The Orange County Home Buying Process, Step by Step

The eight steps

Each step below has a defined deliverable and a deadline written into the California Residential Purchase Agreement.

• 1. Pre-approval — lender verifies income, assets, and credit
• 2. Define the search — city, ZIP, schools, HOA, lot, and payment ceiling
• 3. Tour homes — in person and by 3D tour for out-of-area buyers
• 4. Write the offer — priced on verified comps, with clean terms
• 5. Open escrow — earnest money deposit, usually 1%–3%
• 6. Inspections and disclosures — days 1–10, negotiate credits
• 7. Appraisal and loan approval — days 10–21
• 8. Sign, fund, record — keys on day 28–30

What buyers most often get wrong

Waiving the inspection contingency to win, then discovering a sewer or roof issue. Underestimating closing costs. Changing jobs or opening a credit card during escrow, which can re-trigger underwriting.

Costs to budget for

Earnest money deposit (credited at closing), inspections of roughly $400–$900, appraisal of roughly $600–$800, and 2%–3% in total closing costs. In California, the buyer's agent commission is negotiated in writing before touring homes.