You Pick Ventura or Los Angeles County Area Homes You Like, The Real Estate Toolbox Team Will Do The Rest.

Ready to look at homes for sale in Simi Valley, Conejo Valley, or San Fernando Valley? 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.

Happy home buyers with sold sign, home purchase by Steve Hise and Tricia Garcia of Real Estate Toolbox

Free VIRTUAL Home Buyer Seminar 

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.


Second, ask yourself where you want to live and what the best location for you and/or your family is. Things to consider:

  1. convenience for all family members

  2. proximity to work, school

  3. crime rate of neighborhood

  4. local transportation

  5. types of homes in neighborhood, for example, condos, townhomes, co-ops, newly constructed homes etc.

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:


  1. they stall on having the home appraised or inspected
  2. they are unable to clear up liens against their property
  3. they do not own 100% of their property
  4. they push back the move-out date
  5. they do not have a replacement property or back up plan
  6. etc.

It is impossible to find the perfect seller. But it is possible to find out which sellers are legit and which ones aren’t.

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.

Free VIRTUAL Home Buyer Seminar 

At Real Estate Toolbox by Steve Hise & Tricia Garcia, we know that buying a house is a big step. You might feel overwhelmed or burdened by everything involved in the home-buying process.

You might be wondering what is the first step? Can I qualify for a home loan? How long will the process take? This is where we can help.

Collectively we've helped Hundreds of people buy and sell homes, and now we're sharing exactly how so you can purchase your new home too. Inside of the home buyer seminar you'll get step by step videos breaking down everything you need to know BEFORE purchasing your new home.

Free Ultimate Home Buyers Guide cover, Real Estate Toolbox team
Happy home buyers celebrating with sold sign, Real Estate Toolbox client

Sold in Camarillo, CA.

Happy home buyers with sold sign in Newbury Park, CA, Real Estate Toolbox client

Sold in Newbury Park, CA.

Happy family with sold sign in Chatsworth, CA, Real Estate Toolbox client

Sold in Chatsworth, CA.

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 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 agent 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.

Happy home buyers with sold sign in Moorpark, CA, Real Estate Toolbox client

Sold in Moorpark, CA.

Use a Buyer’s Agent

It’s important that you choose an experienced agent who is there for you. Your agent 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 an agent who represents you and not the seller. This is beneficial during the negotiation process. If you are working with a buyer’s agent, 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 agent, 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.

Real Estate Toolbox agents in Simi Valley


Real Estate Toolbox

Steve Hise • Tricia Garcia • Pat Saraceno

Serving Simi Valley, Ventura County & Los Angeles County

eXp Realty — Licensed CA Real Estate Professionals
CA DRE #01702055 • CA DRE #02032007 • CA DRE #01052064


Your Community • Your Transition • Your Real Estate Team

Call Us! (805) 424-6226

DRE#01346304

Real Estate ToolboxSimi Valley · Ventura County
805-424-6226Call or text
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For Home Buyers · Simi Valley · Ventura & LA County

Buy your next home with confidence

You pick the homes you like in Ventura or LA County. We'll do the rest: finding the ones you can't see online, negotiating hard, and handling the paperwork so nothing slips through the cracks.

Get the Free Buyer's Guide Take the Free Course
Steve Hise, Tricia Garcia, and Pat Saraceno of Real Estate Toolbox
Ready to look at homes?Call or text 805-424-6226
How we help you buy

Three steps to your new home

01

Know your budget

Get pre-approved before you shop, so you know exactly what you can afford and what your payment looks like.

02

Find the right home

We help you narrow down the neighborhood, then find homes that fit, including ones you won't see on the big sites.

03

Make a strong offer

We negotiate on your behalf, walk you through the inspection, and handle the paperwork start to finish.

Step one

Get pre-approved, not just pre-qualified

Buying a home is one of the biggest purchases you'll make. Being organized early on will save you stress and help you get a better deal.

Start by figuring out how much you can really afford. A pre-qualification is just a quick estimate based on what you tell a lender. A pre-approval is the real thing: the lender has checked your income, debt, assets, and credit, and you know your exact maximum loan amount.

In a competitive market, being pre-approved gives you an edge. Sellers take you seriously because they know you can actually close.

Good lenders vs. bad ones

  • Good: banks, credit unions, mortgage brokers, and online lenders who are organized and answer your questions clearly.
  • Avoid: lenders who lose paperwork, can't explain rates or costs, or leave you guessing.
Step two

Pick the right neighborhood

Before you fall for a house, make sure the area works for your life. Here's what's worth thinking through.

✓

Commute to work and school

✓

Safety and crime rate

✓

Local transportation options

✓

Convenience for the whole family

✓

Type of homes: condos, townhomes, new builds

✓

How the area feels day to day

Know before you shop

Hot, normal, and cold markets

The type of market you're buying in changes your strategy. Here's the short version of each.

Hot Market

Seller has the edge

Homes can sell fast, sometimes before they're even listed. Multiple offers are common, often above asking. Being pre-approved and clear on your must-haves keeps you focused when things move quickly.

Normal Market

Balanced ground

More homes are available and buyers have room to negotiate. You can often offer below asking and land somewhere fair for both sides.

Cold Market

Buyer has the edge

Homes sit longer and prices can soften. You have time to negotiate, but don't let a great deal talk you into the wrong house.

Never skip this

Get a professional inspection

Don't take anything for granted, not what you see, and not what the seller or listing agent tells you. A professional inspection gives you an expert opinion on the real condition of the home, in writing.

Use a professional inspector, ideally one connected to a trade organization like ASHI. Show up for the inspection yourself. You'll get more honest, detailed answers in person than you will from the written report alone.

Why work with a buyer's agent

  • Represents you, not the seller, during negotiations
  • Sees more listings, including homes not yet public
  • Handles paperwork and keeps you informed at every step

One more thing: hold off on big purchases

Don't finance a car, furniture, or anything major while you're buying a home. Your pre-approval is based on your finances at closing, not just at application. Every $100 a month in new payments can cost you roughly $10,000 in home buying power. Wait until after you close.

Ready to start looking at homes?

Grab the free buyer's guide, take the free course, or just give us a call. We'll help you figure out the right next step.

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Ready to Start Looking at Homes?

Tell us a bit about what you are looking for and we will reach out to help you get started.

Ready to Start Looking at Homes?

Tell us a bit about what you are looking for and we will reach out to help you get started.