Step by Step
The Home Buying Process
Eight steps, typically 30–45 days from accepted offer to closing.
Get pre-approved
A lender checks your credit, income, and debt to tell you what you can actually borrow.
Sign a buyer representation agreement
Required since August 2024 before touring homes with an agent; it spells out how I'm paid.
Search and tour homes
I'll send listings that fit your budget and must-haves.
Make an offer
Price, contingencies, and an earnest money deposit (typically 1-3% of price).
Home inspection
A licensed inspector checks the property's condition, usually $300-$500.
Appraisal
Your lender orders one to confirm the home is worth the loan amount.
Underwriting
The lender verifies everything and issues final loan approval.
Closing
You sign the final paperwork, pay closing costs, and get the keys.
First Things First
Getting Pre-Approved
Pre-qualification is a quick, unverified estimate. Pre-approval is the real thing — your lender verifies income, assets, and credit, then issues a letter sellers take seriously.
Lenders look at three things: credit score, income and debt (your debt-to-income ratio), and funds for a down payment and closing costs. A lower score or higher debt doesn't rule you out — it just changes which loan programs fit.
Get pre-approved before you start touring homes. In a competitive market, sellers often won't consider an offer without one.
Know Your Options
Loan Types Explained
| Loan Type | Min. Credit Score | Min. Down | Best For |
|---|---|---|---|
| Conventional | 620 | 3% | Strong credit, flexible terms |
| FHA | 580 (500 w/ 10% down) | 3.5% | Lower credit scores |
| VA | No set minimum | 0% | Veterans, active duty, eligible spouses |
| USDA Rural Development | Set by lender | 0% | Rural areas — like most of Siskiyou County |
Good news for buyers here: nearly all of Siskiyou County, including Fort Jones and Yreka, qualifies as "rural" for USDA loans — meaning zero down payment is possible. USDA loans have household income limits — for Siskiyou County in 2026, that's $124,900 for a 1-4 person household and $164,900 for 5+. Confirm a specific address on the USDA eligibility map.
Down Payment Help
First-Time Buyer Programs & Assistance
CalHFA, California's housing finance agency, offers two programs open year-round to first-time buyers (no home ownership in the past three years) who complete a homebuyer education course:
- MyHome Assistance — a deferred loan covering up to 3.5% of the purchase price with an FHA loan (or 3% with conventional), no monthly payment until you sell, refinance, or pay off the home.
- CalHFA Zero Interest Program (ZIP) — covers closing costs, also deferred with no interest.
The Dream For All shared-appreciation program (up to 20% toward a down payment) is closed to new applicants as of 2026, with no new funding round announced yet — ask me and I'll keep you posted if it reopens.
Beyond the Down Payment
Budgeting for the Full Cost
- Closing costs — typically 2-5% of the purchase price, covering loan fees, title insurance, and recording fees.
- Earnest money deposit — typically 1-3% of the price, credited back toward your down payment at closing.
- Home inspection — typically $300-$500.
- Moving costs and immediate repairs or furnishings — budget separately; these add up fast.
- Reserves — most lenders like to see some savings left after closing, for the unexpected.
Representation
What Your REALTOR® Does For You
Since August 2024, every buyer must sign a written buyer representation agreement before touring homes with an agent — it's a federal requirement, not a Sunshine Realty policy, and it spells out exactly how I'm compensated in plain language before you see a single house.
Once we're working together, I represent your interests, not the seller's: finding homes, negotiating price and repairs, reviewing paperwork, and managing deadlines so nothing slips through the cracks.
Getting Serious
Making an Offer
An offer isn't just a price — it's a set of terms, including contingencies that protect you:
- Inspection contingency — lets you renegotiate or walk away based on what the inspection finds.
- Appraisal contingency — protects you if the home appraises for less than the offer price.
- Financing contingency — protects your earnest money if your loan falls through for reasons outside your control.
Know What You're Buying
Home Inspections & Appraisals
These two get confused constantly, but they answer different questions:
- Inspection — a licensed inspector checks the home's condition (roof, foundation, electrical, plumbing, well and septic where applicable). You choose the inspector and should attend if you can.
- Appraisal — a lender-ordered, independent estimate of the home's value, confirming it's worth what you're paying before the bank will lend on it.
You can legally skip an inspection, but don't. It's the one chance to find costly problems before they're yours. On rural and land purchases especially, also consider a separate well test, septic inspection, and pest inspection — these usually aren't covered by a standard home inspection.
Don't Skip This
Insurance: Homeowners & Title
- Homeowners insurance — required by every lender before closing. Covers the structure and your belongings against fire, theft, and other covered perils.
- Title insurance — protects against claims on ownership from the property's past. Your lender requires a policy protecting them; an owner's title policy, which protects you, is optional but strongly recommended.
A note for our area: California's homeowners insurance market has tightened sharply. Many private insurers have pulled back from high wildfire-risk areas, pushing some rural and foothill properties into the California FAIR Plan, the state's insurer of last resort — coverage is more limited and can cost significantly more. Get an insurance quote before you write an offer, not after.
The Finish Line
Closing Day
A few days before closing, your lender sends a Closing Disclosure — review it against your original Loan Estimate for surprises. By law, you get at least three business days to review it before signing.
On closing day: do a final walkthrough first, then sign the paperwork, pay your remaining closing costs, and get your keys. Bring a government-issued photo ID and be ready to wire funds or bring a cashier's check.
Buying Here, Specifically
Local Specifics for Siskiyou County Buyers
A few things that are specific to buying out here, not covered in a generic guide.
- Well & septic permits — handled by Siskiyou County Environmental Health. Typical order: floodplain review, then an on-site soil/percolation evaluation, then well site approval and a well permit, then drilling, then the septic permit. Typical fees: on-site evaluation ~$255, septic permit ~$245-$380, well permit ~$360. Some parcels can only be soil-tested during the wet-weather season (Jan 1 – Apr 30).
- Electric service varies by area — Fort Jones and the Scott Valley area are typically served by Pacific Power, not PG&E, which covers other parts of the county. Always confirm the provider for a specific address before assuming.
- Title companies serving the area include Siskiyou County Title Co., Mt. Shasta Title & Escrow Company, and First American Financial's Yreka office — a good starting point for title and escrow services; confirm current contact details, as listings change.
Speak the Language
Glossary of Common Terms
- Escrow
- A neutral third party holding funds/documents until all sale conditions are met
- Earnest Money
- A deposit showing you're serious, credited toward your down payment
- Contingency
- A condition that must be met for the sale to proceed
- Appraisal
- An independent estimate of a home's value, ordered by the lender
- Underwriting
- The lender's final review before approving your loan
- PMI
- Private Mortgage Insurance, usually required with less than 20% down
- Closing Costs
- Fees paid at closing beyond the down payment
- Title
- Legal ownership of the property; confirmed clear by a title company
- Pre-Approval
- A lender's verified commitment of how much you can borrow
- DTI
- Debt-to-Income ratio — monthly debts divided by gross monthly income
Keep These Handy
Trusted Resources
Free or low-cost HUD-approved counseling to review your finances and options.
Plain-language guides on mortgages, rates, and closing.
California's down payment assistance programs (MyHome, ZIP).
Check if a specific address qualifies for a zero-down USDA loan.
The only federally authorized site for your free credit reports.
Well and septic permitting for the county.
Ready to start looking?
Let's talk about your budget, your must-haves, and what's actually available right now in Siskiyou County.