Start House Hunting
House hunting is the stage where you compare real homes against your priorities, using online searches, open houses and private tours. Go in organized: keep your preapproval letter ready, take notes on every home, and judge both the property and the neighborhood. Pay attention to condition, because repairs become your costs.
Key Takeaways
- Search online first, then tour in person with a checklist so homes do not blur together.
- Judge the neighborhood as carefully as the house: drive the commute, visit at different times of day and check daily conveniences.
- Learn to read comparable sales so you can tell whether an asking price is realistic.
- A current preapproval and a responsive agent let you move quickly when the right home appears.
How do you search for homes online?
Most buyers begin with public listing websites and apps. They let you filter by price, location, home type, square footage, bedrooms and year built, and you can save searches to receive alerts. Your agent also has access to the local Multiple Listing Service (MLS), which is the most complete and up-to-date source, so ask to be added to an automatic feed that matches your priorities.
Keep a few cautions in mind. Online data can lag behind the MLS, and a listing may already be in contract. Photos are taken to flatter a home, and wide-angle lenses make rooms look bigger. Treat a listing as an invitation to look, not as proof of condition.
- Save two or three searches: one strict (all must-haves), one wider (must-haves only) and one for neighborhoods you might not have considered.
- Note how long each home has been listed and whether the price has dropped.
- Read the listing remarks for hints such as “as-is,” “needs TLC,” “tenant occupied” or “HOA special assessment.”
What should you know before you tour?
Before each showing, drive the area. Try the commute at the time you would really travel it. Visit once on a weekday evening and once on a weekend morning to see parking, noise, traffic and how neighbors use the street. Check the distance to groceries, a pharmacy, child care and other places you visit every week. If schools matter, confirm the attendance boundary for that specific address with the district.
Bring your preapproval letter. In many California markets, agents of listing sellers ask whether you are preapproved before they schedule a private showing. If you have not completed that step yet, see getting preapproved first so you can act fast.
What is an open house, and how is it different from a private tour?
An open house is a set window of time when anyone can walk through a listing. It is a low-pressure way to see many homes in a weekend and learn what your budget buys. A private tour is a scheduled showing with your agent, which gives you time to look closely, open cabinets, test faucets and ask questions without a crowd.
It is fine to attend open houses on your own, but tell the host you are working with an agent so there is no confusion later. Use open houses to narrow the field, and save private tours for homes you are seriously considering.
What should be on your touring checklist?
After a few tours, houses start to run together. Photograph each room (with permission), jot notes immediately and score each home against your priorities. Here is a checklist to carry.
| Area | What to look for |
|---|---|
| Exterior and roof | Missing or curling shingles or tiles, stains on eaves, sagging gutters, cracks in stucco or paint, drainage that slopes toward the house |
| Foundation and structure | Slanted floors, doors that stick, stair-step cracks in walls or large cracks in slab or footings |
| Water and plumbing | Stains on ceilings or under sinks, low water pressure, slow drains, musty smell, signs of past leaks |
| Electrical | Few outlets, flickering lights, an older or crowded panel, extension cords used as permanent wiring |
| Heating and cooling | Age and condition of the HVAC system and water heater, uneven temperatures, vent condition |
| Windows and light | Natural light, window seals, signs of moisture, noise from the street |
| Layout and storage | Whether the floor plan fits your routine, closets, garage, laundry location |
| Additions | Rooms or structures that look newer than the rest of the house, which might be unpermitted |
Also notice what you cannot see in a short visit: neighborhood noise, nearby construction, flight paths or the condition of what is behind walls. These are good questions to ask your agent and, later, your inspector in the home inspection.
Which red flags should you take seriously?
- Foundation concerns: uneven floors and widening cracks deserve a specialist’s opinion.
- Water damage: stains, bubbling paint or soft spots can signal an ongoing leak.
- Outdated systems: old wiring, aging plumbing, a chimney or gas furnace needing repair.
- Hazardous materials: older homes may involve lead paint or asbestos; test where the inspector recommends it.
- Possible unpermitted work: conversions, additions or a garage turned into living space that is not in public records.
A home in poorer condition may look like a bargain, but you will pay for the repairs. Be realistic about the cost, time and stress of the work, and about what your savings can cover after closing. If a home you are considering will use an FHA loan or a VA loan, condition matters even more because those programs have minimum property standards (covered in the appraisal step).
How do you tell whether the price is fair?
A comparable sales analysis (often called “comps”) looks at recently closed sales of similar homes nearby. Your agent should pull comps that are similar in size, age, condition and location, ideally sold in the last few months. Active and pending listings show the competition, but sold prices show what buyers actually paid.
Also look at days on market, price reductions and how the final price compared with the list price in recent sales. Homes that sit unsold tend to leave more room to negotiate, and homes that sell fast may attract multiple offers.
How should you work with your agent during the search?
Your agent is your guide in this stage. Tell them honestly what you liked and disliked after each tour, because that feedback sharpens the search. Ask for disclosure documents early on homes you like. In California, sellers provide several disclosures, such as a transfer disclosure statement and natural hazard information, and reading them before you make an offer can save you from surprises.
Keep your lender in the loop too. If you find a home that is above your preapproved range or has an unusual feature, such as a high HOA, tell us right away so we can check how it affects your numbers. See making a smart offer for what comes next.
At Lendia, we keep your preapproval ready to use
At Lendia, we compare options from multiple lenders to fit your situation, and we update your numbers whenever your target price, down payment or property type changes. That way you can tour with confidence and write an offer quickly. Contact us or get a rate quote now. Rates and terms depend on your situation; approval requires qualification.
Frequently Asked Questions
How many homes should I tour before making an offer?
There is no set number. Some buyers find the right home in a few tours, others need many more. Tour enough to understand what your budget buys in your target neighborhoods.
Do I need a preapproval before I start touring?
It is strongly recommended. Many listing agents want to see a preapproval letter, and it keeps you from touring homes outside your range.
Can I go to open houses without my agent?
Yes, but let the host know you are represented. Your agent can then handle questions, offers and follow-up for you.
What are comps and why do they matter?
Comps are recent sales of similar nearby homes. They help you judge whether an asking price is realistic and how much room there may be to negotiate.
Should I be afraid of a home that needs repairs?
Not necessarily, but price the repairs honestly. A professional inspection helps you understand the true cost before you commit.
Talk to a Licensed Lendia California Loan Officer
At Lendia, we review your situation and show you the programs you qualify for.