Buyer's Section
Pick the Local Home You Like, Cari4Home Will Do The Rest.
Ready to look at homes for sale ? We have your back when it comes
to negotiating a great deal, noticing those things most
people don’t catch, handling all of the paperwork,
& finding those properties you can’t easily find online.
For home buyers, buying a home will probably rank as one of the biggest personal investments one can make. Being organized and in control will contribute significantly to getting the best home deal possible with the least amount of stress. It’s important to anticipate the steps required to successfully achieve your housing goal and to build a plan of action that gets you there.
Before you can build a plan of action, take the time to lay the groundwork for your decision making process.
First, ask yourself how much you can afford to pay for a home. If you’re not sure on the price range, find a lender and get pre-approved. Pre-approval will let you know how much you can afford, allowing you to look for homes in your price range. Getting pre-approved also helps you to alleviate some of the anxieties that come with home buying. You know exactly what you qualify for and at what rate, you know how large your monthly mortgage payments will be, and you know how much you will have for a down payment. Once you are pre-approved, you avoid the frustration of finding homes that you think are perfect, but are not in your price range.
convenience for all family members
proximity to work, school
crime rate of neighborhood
local transportation
types of homes in neighborhoods, for example, condos, townhomes, co-ops, newly constructed homes etc.
There are also some sellers that you should avoid. Not every seller is as genuinely motivated as they make themselves to be. Some possible hints:
Quick Property Search
SEARCH HOMES
Finding the Right Seller
The best seller is one who is highly motivated. A highly motivated seller is more likely to sell at a price that is less than his or her house is actually worth. And it matters that you find out why. Learning the reason why can help you get the price you want and help the seller get what they want: a timely sale.
When given the opportunity to meet with sellers, ask them why they are selling. The reason could be anything, such as a job change to a new location or financial problems. If you can solve their problem, whether it is cash related or time-related, do so. For example, if the sellers are highly motivated because they need to move quickly, give them a fast sale – and a lower price. If you can make an offer, even a low one, that gives them cash in a short time, they are more likely to accept.
There are also some sellers that you should avoid. Not every seller is as genuinely motivated as they make themselves to be. Some possible hints:
they stall on having the home appraised or inspected
they are unable to clear up liens against their property
they do not own 100% of their property
they push back the move-out date
they do not have a replacement property or back up plan
etc.
There are also some sellers that you should avoid. Not every seller is as genuinely motivated as they make themselves to be. Some possible hints:
Buying a Home in 2025? Here’s the Real‑Talk First-Time Buyer Blueprint
Buying a Home in 2025? Here’s the Real‑Talk First-Time Buyer Blueprint
By Cari, Real Estate Success Coach & Buyer Advocate in Burbank, Toluca Lake & the San Fernando Valley
Introduction: Why This Week Matters
If you’re reading this, you’re likely asking yourself: “Can I really buy a home right now?” The housing market in 2025 is layered with challenges higher home prices in SoCal, interest rates still above historical lows, and fierce competition for first‑time buyers. But here’s the good news: you can buy, and you should try if you approach it with the right strategy.
This week, I shared five hard-hitting topics to help you reframe your mindset, tighten your budget, and build a foundation for real homeownership. Whether you’re just starting or already in motion, these are the themes that will set you apart.
Here’s a deeper dive into each piece plus how they all link together so you’re not just dreaming about homeownership, but actively making it happen.
🏡 How First-Time Buyers Are Actually Affording Homes Today
Why It’s Not the Same Game as 10 Years Ago
Back in “the old days,” you might’ve saved 20% down, found a home in your budget, and locked in a low interest rate. Fast forward to 2025 in the San Fernando Valley (Burbank, Toluca Lake, Valley Glen, etc.) and things look different:
Home prices remain elevated.
Interest rates are higher than the sub‑4% era.
New buyers face intense competition and tougher qualification hurdles.
That means you need new tactics not just waiting and hoping. Some of the most effective strategies I’ve seen this week:
Down payment assistance programs: Ask about local and state programs tailored for first‑time buyers; many offer thousands toward your down payment or closing costs.
House hacking & ADUs: Buying a home with an accessory dwelling unit (ADU) or renting out rooms can reduce your monthly cost and speed up qualification.
Seller credits & negotiating closing costs: Consider asking the seller to pay part or all of your closing costs; every dollar you save helps.
Using retirement/401(k) funds (carefully): Some buyers borrow from or tap into their retirement plan with caution a creative option if done wisely.
Veteran/VA loans & special grant programs: If you or your partner are veterans, you might qualify for zero‑down financing. Plus, there are special grants for eligible buyers.
Shared ownership or buying with family/partners: Two incomes, one home it’s an unconventional route, but real and effective.
Down‑sizing your expectations (start small): Begin with a condo, townhome, or fixer‑upper; you’ll build equity and move up later.
Your Takeaway
If you’re feeling stuck because you don’t think you have “enough” turn that around. What you do have is value, income, and options. It’s not about perfect credentials; it’s about a perfect plan.
Action Step: Find one down payment assistance program or rent‑offset strategy you qualify for and schedule a call to explore it this week.
💰 Buy the House You Need Now — Not Your Dream Home Yet
The Traps of Qualifying for the “Max” vs. Buying for Life
Here’s a scenario I see all the time: You get pre‑approved for a loan amount that makes your heart race. You’re excited. Then you go house‑hunting full speed ahead for the biggest, nicest home you can afford — only to end up house poor. Big payments, little lifestyle.
In our high‑cost markets like Burbank or the SF Valley, just because you qualify doesn’t mean the house is right for you. Buying the house you need is a whole different ball game.
Key Considerations
Budget + lifestyle matter more than qualification number. You might qualify for a home at the top end of your budget but does it leave you with money to enjoy your life, save for retirement, or handle repairs?
Wants vs. Needs list. Homeowners who win create a “must‑haves” list (location, commute, safety) and a “nice‑to‑haves” list (pool, media room, huge yard). They compromise on wants so the needs fit.
Buy beneath your means. What if you bought a home at 80% of your approval? The monthly payment goes down, you breathe easier, and you gain flexibility.
Older homes or smaller homes = smarter entry. In some neighborhoods, an older home with lower taxes might give you more upside than a brand‑new, high‑tax property.
Multi‑family/mixed‑use options. Buy a duplex, live in one unit, rent the other that rental income offsets your payment and builds equity.
Your Takeaway
Right‑sizing your first home isn’t settling, it’s smart. It gives you freedom today and options tomorrow.
Action Step: Create your “wants vs. needs” list. Set your house budget at no more than 90% of your pre‑approval. Choose two neighborhood options where you start your search.
🏘️ Make Sure Your House Payment Fits Into Your Life
It’s More Than Just the Mortgage Payment
When buyers focus solely on the mortgage principal & interest, they often miss the parts of homeownership that quietly eat your budget: taxes, insurance, HOA, maintenance, unexpected repairs. That’s why I talk about payment fit not just payment score.
The Ugly Truth of Hidden Costs
Property taxes in California can be higher than new buyers expect.
Homeowners insurance, especially in wildfire‑ or earthquake‑prone areas, adds up.
HOA or condo association fees sneak in monthly sometimes hefty.
Maintenance & repair: the roof, HVAC system, plumbing none of these mail you a “final bill.” They surprise you.
Metrics to Run
Use the 28/36 rule: No more than ~28% of your gross income toward housing, ~36% including debt.
More personalized: Review your full budget. If you buy this house, will you still have room to save, travel, invest?
Build a “reserve fund” for repairs, replacements, emergencies (roof, AC, etc.).
Know your loan: Can you drop PMI? How soon can you refinance if rates go down?
Your Takeaway
Homeownership should enhance your life not dominate it. When your payment “fits,” you’ll sleep better, plan better, and enjoy it more.
Action Step: Download the Home Payment Planner. Fill in all monthly costs (mortgage, taxes, insurance, HOA, utilities). If the total feels tight, revisit your target home size.
🚗 That Car Payment Might Be Costing You a House
This One Hits Where It Counts
You want a home but you’ve got a car payment that rivals a house payment. Sound familiar? In a high‑cost market like the Valley, this is one of the biggest “hidden blockers” to homeownership.
Let’s unpack why.
Debt‑to‑Income Ratio (DTI): The Real Game‑Changer
Lenders evaluate your DTI, the portion of your gross monthly income that's tied up in debt to decide if you can take on a mortgage.
That $900, $1,200, $1,400 monthly car payment? It’s not just a car. It’s fewer dollars available for your home loan.
The bank doesn’t see how nice your car is just how much of your income it takes.
Co‑signing for someone else’s loan? That adds invisible debt for you.
Realistic Moves to Free Up Power
Drive something paid‑off (or nearly paid‑off) while you buy your first home.
Share a car if one partner works remotely or has flexible hours.
Avoid adding new debt (another car lease, loans) during your homebuying process.
Focus on debt reduction: lower/fewer car payments + more mortgage eligibility.
Your Takeaway
If you’re serious about buying a home in the next 12–24 months, treat your car like a tool not a status symbol.
Action Step: Download the DTI + Home Budget Planner. Tally your monthly debts and see how your car payment impacts your approval. If it’s too high, start planning the transition now.
🧾 Your Down Payment Is Hiding in Your Subscriptions
It’s Time for a Spending Reality Check
One of the most undervalued truths I share: you already have money for your down payment, it’s just hiding in your habits. Streaming services, gym memberships you don’t use, coffee routines, ride‑shares. They all add up.
Tracking the Hides
Grab your last 2 bank statements. Highlight non‑essentials: subscriptions, apps, multiple streaming services, small convenience purchases.
Add them up. Multiply by 12 = your potential extra savings annually.
Example: $150/month x 12 = $1,800/year. Over 3 years = ~$5,400! That’s a meaningful down payment boost.
Smart Adjustments
Rotate your streaming services: Use one or two at a time rather than all at once.
Pause the gym or membership you don’t frequent.
Cook more at home, fewer take‑outs.
Automate savings: Every dollar you redirect becomes equity.
Your Takeaway
When you treat spending like investing, your down payment fund grows quietly but significantly.
Action Step: Download the Budget Tracker. Identify one subscription or habit you’ll cut this month and redirect that money into your home savings account.
🔗 How All Five Themes Connect
Let’s step back and see how these five topics create a cohesive path for first‑time buyers in 2025:
Affordability options (Topic 1) show you that buying is still possible — even in a tough market.
Buying what you need now (Topic 2) prevents you from stretching too thin and setting yourself back.
Payment fit (Topic 3) ensures sustainability and gives you peace of mind.
Debt management (Topic 4) removes hidden blocks like car payments that kill your buying power.
Spending awareness (Topic 5) unlocks the cash you already have — you just need to redirect it.
When you follow this path, you’re not just crossing your fingers and hoping the market works in your favor. You’re executing a plan.
👣 Are You Ready to Follow This Path?
If you’re nodding along and thinking, Yes — I’m ready for those tools, then let’s make sure you have everything:
✅ Download the First‑Time Buyer Hacks Guide (from Topic 1) to explore assistance, creative financing, and smart entry strategies.
✅ Use the Smart Buyer Checklist (from Topic 2) to keep your home search focused.
✅ Fill in the Home Payment Planner (from Topic 3) so your future home payment works for you.
✅ Plug your debts into the DTI + Home Budget Planner (from Topic 4) and take control of your qualification.
✅ Track your habits with the Budget Tracker (from Topic 5) — what you save today becomes your ownership tomorrow.
And here’s a bonus: If you’d like all five tools bundled into one download and a strategy call to walk through your numbers with me. Just DM me the word “WEEK1PACK”. I’ll send you everything and schedule a time to chat.
📲 Let’s Stay Connected
This isn’t a one‑week sprint, it’s a lifestyle shift. I’m here to guide you every step of the way with real talk, expert insights, and the resources you need. Follow me on social media so you don’t miss out:
Facebook: For live Q&A sessions, in-depth videos, and weekly updates
YouTube: For longer form dives into strategy, market updates, and buyer stories
Instagram & TikTok: For short‑form tips, reels, and behind‑the‑scenes of real buyer journeys
Click the links or search Cari Pelayo Real Estate Coach to connect.
Stay plugged in. Stay informed. And let’s turn your homeownership goal into your reality.
💭 Final Thoughts
Yes! The market is tough. Yes! The obstacles are real. But you’ve got something even more important: the will to act, the willingness to learn, and the courage to start today. By committing to smarter habits, tight budgets, and strategic decisions, you’re setting yourself up not for just any home, but a home you can live in, grow in, and thrive in.
Remember: It’s not about owning the biggest house you can get approved for. It’s about owning the right house for your life, your budget, and your future.
Let’s make 2025 the year you become a homeowner.
Thanks for reading and I’ll see you on social.
Getting a Legitimate Lender and Getting Pre-Approved
It used to be that buyers could go house shopping and when they have found their dream home, then they go to get pre-approved. However, in today’s market, that has proven to be one of the least effective methods of landing the dream home.
Most lenders can pre-qualify you for a mortgage over the phone. Based on general questions about your income, debt, assets, and credit history, lenders can estimate how much mortgage you qualify for. However, being pre-qualified and pre-approved are different things. Pre-approval means that you have applied for a mortgage; you have filled out the mortgage application, received your credit report, and verified your employment, assets, etc. When you are pre-approved, you know exactly what the maximum loan amount will be.
A pre-qualified letter is not verified and in essence, does not count for much if you are competing with other buyers who are pre-approved. When you are pre-approved, you and the seller know exactly how much house you can afford. It gives you credibility as an interested buyer and lets the seller know immediately that you will qualify for a loan to buy their property.
In addition to being pre-approved, it’s important to be pre-approved with a legitimate lender. Legitimate lenders include banks, mortgage bankers, credit unions, savings and loan associations, mortgage brokers, and online lenders.
Some lenders to avoid: those who lose a form or misplace a file, those who gather information from you in an unorganized manner, those who are not informed about interest rates, points or costs, and those who cannot provide you with the right information.
Hot, Normal, and Cold Markets
Hot Market
This is an extremely competitive market and is advantageous to the seller. Sometimes, homes will sell as soon as they are listed or even before homes are listed. Typically, during a hot market, multiple offers will be made on each home and more often than not, homes will sell for more than the asking price. It is even more crucial to be prepared and to be ready as a buyer when the market is hot. It can be easy to get caught up in the bid for a home, but if you are prepared (preapproved, solid in price range, realistic about your needs), it is easier to remain focused on your housing needs and price range.
Normal Market
In a normal market, there is a fairly large number of homes available and an average number of buyers. This market does not necessarily favor the buyer or the seller. A seller may not have as many offers on their home, but he or she may not be desperate to sell either. Again, it is the buyer’s responsibility to be prepared. During a normal market, the chances to negotiate are higher than in a hot market. As a buyer, you can expect to make offers at lower than the asking price and negotiate a price at least somewhat less than what the sellers are asking.
Cold Market
In a cold market, houses may be listed for more than a year and the prices of houses listed may drop considerably. This market is advantageous to the buyer. As a buyer, you have the
Importance of Inspection
As a buyer, you are entitled to know exactly what you are getting. Don’t take anything for granted, not even what you see or what the seller or listing broker tells you. A professional home inspection is something you MUST do, whether you are buying an existing home or a new one.
An inspection is an opportunity to have an expert look closely at the property you are considering purchasing and get both an oral and written opinion as to its condition.
Beforehand, make sure the report will be done by a professional organization, such as a local trade organization or a national trade organization such as ASHI (American Society of Home Inspection). Not only should you never skip an inspection, but also you should be present with the inspector during the inspection. This gives you a chance to ask questions about the property and get answers that are not biased. In addition, the oral comments are typically more revealing and detailed than what you will find on the written report. Once the inspection is complete, review the inspection report carefully.
time to make an offer that works in your best interest. It is not uncommon to low-ball and to find that sellers are accommodating to meet your needs. Keep in mind that even though this market is a great time for buyers, you do not want to lose your dream home by being unrealistic. Your goal is to get your dream home at the best possible price.
Importance of Inspection
As a buyer, you are entitled to know exactly what you are getting. Don’t take anything for granted, not even what you see or what the seller or listing broker tells you. A professional home inspection is something you MUST do, whether you are buying an existing home or a new one.
An inspection is an opportunity to have an expert look closely at the property you are considering purchasing and getting both an oral and written opinion as to its condition.
Beforehand, make sure the report will be done by a professional organization, such as a local trade organization or a national trade organization such as ASHI (American Society of Home Inspection). Not only should you never skip an inspection, but also you should be present with the inspector during the inspection. This gives you a chance to ask questions about the property and get answers that are not biased. In addition, the oral comments are typically more revealing and detailed than what you will find on the written report. Once the inspection is complete, review the inspection report carefully.
Recent Posts
Buyer Video Guide
Use a Buyer’s Broker
It’s important that you choose an experienced broker who is there for you. Your broker should be actively finding you potential homes, keeping you informed of the entire process, negotiating furiously on your behalf, and answering all of your questions with competence and speed.
First, find a broker who represents you and not the seller. This is beneficial during the negotiation process. If you are working with a buyer’s broker, he or she is required not to tell the seller of your top choice. In addition, he or she is also focused on getting you the lowest asking price.
Also, when you use a buyer’s broker, you will see more properties. Not only are they plugged into their Multiple Listing Service, but they are also actively finding homes that are listed as FSBO, or homes that sellers are thinking about listing.
Why You Should Not Make Any Major Credit Purchases
Don’t go on a spending spree using credit if you are thinking about buying a home, or in the process of buying a new home. Your mortgage pre-approval is subject to a final evaluation of your financial situation.
Every $100 you pay per month on a credit payment could cost you about $10,000 in home eligibility. For example, a car payment of $300/month could mean that you qualify for $30,000 less in a mortgage.
Even if you have accumulated enough savings, you should consider not making any large purchases until after closing. The last thing you want is to know that you could have purchased a new home had you curbed the urge to spend.
10153 Riverside Drive, Toluca Lake, CA 91602
Copyright © 2023 Cari4Homes. All Rights Reserved. Privacy Policy
