San Diego Real Estate FAQ

It depends on the loan type. Conventional loans start at 3–5% down. FHA loans require 3.5%. VA loans - available to eligible veterans and active duty - require zero down payment. On a $700,000 home, that difference is significant. I always recommend we start with a lender conversation before setting a savings target, because your loan type changes the math entirely.

From the first conversation to closing, most buyers are in their home within 60–90 days - sometimes faster if you're pre-approved and ready to move quickly. The search itself varies widely: some clients find the right home in two weeks, others take two months. Once you're under contract, escrow typically closes in 21–30 days.

Yes - and it protects you. In San Diego's market, sellers won't take an offer seriously without a pre-approval letter. More importantly, pre-approval tells you what you can actually afford and what loan type serves you best. I connect my buyers with trusted local lenders who move quickly and communicate clearly. Getting pre-approved takes 1–3 business days in most cases.

It depends on your priorities - schools, commute, budget, and lifestyle all factor in. Chula Vista and Spring Valley offer strong value and family-friendly communities. El Cajon provides more space per dollar. Oceanside is popular with military families. North Park is walkable and vibrant for younger families. I'll match you to the right neighborhood for your specific situation - not just the one that's trendy.

San Diego has appreciated consistently for decades because of limited housing supply, military demand, and lifestyle desirability. While timing the market perfectly is rarely possible, the best time to buy is when you're financially ready and intend to stay for at least 3–5 years. The longer the hold, the more time works in your favor. I'll give you an honest read on current conditions - not a sales pitch.

I run a Comparative Market Analysis (CMA) - reviewing recently sold homes that are similar to yours in size, condition, and location. I also factor in current active competition, days on market trends, and buyer demand in your specific zip code. Overpricing is one of the most costly mistakes a seller can make - it leads to price reductions, longer time on market, and ultimately a lower final sale price.

A well-priced, well-presented home in San Diego typically receives offers within the first 1–2 weeks. From accepted offer to close is usually 21–30 days. Total time from listing to closed: 30–45 days is realistic for most sellers. Homes that are overpriced or under-marketed can sit for months and ultimately sell for less.

Not always - and not everything. My Renovate to Sell Program identifies exactly which updates will move your sale price up and which will just drain your budget. Fresh paint, updated lighting, and a bathroom refresh consistently return more than a full kitchen remodel. I walk you through what's worth it before you spend a dollar.

California sellers typically pay 1–3% of the sale price in closing costs, plus real estate commissions. This includes escrow fees, title insurance (seller's portion), transfer taxes, and any negotiated credits to the buyer. I walk every seller through a net proceeds estimate before we list - so you know exactly what you'll walk away with, not just the headline sale price.

A VA loan is a mortgage benefit available to eligible veterans, active duty service members, National Guard members, reservists, and surviving spouses. It's backed by the U.S. Department of Veterans Affairs and offers zero down payment, no private mortgage insurance (PMI), and competitive interest rates. It's one of the most powerful homebuying tools available - and one of the most underused.

Yes. Your VA entitlement can be restored after you sell a home and pay off the VA loan. Many veterans have used their benefit two, three, or more times. There's also a concept called "bonus entitlement" that allows qualifying veterans to use the VA loan simultaneously for a second property in certain circumstances. I'll walk you through exactly how it applies to your situation.

Yes - and this misconception has cost military families real opportunities. When a VA offer is presented professionally, with strong pre-approval documentation and a clean offer structure, it competes well against conventional offers. I specialize in presenting VA offers in a way that gives my military clients a real shot at every home they want.

As of 2020, there are no VA loan limits for veterans with full entitlement - meaning you can purchase a home at any price point without a down payment, as long as you qualify financially. If you have remaining entitlement (from a prior VA loan still outstanding), county loan limits may apply. San Diego County loan limits are updated annually.

The VA funding fee is a one-time fee paid to the VA, typically 1.25–3.3% of the loan amount depending on your service history and down payment. It can be rolled into the loan rather than paid upfront. Importantly, veterans with a service-connected disability rating of 10% or more are exempt from the funding fee entirely - potentially saving thousands of dollars.

Probate is the court-supervised legal process of distributing a deceased person's assets, including real property. When a home is part of an estate, it generally cannot be sold until the court authorizes the sale. The process involves filing a petition, obtaining Letters Testamentary or Letters of Administration, and in some cases getting court confirmation of the sale. I work directly with probate attorneys to keep the process on track and make it as smooth as possible for the family.

A California probate sale typically takes 4–9 months from the opening of the estate, depending on court scheduling, whether the estate is contested, and the complexity of the assets involved. If the property qualifies for an Independent Administration of Estates Act (IAEA) sale, the process can be significantly faster. I can help you understand which path applies to your situation.

Yes to both. A probate attorney handles the legal filings and court process. A real estate agent handles the property valuation, marketing, and sale. These two professionals work in parallel - and the better they communicate, the smoother the process. I have established relationships with experienced San Diego probate attorneys and can make introductions when needed.

In most cases, no - a home titled solely in the deceased's name cannot be transferred to a buyer until the court authorizes it. However, you can begin preparing the property, obtaining a market valuation, and even accepting offers contingent on court confirmation. Starting early means you're ready to move quickly once authorization is received.

Disputes among heirs are more common than most families expect. My role is to remain neutral, keep the focus on the shared goal of completing the sale, and work with each party's legal counsel as needed. In contested situations, the court may ultimately make decisions about the sale. The most important thing is having an experienced agent who understands the legal framework and communicates clearly with all parties.

In most cases, yes. Probate properties are typically sold in their current condition because the estate - not a living seller - is the party transferring ownership. The administrator or executor generally has no personal knowledge of the property's history and cannot make standard seller disclosures. This means buyers accept the property as-is, which often affects pricing and the buyer pool. However, it also means families are not required to fund repairs out of the estate before closing - which can be a significant financial relief. I help families price appropriately for condition and attract qualified buyers who understand the as-is nature of probate sales.

Yes - and the difference matters significantly. A probate sale involves court oversight, specific legal timelines, mandatory disclosures, and coordination with attorneys, administrators, and sometimes multiple heirs across different states. A general real estate agent unfamiliar with the probate process can cause costly delays or mistakes that affect the entire estate. A specialized agent knows how to price an as-is estate property, navigate court confirmation requirements, communicate professionally with probate attorneys, and keep all parties moving in the same direction. This is one of the areas where I focus my practice specifically.

Here is a general overview of how a probate home sale works in California:

1. Probate is opened - The executor or administrator files a petition with the Superior Court to open the estate.
2. Letters are issued - The court grants Letters Testamentary (with a will) or Letters of Administration (without a will), authorizing the representative to act on behalf of the estate.
3. Property is valued - A court-appointed probate referee assigns a value for estate purposes. I also provide a market analysis to guide listing price.
4. Property is listed and marketed - The home is listed, shown, and offers are received. IAEA-qualified estates can proceed without further court involvement. Full authority sales require court confirmation.
5. Court confirmation hearing - If required, the accepted offer is presented to the court. Other buyers may overbid at the hearing. The court confirms the sale to the highest qualified bidder.
6. Escrow opens and closes - Once confirmed, escrow proceeds, the property transfers to the buyer, and proceeds go to the estate for distribution to heirs.

For a complete breakdown of the probate, trust sale, and inherited property sale process in San Diego, visit inheritedhomesandiego.com.

An Accessory Dwelling Unit (ADU) is a secondary housing unit on a single-family residential lot - either detached, attached, or a conversion of existing space like a garage. California law has significantly relaxed ADU regulations in recent years. Most single-family lots in San Diego are eligible for at least one ADU, with setback, lot size, and utility considerations determining what's buildable. I help property owners assess ADU potential before spending a dollar on plans.

ADU construction costs in San Diego vary by type. A garage conversion typically runs $80,000–$150,000. A detached ADU ranges from $150,000–$350,000+ depending on size and finishes. A Junior ADU (JADU, up to 500 sq ft carved from existing space) is the most affordable, often $40,000–$80,000. I connect property owners with vetted ADU contractors who specialize in San Diego builds and permitting.

Depending on size, location, and quality, a San Diego ADU typically rents for $1,500–$3,500 per month. Properties near military bases, universities, or employment centers command the higher end. I run a rental income analysis for each property before recommending an ADU investment so you understand the payback period and long-term return before committing.

A 1031 exchange allows real estate investors to defer capital gains taxes by rolling the proceeds from a sold investment property into a "like-kind" replacement property. To qualify, you must identify a replacement property within 45 days of sale and close within 180 days. This is one of the most powerful wealth-building tools in real estate - but timing is critical. I coordinate with qualified intermediaries and your CPA to keep exchanges on track. Whether it's right for you depends on your equity, tax situation, and long-term goals.

In most transactions, buyer representation costs you nothing directly - the seller pays both agents' commissions through the sale proceeds. Following recent real estate commission changes in 2024, I'll walk you through how buyer agent compensation works in any specific transaction so there are no surprises. The consultation is always free.

Sí. Soy completamente bilingüe en inglés y español. Puedo guiarle a través de todo el proceso de compra, venta o inversión en su idioma preferido - desde la primera consulta hasta el cierre. Muchas familias se sienten más cómodas discutiendo una decisión financiera tan importante en español, y estoy aquí para eso.

I serve all of San Diego County, with particular depth in South San Diego County including Chula Vista, National City, Spring Valley, El Cajon, and the greater San Diego area. I'm also active in Oceanside and the Camp Pendleton corridor for military clients, and cover North Park, La Jolla, and other high-demand urban neighborhoods for buyers and investors.

Most real estate agents are transaction-focused - they help you buy or sell a home and move on. That's not how I operate. Here's what's genuinely different about working with me:

A financial planner's mindset. Before becoming a real estate agent, I was a Certified Mortgage Planner. That background means I look at every transaction through the lens of credit, cash flow, debt structure, equity, and long-term wealth - not just the sale price. When I recommend a strategy, it's because the numbers support it, not because it's the easiest path to a commission.

I specialize where others generalize. Most agents do a little of everything. I've built my practice around four areas that require real depth: probate and inherited properties, military VA loans, ADU development, and investment portfolio building. These situations are complex, and families deserve an agent who has actually done the work - not one learning on the job at their expense.

Bilingual service - English and Spanish. San Diego is a bilingual city. I serve clients fully in both languages, which matters enormously when families are navigating one of the most important financial decisions of their lives.

Calm, strategic, and protective. Real estate transactions can be stressful. My job is to absorb that stress, anticipate problems before they happen, and protect my client's interests at every step - not just get the deal done.

20+ years of San Diego experience. I know this market neighborhood by neighborhood. I know which improvements add value, which loan products fit which clients, and which situations require extra care. That depth of local knowledge is not something you can fake.

It means I bring a layer of financial analysis to your transaction that most real estate agents simply don't have. Most agents focus on finding the right home or getting the best offer. I do that - and I also help you understand the full financial picture: what your monthly payment actually looks like at different price points, how your credit score affects your interest rate, how to leverage existing equity to move up or invest, and how to structure a purchase so it supports your long-term wealth goals - not just your immediate needs.

For sellers, it means I look at your net proceeds, not just your sale price. For investors, it means I run real cash flow and equity projections before you commit. For buyers, it means I help you choose the right loan product for your situation - not just the one your lender defaults to. That financial lens is built into everything I do.

The feedback I hear most consistently falls into a few themes:

See more client stories on the Recent Success Stories.

Call or text me at 619-368-1992, email me at gerrythertherealtor@gmail.com, or fill out the contact form. The first conversation is free and there's no pressure - just an honest discussion about your goals and how I can help. I respond personally to every inquiry.