
10+ offers, $50K–$150K over ask
Sale-to-list ~98.3% across Orange County
Fewer bidding wars — offers closer to (or under) list
1.5 months of inventory, sellers in control
2.8 months of supply — inventory up YoY
Ask for closing costs, rate buydowns, credits, or repairs
"More options, better terms, and room to make decisions that actually feel good — not rushed."
Sources: CRMLS / C.A.R. Orange County single-family report (June 2026) · OC Realtors market snapshot · Redfin OC housing trends.
09Why Buy Now
High Rates Come With Less Competition
Yes, rates are higher than a couple years ago. The overlooked truth: those rates thinned the buyer pool. Fewer competitors means more inventory, more negotiation, and more time to make the right call. If rates fall, you refinance — and you're already home.
Rates Could Rise
On a $1.0M OC loan, a 1% rate increase adds roughly $650–$700 per month — about $8,000+ per year in additional interest.
Prices Could Climb
OC median single-family prices are up ~2.8% year-over-year (CRMLS, Jun 2026). Even a 3% move on a $1.28M home is ~$38K financed over 30 years.
Concessions Could Disappear
OC sellers are currently offering $10,000–$25,000+ toward closing costs, 2-1 rate buydowns, or repair credits. Those incentives fade as inventory tightens.
Leverage Could Vanish
When months of supply drops back under 2, sellers stop compromising: shorter response windows, over-list pressure, and far fewer repair or timeline concessions.
"You're not in a buying frenzy — you're in a window of opportunity."
Selling first?
Most Orange County buyers have a home to sell. See how we run both sides on one timeline.
10Pre-Approval
Get Pre-Approved to Win the Offer
A strong pre-approval is the foundation of every winning offer. It sets your budget, shows sellers you're ready, and lets us move fast when the right home appears.
Mortgage Document Checklist
- Two most recent pay stubs
- Two years of W-2s
- Two years of tax returns
- Two months of bank statements
- Government-issued photo ID
- Proof of down payment funds
- Gift letter (if applicable)
- Employment verification
- Credit report authorization
- List of monthly debts
- Rental history (if applicable)
- Self-employed profit & loss
- 1099s (if applicable)
- Divorce or child support documents (if applicable)
- Explanation letters for credit items (if requested)
Step 1
Lender Introduction
We connect you with vetted local lenders and compare loan programs, rates, and closing-cost estimates.
Step 2
Document Assembly
Organize income, assets, employment, and credit documents so underwriting moves quickly.
Step 3
Pre-Approval Letter
A verified pre-approval — tailored to each offer — that signals seriousness to listing agents and sellers.
11Lender Network
The Right Lender at the Right Time
We maintain close relationships across the full lending spectrum — from big banks and credit unions to private and portfolio lenders. Whatever your situation, income profile, or timeline, I know the right person to introduce you to.
01
Big Banks
National institutions with competitive conventional and jumbo programs, strong for straightforward W-2 borrowers.
02
Credit Unions
Member-focused lenders often offering lower rates, fewer fees, and personalized service for qualifying buyers.
03
Direct Mortgage Lenders
Fast pre-approvals, in-house underwriting, and flexible products for buyers who need speed and customization.
04
Private / Portfolio Lenders
Solutions for self-employed, high-asset, or complex-income buyers who need common-sense underwriting.
05
FHA / VA Specialists
Low-down-payment and VA lenders for first-time buyers, veterans, and those maximizing buying power.
06
Hard Money & Bridge
Short-term options for buyers needing to close quickly or purchase before selling an existing property.
12AI-Powered Pricing Intelligence
Technology Behind Every Offer We Write
We integrate AI technology into our pricing and consultation process. Before you write an offer, we run the property through AI-assisted valuation models layered on top of live CRMLS data, then pressure-test the results with local, on-the-ground judgment. The result: you know exactly what a home is worth, what it will likely close at, and how strong your offer needs to be — no guesswork, no overpaying.
AI Valuation Models
Every property is analyzed with AI-assisted pricing models trained on live CRMLS comparables, so we see fair value before emotion enters the room.
Offer Quality Scoring
We model likely competing offers, price-per-square-foot trends, and days-on-market signals to calibrate your number, terms, and escalation strategy.
Faster, Clearer Consults
Instant data on any address you send us — value range, seller motivation signals, and neighborhood trajectory — usually within the same day.
Human Judgment Last
AI narrows the range; Paul's local experience sets the final strategy. Technology never replaces the person negotiating on your behalf.
"AI sharpens the numbers. Experience decides the strategy. You get both."
13Upfront Costs
What You'll Actually Pay to Buy
A clear look at the fees and expenses to plan for — from earnest money to moving day. Many of these are negotiable or partly covered by seller concessions.
01
Earnest Money Deposit
3% or more of purchase price
A stronger deposit signals serious intent and can give your offer an edge in competitive situations.
02
Home Inspection
$700 – $1,200
Independent evaluation of structure, systems, and major components.
03
Appraisal Fee
$700 – $1,000
Lender-ordered valuation confirming the home's market value.
04
Down Payment
3.5% (FHA) – 20% (Conventional)
Varies by loan program, credit profile, and property type.
05
Closing Costs
1 – 3% of loan amount
Title, escrow, lender, recording, and prepaid items. Often partly negotiable or covered by seller concessions.
06
Initial Repairs / Updates
1 – 3% of home price
Immediate cosmetic or functional improvements after possession.
07
Home Warranty
Usually covered by sellers
Typically negotiated through the RPA to cover major systems and appliances during year one.
08
Moving Costs
$700 – $1,000
Local move estimates. Long-distance or full-service moves may cost more.
Note: Some costs can be negotiated as seller concessions. Your lender may also require cash reserves in addition to closing funds — we'll plan for both.
14Lender Red Flags
When to Walk Away From a Lender
Not all lenders are created equal. Compare quotes from at least one bank, one credit union or local lender, and one online lender — and watch for these warning signs.
01
Pressure to Act Quickly
"This rate is only available today!" Legitimate offers don't vanish overnight — this rushes you into a decision.
02
Lack of Transparency
Vague or evasive answers about fees and terms. A trustworthy lender is upfront about every cost.
03
Pushing a Larger Loan
A responsible lender focuses on what you can comfortably afford — not their maximum commission.
04
Discouraging Shopping Around
Confident lenders welcome comparison because they know their offer holds up under scrutiny.
05
Upfront Fees to Apply
Most legitimate lenders don't charge for pre-approvals or applications.
06
Guaranteed Approval
No lender can guarantee approval before actually reviewing your finances.
07
Poor Communication
Slow replies, ignored questions, or constant staff changes. If it's hard now, it will be worse at crunch time.
08
Risky Loan Products
Selling low intro payments without explaining adjustable rates or balloon terms. A good lender explains both sides.
Paul will introduce you to trusted local lenders and help you prepare a complete pre-approval package. Approval decisions are always made by the lender.
15Home Search System
A Multi-Channel Home Search
01
MLS live search
02
Coming-soon inventory
03
Off-market network
04
Agent-to-agent referrals
05
Private seller outreach
06
Expired & withdrawn follow-up
07
New construction access
08
Builder incentives review
09
Neighborhood door-knocking
10
Investor & flipper pipeline
11
Estate & probate leads
12
Short sale & REO tracking
13
Curated home tours
14
Video walkthroughs
15
Neighborhood drive-throughs
16
School & commute analysis
17
HOA & permit review
18
Comparable sales research
19
Market timing guidance
20
Weekly search refinement
"The right home rarely finds itself. We look everywhere — MLS, coming-soon, off-market — until the fit is unmistakable."
Browse live Orange County inventory, then have Paul confirm a private tour on your schedule.
16Off-Market & Network Advantage
Access Beyond the Public MLS
Some of the best homes never reach a public listing. Across 31 closed transactions and $30.4M in career sales volume, The Maison by Phan Group has built the relationships to surface coming-soon and off-market inventory before it becomes competitive.
Our reach extends throughout Orange County, Los Angeles, Riverside, the Inland Empire, and surrounding Southern California communities.
A network built on trust — used to open doors for our buyers.
Coming-Soon Access
Preview properties before they hit the open market through active agent relationships.
Off-Market Inventory
Reach owners who would sell for the right buyer but haven't publicly listed.
Agent-to-Agent Referrals
Tap our cooperating-agent network for pocket listings and pre-market opportunities.
New-Build Advantage
Guidance through builder incentives, upgrade credits, and lender preferences.
17Offer Strategy
The Winning Offer Is More Than the Highest Price
Buyer Offer Framework
15 offer levers
01
Purchase price
02
Down payment amount
03
Loan type
04
Pre-approval strength
05
Proof of funds
06
Earnest money deposit
07
Appraisal contingency
08
Loan contingency
09
Investigation contingency
10
Closing timeline
11
Rent-back terms
12
Seller credits requested
13
Personal letter
14
Escalation clause
15
Home warranty request
Every offer is engineered to win the home while protecting your deposit, financing, and contingencies. Price is only one lever — terms, timing, and credibility often carry more weight.
Financial Boosts
Strengthen the Numbers
- Larger earnest money deposit
- Cover seller's closing costs
- Increase down payment
- Pay over appraised value
- Waive appraisal contingency
- Cover the appraisal gap
- Escalation clause
- Non-refundable earnest money
- Full lender approval vs. pre-approval
- Offer for seller's moving expenses
- Pay for home warranty
- Absorb minor inspection repairs
Flexible Terms
Win on More Than Price
- Waive financing contingency
- Waive home-sale contingency
- Free post-close occupancy (45–90 days)
- Extended rent-back beyond 90 days
- Shorten inspection window
- Quick closing
- Seller-preferred title / escrow
- Accept property as-is (still inspect)
- Limit repair asks to major items
- Buy select furniture or appliances
- Allow seller to keep certain fixtures
- Handle clean-out / junk removal
18Multiple-Offer Strategy
When You're Not the Only Offer
Competitive homes still draw multiple offers. Six moves — used together or à la carte — that make yours the one the seller accepts.
01
Best Foot Forward
Lead with your strongest number. In multiple-offer scenarios, there's rarely a second chance to counter.
02
Trim Contingencies
Fewer contingencies make an offer more attractive — we waive only where you're truly comfortable.
03
Increase Earnest Money
A larger deposit signals commitment and reduces perceived cancellation risk for the seller.
04
Flex on Closing
Matching the seller's preferred timeline — quick close or rent-back — is often more valuable than extra dollars.
05
Escalation Clause
Automatically raises your offer above competing bids, up to a defined ceiling you control.
06
Move Quickly
Prepared documents, pre-approval, and clear decision-making let us respond in hours instead of days.
19Inspection & Due Diligence
Know the Home Before You Own It
The inspection window is your protection. We coordinate the right specialists, review every disclosure, and negotiate repairs or credits so you close with clarity — not surprises.
01General home inspection
02Termite / WDO inspection
03Roof inspection
04Sewer line scope
05HVAC evaluation
06Electrical panel review
07Foundation & structural review
08Pool / spa inspection
09Chimney inspection
10Mold or moisture inspection
11Permits & records review
12HOA document review
13Preliminary title review
14Natural hazard disclosure review
15Repair negotiation strategy
20Buyer Broker Agreement
A Clear Working Partnership
The Buyer Broker Agreement puts our commitment in writing — my services, my duty to you, and the terms we agree on together. It's the foundation for exclusive, fiercely-loyal representation.
01
Our Partnership
The Buyer Broker Agreement formalizes our working relationship and my commitment to you throughout the home-buying journey.
02
Protecting Your Interests
It confirms I'm working exclusively for you — advocating fiercely during negotiations and every step in between.
03
Clarity on Services
The agreement details the services I provide: property search, market analysis, inspections, offer strategy, and closing.
04
Flexibility
Duration, scope, and specific requirements are discussed and tailored to fit your timeline and comfort.
05
Exclusivity
Working together exclusively lets me fully commit my time, network, and resources to finding the right home for you.
Offers, counters, inspections, appraisal and escrow — Paul manages every stage of the transaction with you.
21From House to Home
We Don't Just Help You Buy — We Help You Settle In
Our pre- and post-closing vendor network helps you turn a new house into your home. From the day you move in to the day you're ready to expand, you'll have the right people on speed dial.
01
Move-In Coordination
Movers, packing help, and utility setup so your first day in the new home feels effortless.
02
Repairs & Refresh
Trusted contractors for paint, flooring, plumbing, electrical, HVAC, and anything that needs attention before you settle in.
03
Design & Renovation
Kitchen and bath updates, room reconfigurations, and cosmetic upgrades that make the space feel like yours.
04
ADU & Additions
Accessory dwelling units, garage conversions, and home additions for income, family, or long-term value.
05
Landscaping & Outdoor
Yard redesign, hardscape, pools, and outdoor living spaces that extend your home's usable square footage.
06
Ongoing Property Care
Handyman, cleaning, and maintenance referrals to keep your home in top condition year after year.
22Buyer Communication
Clear Communication at Every Stage
01Weekly search updates
02New match alerts
03Showing scheduling
04Offer strategy calls
05Contract & term explanations
06Inspection findings review
07Appraisal & loan milestones
08Repair negotiation guidance
09Escrow deadline tracking
10Closing & possession coordination
23Client Reviews
★★★★★
5.0 Rating Based on Client Reviews
Buyers and sellers across Westminster, Garden Grove, Fountain Valley, Anaheim, and greater Orange County · Verified reviews on homes.com, Zillow, and Google
★★★★★
"Paul is an incredibly professional realtor. He expertly guided us through every step of the transition between selling our condo and purchasing our new home. We highly recommend his services."
David Dat Dang
★★★★★
"From day one, he went above and beyond to help me buy and sell my home. Navigating the real estate market can be stressful, but Paul made the entire process seamless, transparent, and actually enjoyable."
Natalie Nguyen
★★★★★
"Maison is professional, knowledgeable, and genuinely cares about his clients. He took the time to understand exactly what I was looking for and guided me through the entire process with patience and clear communication."
Thinh Nguyen
★★★★★
"Paul did a great job negotiating for our clients and even got them seller credits to help cover closing costs. He was professional and made sure escrow closed before the estimated close date."
Darren Tsai
24Buying Process Timeline
From Consultation to Keys in Hand
1
Buyer consultation
2
Lender introduction & pre-approval
3
Search criteria & neighborhood plan
4
Curated property tours
5
Comparable market analysis
6
Offer preparation & submission
7
Offer acceptance & escrow opening
8
Inspections & disclosures review
9
Appraisal & loan underwriting
10
Repair & credit negotiation
11
Final walkthrough
12
Closing, funding & keys
25Buyer Consultation
Request Your Private Consultation
Share a few details about the home you're looking for and Paul will follow up personally.
Ready to Find the
Right Home?
Let's build a personalized plan around your goals, budget, and timeline — from pre-approval to keys in hand.
Paul Phan
The Maison by Phan Group
DRE #02226917 · First Team Real Estate
(714) 717-8088 · Paul@maisonbyphan.com
10072 Adams Ave, Huntington Beach, CA 92646
Next Step
Ready to Begin Your Home-Buying Journey?
Bring your questions about budget, neighborhoods and timing — we will turn them into a written plan.
Continue Your Journey
Your Next Step as a Buyer
You have the full buyer roadmap. Here is what to do with it.
01 · Property SearchSearch Orange County HomesLive MLS inventory with the filters that actually matter — price, beds, city and school boundaries.Start searching→02 · Private ShowingRequest a Private ShowingChoose a time that works and Paul will confirm the appointment personally.Request a showing→03 · Current ListingsCurrent Listings & EscrowsHomes we are actively representing across Orange County, updated as they come to market.View current inventory→
Prefer a printable version? Open the written Buyer's Guide or request a private showing.
