Explore the Best Options for You
Buying a home isn’t just about finding a property: it’s about moving into your future. We bring more than 17 years of buying, selling and investing experience and investor-level insight to help you:
Pinpoint the right neighborhood
that matches your lifestyle, commute and long-term goals.Spot true value in a home
with our background in property investment and construction know-how.Leverage your financing options
help you explore your options to maximize your purchase power.Negotiate with confidence
so you get the right price and terms, not just the keys.Streamline the details
from showings to closing, so you can focus on the next chapter.Our one-year home warranty promise
If the seller doesn’t provide a one-year home warranty, we’ll cover the cost ourselves.
- Satisfaction guarantee
- Cancellation guarantee
- No extra or hidden fees
- Access to off-market properties
- Help choosing inspectors, lenders and other service providers
What Homes Cost Right Now
Single-family homes are still scarce, while condo buyers have more choice and more time. Prices vary a lot by ZIP code: see the best neighborhoods for every budget.
Source: Greater San Diego Association of REALTORS® (GSDAR), San Diego County Monthly Indicators, September 2026.
How to Buy a Home in San Diego
- Get Home Inspection(s)
- Inspections & Investigations
- Arrange Insurance Policy
- Review Disclosures(Seller, NHD, HOA…)
- Sign Loan Disclosures
- Provide Paperwork
- Receive Appraisal
- Satisfy Loan Conditions
*The whole process, from initial consultation to getting your keys, can be as fast as 30 days!
Initial buyer consultation
A free call about your budget, timing and must-haves, then sign a written buyer agreement. Since August 2024 it is required before touring homes, and our compensation is spelled out and negotiable.Get pre-approved
A lender checks your income, credit and savings. Compare Loan Estimates from more than one lender; it is the easiest way to lower your costs.Choose your neighborhoods
Use our neighborhood map and 5-question quiz to shortlist areas by price, schools and commute.Tour homes and make an offer
We check recent sales, write a strong offer and negotiate price, credits and contingencies (inspection, appraisal and loan).Open escrow
After acceptance, your deposit goes to a neutral escrow company. Escrow usually takes 30 to 45 days; with a ready buyer, the whole process from first call to keys can be as fast as 30 days.Inspections and disclosures
Inspect the home and review the seller disclosures and the Natural Hazard Disclosure report. Arrange your homeowners insurance. We negotiate repairs or credits, then you remove contingencies.Appraisal and final loan approval
The lender orders the appraisal and issues the loan approval. You get the Closing Disclosure at least 3 business days before closing.Final walkthrough and keys
Walk the home, sign the loan documents and wire your funds. The deed is recorded with San Diego County and the home is yours.
Get the First Home Made Easy Guide
Our free First Home Made Easy guide takes you from renter to owner. Inside:
- The real cost of renting: what $3,500 a month in rent buys you after five years, compared with owning.
- Your purchase power: the five things lenders actually look at, and the low and zero-down loan options.
- What NOT to do after you are pre-approved, so your loan doesn’t fall apart before closing.
- How much cash you really need, and which costs the seller can pay.
- Is now the right time? Six questions to ask yourself before you buy.
How Much Money Do I Need to Buy a Home?
In a negotiated transaction, your minimum out-of-pocket can be as low as your down payment alone.
| Cost | Range | Who Can Pay |
|---|---|---|
| Down Payment | 0% – 5% of purchase price | Buyer |
| Closing Costs | ~3% of purchase price | Buyer or Seller (negotiable) |
| Buyer’s Agent Commission | 2.5% – 3% of purchase price | Buyer or Seller (negotiable) |
| Cost | Typical amount | Notes |
|---|---|---|
| Down payment | 0% VA, 3.5% FHA, from 3% conventional | In 2026 the San Diego County limit for conforming and FHA loans is $1,104,000 for one home. Above that is a jumbo loan. VA loans have no limit for borrowers with full entitlement. |
| Closing costs | About 2% to 5% of the price | Lender fees, title and escrow, appraisal, prepaid interest, insurance and tax impounds. |
| Escrow and title fees | $1,000 to $3,000 | Part of the closing costs above. |
| Appraisal | $600 to $900 | Ordered by your lender. |
| County transfer tax | $1.10 per $1,000 of the price | In San Diego the seller usually pays it, but it is negotiable. |
| Property tax | 1% of the price, plus voter-approved charges | Set by Proposition 13. Expect a separate supplemental tax bill after you close. |
Sources: FHFA and HUD 2026 loan limits; VA loan limits; Amerisave, California closing costs 2026; Pemberley Realty, San Diego buyer checklist 2026; California Revenue and Taxation Code §11911. Ask your lender for a Loan Estimate for your exact numbers.
Buy a Home with Jamile Storck & Jed Bratt
We help buyers find the right neighborhood, see the real value in a home and negotiate the right price and terms, from the first call to the keys. We have bought, renovated and sold homes ourselves, so we protect your interests the way we protect our own.
Buying a Home Near San Diego’s Military Bases
Jed is an 8-year Navy veteran who started his real estate career in 2010 helping fellow service members buy with their VA loans. We know PCS timelines, BAH and the neighborhoods around every base.
VA loans
0% down and no private mortgage insurance (PMI). With full entitlement there is no VA loan limit; the lender still decides how much you qualify for. A one-time VA funding fee applies unless you are exempt, for example with a service-connected disability rating.BAH
Your 2026 Basic Allowance for Housing depends on rank, dependents and duty-station ZIP. In the San Diego housing area (Naval Base San Diego, North Island, MCAS Miramar) it is $3,975 a month for an E-5 with dependents and $4,518 for an O-3. Camp Pendleton has its own rate area.PCS timing
Get pre-approved as soon as you have orders; a lender can use them to qualify you. Escrow usually takes 30 to 45 days, and we can tour by video and handle the paperwork electronically if you buy before you arrive.The bases
Naval Base San Diego, Marine Corps Base Camp Pendleton, MCAS Miramar, Naval Air Station North Island in Coronado and Naval Base Point Loma.Neighborhoods near the bases
- Coronado · North Island
- Imperial Beach · North Island, Naval Base San Diego
- Point Loma · Naval Base Point Loma
- Tierrasanta · MCAS Miramar
- Scripps Ranch · MCAS Miramar
- Carlsbad Village · Camp Pendleton
Sources: VA loan limits; VA funding fee; DoD BAH rates, 2026.
Find Your San Diego Neighborhood
Each guide has prices, schools, commute times and what it is like to live there.
Quer Comprar Casa em San Diego?
A Jamile é de Vitória (ES) e atende em português, do primeiro contato até a entrega das chaves. Você não precisa ser cidadão americano nem residente para comprar um imóvel na Califórnia. O financiamento e os impostos são diferentes para estrangeiros, e na venda futura pode haver retenção do FIRPTA de até 15%.
FIRPTA: IRS.
Plan Your Purchase with Our 2026 Guides
San Diego Home Buyer FAQ
How much does a house cost in San Diego?
In September 2026 the median price in San Diego County was $1,079,000 for a single-family home and $670,000 for a condo or townhome (GSDAR). Prices vary a lot by ZIP code; our neighborhood guides show the median for each area.
How much are closing costs for buyers in San Diego?
Most buyers pay about 2% to 5% of the price in closing costs, on top of the down payment. That covers lender fees, title and escrow, the appraisal, prepaid interest, insurance and tax impounds. The county transfer tax ($1.10 per $1,000) is usually paid by the seller in San Diego.
How long does it take to buy a house in San Diego?
Escrow usually takes 30 to 45 days after your offer is accepted. Add the time to get pre-approved and find the right home, which is often a few weeks to a few months.
What is the 2026 loan limit in San Diego County?
The 2026 limit for conforming and FHA loans in San Diego County is $1,104,000 for a single-unit home. Loans above that are jumbo loans. VA loans have no limit for borrowers with full entitlement.
Do I need a buyer’s agent agreement in California?
Yes. Since August 2024, buyers sign a written agreement with their agent before touring homes. It states how the agent is paid; compensation is negotiable and can be paid by you, by the seller, or through a seller credit.
Can foreigners buy a house in San Diego?
Yes. You don’t need to be a U.S. citizen or resident to buy a home in California. Financing and taxes are different for foreign buyers, and when you sell, FIRPTA withholding of up to 15% may apply. Jamile works with Brazilian and Portuguese-speaking buyers in Portuguese.
Who are the best realtors in San Diego for buyers?
Look for verified reviews, recent buyer sales and someone who knows your target neighborhoods. Jamile Storck (DRE 01920597) and Jed Bratt (DRE 01891062) have hundreds of happy clients and 200+ personal transactions, and help buyers in English and Portuguese.
How much money do I need to buy a home?
In a negotiated transaction, your minimum out-of-pocket can be as low as your down payment alone.
- Down Payment0% – 5% of purchase priceBuyer
- Closing Costs~3% of purchase priceBuyer or Seller (negotiable)
- Buyer’s Agent Commission2.5% – 3% of purchase priceBuyer or Seller (negotiable)
Is now the right time to buy?
Market conditions matter — but they’re only part of the equation. History shows that the buyers who benefit most from homeownership are the ones who were personally ready, not just financially ready. Trying to time the market is unpredictable. Timing your life is something you can actually control. Before buying, ask yourself:
- Do I plan to stay in this area for at least 2–3 years?Staying a minimum of 2–3 years gives you time to build equity and create options — whether that means selling at a gain or converting the property to a rental if your plans change.
- Is my income stable and expected to remain so?Career transitions, business uncertainty, or anticipated income gaps should be factored in before taking on such a financial obligation.
- Am I buying for the right reasons — or out of pressure or fear of missing out?Buying because “everyone else is” or because the market feels urgent is rarely a sound strategy. The decision should be driven by your personal readiness, not market noise or social pressure.
- Is my household situation settled — relationship, family size, career direction?Major life changes — a growing family, a new relationship, or a career shift — directly impact the size, location, and type of home that makes sense for you. Buying before clarity on these can lead to outgrowing or under-utilizing the property quickly.
- Am I financially prepared beyond the down payment — reserves, closing costs, maintenance?The down payment is just the entry point. Closing costs, moving expenses, repairs, and an emergency fund for homeownership surprises are equally important to have in place before closing.
- Do I have clarity on the neighborhood, commute, and lifestyle I want?The right home in the wrong location can affect your daily quality of life, resale value, and long-term satisfaction. Take time to evaluate the neighborhood as seriously as you evaluate the home itself.
Search San Diego Homes for Sale
Let’s Find Your San Diego Home
Text us or book a call to explore your best options in today’s market.
Jamile Storck (DRE 01920597) and Jed Bratt (DRE 01891062)