San Diego real estate questions, answered

Karina Somenzari, REALTOR®, is a real estate agent in San Diego with eXp Realty of California, Inc. She represents home buyers and sellers across San Diego County, and she works only with property in the United States.

Read the full answer · From: Your San Diego real estate agent.

All of San Diego County: coastal and inland North County, the City of San Diego, East County and the South Bay. The San Diego County areas guide has notes on each city and community, and the Santee real estate guide covers Santee.

Read the full answer · From: Your San Diego real estate agent.

English and Portuguese. You can go through every step, document and decision with her in either language. The contracts and escrow documents themselves are in English, and Karina explains each one.

Read the full answer · From: Your San Diego real estate agent.

Yes. The first conversation is free and doesn't commit you to anything, in English or Portuguese. So are the tools and forms on this site.

Read the full answer · From: Working with Karina

Yes. Real estate fees in California are not set by law and are fully negotiable. Karina agrees on her fee with you in writing before she starts work.

Read the full answer · From: Working with Karina

Yes. Since August 17, 2024, agents who use the MLS must have a written agreement with a buyer before touring a home with them, in person or by live video. California also requires a written buyer representation agreement no later than when you sign an offer. Karina explains the agreement before you sign it.

Read the full answer · From: Working with Karina

Within one business day, by call, text, WhatsApp or email, whichever you prefer.

Read the full answer · From: Working with Karina

That is set in your written buyer agreement, and the California Department of Real Estate says real estate agent fees are fully negotiable under California law. In your offer, you can ask the seller to pay some or all of your agent's compensation, and the seller can accept or reject that request. If the seller doesn't pay it, you remain responsible for what your agreement says you owe, unless the agreement says otherwise.

Read the full answer · From: A Brazilian, Portuguese-speaking real estate agent in San Diego.

San Diego first-time buyers can access CalHFA MyHome Assistance, CalHFA Dream For All (when a funding round is open; the 2026 application portal closed March 16, 2026), San Diego County Down Payment and Closing Cost Assistance, the City of San Diego low-income and Middle-Income down payment and closing cost programs, FHA loans, and VA loans. These programs can often be combined to reduce out-of-pocket costs.

Read the full answer · From: San Diego first-time home buyer programs (2026)

Often much less than 20 percent. In the National Association of REALTORS® 2025 Profile of Home Buyers and Sellers, the median first-time buyer nationwide put down 10 percent. FHA loans require as little as 3.5 percent down, VA loans allow 0 percent for eligible veterans, and down payment assistance programs can cover much of that amount.

Read the full answer · From: San Diego first-time home buyer programs (2026)

Some buyers can. VA loans allow 0% down for eligible veterans, servicemembers and surviving spouses. CalHFA Dream For All can cover up to 20% of the price, capped at $150,000, for buyers who hold a voucher from a funding round; the 2026 registration portal closed March 16, 2026. CalHFA MyHome can cover FHA's 3.5% minimum down payment. The City of San Diego low-income and San Diego County programs require at least 3% of the price from the buyer, and the City Middle-Income program at least 1.5%. Closing costs still apply unless grants or seller credits cover them.

Read the full answer · From: San Diego first-time home buyer programs (2026)

$1,104,000 for a one-unit home, for FHA case numbers assigned on or after January 1, 2026. The limit is $1,413,350 for 2 units, $1,708,400 for 3 units and $2,123,100 for 4 units. The 2026 Fannie Mae and Freddie Mac conforming limits in San Diego County are the same, and the national baseline conforming limit is $832,750. The limit caps the loan amount, not the price.

Read the full answer · From: San Diego first-time home buyer programs (2026)

It depends on the price, the loan type and the rate, so plan with your lender's Loan Estimate, which you should receive within 3 business days of applying. As a national benchmark, the CFPB found median total loan costs of $6,684 on 2023 home purchase loans and $11,368 on FHA purchase loans; those figures leave out the down payment and prepaid taxes, insurance and interest. Buyers usually pay the lender's charges, the appraisal, the lender's title policy and prepaid items. In California the seller customarily pays the documentary transfer tax, which is $1.10 per $1,000 of value in San Diego County, and escrow fees are usually split. Every split is negotiable, and seller credits can cover some buyer costs within loan program limits.

Read the full answer · From: San Diego first-time home buyer programs (2026)

It depends on the price, your down payment and your other debts. With this calculator's assumptions (a 30-year fixed-rate loan at Freddie Mac's 7.40% weekly average as of Oct. 15, 2026, 360 monthly payments, no other debts and no HOA dues), the $1,075,000 county median single-family price takes about $202,000 a year with 20% down, and a $600,000 home takes about $113,000. The California Association of REALTORS® (C.A.R.) puts the minimum income for that median-priced home at $268,000 for the second quarter of 2026, and says 17% of San Diego County households could afford it. C.A.R. uses a stricter test: the payment of principal, interest, taxes and insurance can be no more than 30% of income, with 20% down at a 6.54% effective rate. Both are illustrations, not loan offers, and the APR on a real loan will be higher once fees are included.

Read the full answer · From: How much house can you afford in San Diego?

Debt-to-income (DTI) is all your monthly debt payments, including the new house payment, divided by your gross monthly income. Limits depend on the loan type and the lender. For conventional loans, Fannie Mae's Selling Guide sets a maximum of 36% for manually underwritten loans, up to 45% for borrowers who meet its credit score and reserve requirements, and up to 50% for loans approved through its Desktop Underwriter system. This calculator uses 43%. FHA, VA and jumbo loans follow their own rules, so a lender's preapproval gives your real limit.

Read the full answer · From: How much house can you afford in San Diego?

Yes, if the unit is in an FHA-approved condo project, meets FHA's definition of a site condominium, or gets FHA Single-Unit Approval through the lender. You can search HUD's list of FHA-approved condominium projects online, and VA loans use a separate VA list. Before you buy any condo, read the HOA documents the seller must provide under California Civil Code 4525, including the budget report, the reserve summary and the insurance summary.

Read the full answer · From: San Diego first-time home buyer programs (2026)

Your listing agent's pay is negotiable and not set by law. By custom, the seller pays the county transfer tax of $1.10 per $1,000 ($1,100 on a $1,000,000 sale) and the owner's title policy, and splits escrow fees (Chicago Title, 2026). Your loan payoff also comes out of the proceeds, and property taxes are prorated.

Read the full answer · From: Selling a house in San Diego: what it costs, what you must disclose, and how long it takes

By custom, the seller. Chicago Title's 2026 guide lists the seller for the county's $1.10 per $1,000 and no added city tax anywhere in the county. The City of San Diego's share is credited against the county's, so the total doesn't change. Your contract controls.

Read the full answer · From: Selling a house in San Diego: what it costs, what you must disclose, and how long it takes

Not necessarily. The buyer's written agreement with their agent sets that agent's pay. A seller may agree to contribute, and that is negotiable. Since August 17, 2024, under NAR's settlement practice changes, those offers can't appear on the MLS, but a seller can still make one off it.

Read the full answer · From: Selling a house in San Diego: what it costs, what you must disclose, and how long it takes

In August 2026, the median time on market for San Diego County single-family homes was 19 days (California Association of REALTORS®), and Redfin's typical county home went under contract in 28 days. Realtor.com's median county listing spent 46 days on the market in September 2026. Escrow then runs on your contract's dates.

Read the full answer · From: Selling a house in San Diego: what it costs, what you must disclose, and how long it takes

Most sellers give a Transfer Disclosure Statement, even when selling as is. Homes in mapped hazard zones need a Natural Hazard Disclosure, and other notices depend on the home, such as lead paint, fire zone and HOA documents. New for 2026: an electrical inspection advisory and known rules on replacing gas appliances. Your agent will tell you which forms apply.

Read the full answer · From: Selling a house in San Diego: what it costs, what you must disclose, and how long it takes

A comparative market analysis (CMA) is a real estate agent's opinion of what your home would sell for, based on recent comparable sales, listings and your home's features. It's free and is used to set a list price. An appraisal is a licensed appraiser's opinion of value, usually ordered by a lender. Under California law, an agent's opinion of value is not an appraisal and can't be called one.

Read the full answer · From: What's your San Diego home really worth?

Possibly, under Proposition 19, if you're 55 or older, severely disabled, or a wildfire or disaster victim. Both homes must be your principal residence, the replacement must be bought or built within two years of the sale, and it can be anywhere in California. If you're 55 or older or severely disabled, you can do this three times. You must file a claim with the Assessor of the replacement home's county.

Read the full answer · From: What's your San Diego home really worth?

In most cases the landlord pays Karina's fee. If a fee would ever apply to you, she'll tell you in writing before you tour. Separate from Karina, landlords usually charge an application screening fee, a security deposit and the first month's rent.

Read the full answer · From: Find your next San Diego rental.

Since July 1, 2024, California law (Assembly Bill 12, which amended Civil Code section 1950.5) limits most residential security deposits to one month's rent, furnished or unfurnished. Some small landlords can still ask for up to two months. Karina will point out the deposit on each rental so you can plan your move-in costs.

Read the full answer · From: Find your next San Diego rental.

Yes. California law treats housing assistance, including Section 8 Housing Choice Vouchers, as a source of income, and landlords can't turn you away because of it. If you use a voucher, mention it in the notes box and Karina will help you search with it in mind.

Read the full answer · From: Find your next San Diego rental.

You can apply. California's Department of Real Estate says you may offer a passport or a foreign driver's license as photo ID, and that proof of on-time rent and proof of income can help. Outside some federal housing programs, landlords may not ask about your immigration status, but they can verify your identity and finances.

Read the full answer · From: Moving to San Diego from Brazil: what to know before you come

In the City of San Diego, only with a short-term residential occupancy (STRO) license. A whole home rented more than 20 days a year generally needs a capped Tier 3 license, or Tier 4 in Mission Beach, where applications may be closed. Check sandiego.gov for how many are left. Tiers 3 and 4 must be used at least 90 days a year. The City's FAQ says a Tier 2 license could also allow some whole-home rental if it's your primary residence and you live there at least 275 days a year. Other cities set their own rules.

Read the full answer · From: Buying rental property in San Diego: short-term rental rules, tenant rules and what to check first

The statewide rent cap applies, with some exemptions: the Attorney General lists 8.2% for San Diego County increases that start between August 1, 2026 and July 31, 2027. As of October 14, 2026, its chart of local rent caps lists no city or county in San Diego County. The City of San Diego has its own just-cause rules, and other cities may have their own tenant rules.

Read the full answer · From: Buying rental property in San Diego: short-term rental rules, tenant rules and what to check first

Under California's Tenant Protection Act, no more than 5% plus the change in the cost of living, or 10%, whichever is lower, over any 12-month period. The Attorney General lists 8.2% for San Diego County increases that start between August 1, 2026 and July 31, 2027. Some units are exempt.

Read the full answer · From: Buying rental property in San Diego: short-term rental rules, tenant rules and what to check first

Only one you'll live in. FHA covers 1 to 4 units that are your principal residence, not investment properties. A borrower must move in within 60 days of signing and plan to stay at least one year. With 2 to 4 units or an ADU, you agree not to rent any part for less than 30 days while the FHA loan is outstanding. These are HUD program rules, not a loan offer.

Read the full answer · From: Buying rental property in San Diego: short-term rental rules, tenant rules and what to check first

Identify the replacement property in writing within 45 days after you transfer the property you're giving up. Receive it within 180 days or by your tax return's due date (including extensions), whichever is earlier. Use a qualified intermediary and a CPA; your real estate agent can't be your qualified intermediary.

Read the full answer · From: Buying rental property in San Diego: short-term rental rules, tenant rules and what to check first

Mello-Roos is a special tax that a Community Facilities District (CFD) levies to pay for public facilities such as schools and roads. The district's landowners or voters approve it, usually to repay bonds, and the County Auditor says those bonds are generally paid over 5 to 20 years. It comes on the same bill as your property tax, listed as a CFD with a phone number and an amount, and it's charged on top of the 1% base rate. The County records this report uses don't show Mello-Roos. To check a specific home, take the parcel number (APN) from the report, search the County's Special Assessments lookup, then find the district in the County Auditor's list of active Mello-Roos districts. When you buy, the seller must make a good faith effort to get the special tax disclosure notice from each agency that levies one and give it to you. For questions about the amount or how long it lasts, call the agency's number on the bill.

Read the full answer · From: What will this San Diego home really cost you?

There's no single number. The premium depends on the home, its fire risk, the coverage and the insurer, so get quotes for the specific address during your contingency period, before you're committed to the purchase. The report's estimate uses 0.35% of the price per year only as a placeholder. If you have a mortgage, you must have homeowners insurance. The California Department of Insurance publishes a 2026 survey that compares sample premiums across insurers, but its results aren't quotes. If no regular insurer will cover the home, the California FAIR Plan is the state's insurer of last resort: it sells basic fire coverage through licensed agents and brokers registered with the plan, and a broker can add a separate Difference in Conditions policy for the rest of what a normal homeowners policy covers. Under the Department's Safer from Wildfires regulation, insurers must give discounts for recognized wildfire-safety steps, and the FAIR Plan offers them too. Ask each insurer what it offers.

Read the full answer · From: What will this San Diego home really cost you?

Flood: most homeowners policies don't cover flood damage. If the home is in a FEMA Special Flood Hazard Area (any A or V zone) and your mortgage comes from a federally regulated, supervised or insured lender, flood insurance is required, and the premium must be escrowed with your loan payment. Outside those zones it's optional, though a lender can still require it. A policy typically takes 30 days after purchase to take effect, so price it before you write an offer. The report shows the FEMA flood zone for the address. Earthquake: a homeowners policy doesn't cover earthquake damage (fire after an earthquake is the exception), and you don't have to buy earthquake insurance, even with a mortgage. Your homeowners insurer must offer it to you in writing every other year. Most earthquake insurance in California comes from the California Earthquake Authority (CEA), sold through participating insurers. If the report shows the home in an earthquake fault zone, ask for any geologic reports and talk to your insurance agent.

Read the full answer · From: What will this San Diego home really cost you?

Large parts. CAL FIRE's 2024-2025 maps show 1,011,865 acres in the county as Very High, 181,592 as High and 465,375 as Moderate, counting State and Local Responsibility Areas before local additions. Among the 18 cities, only Coronado and National City show no zone on the 2025 local map.

Read the full answer · From: San Diego County areas served: what to check when buying or selling anywhere

In unincorporated communities, it can be, if the project meets the County's eligibility requirements for a condominium conversion under a program the County Board of Supervisors adopted March 4, 2026. Inside one of the 18 cities, ask that city; state law (Assembly Bill 1033) lets cities and counties create their own programs. For building costs, see the San Diego ADU pricing guide.

Read the full answer · From: San Diego County areas served: what to check when buying or selling anywhere

Yes. California Civil Code 671 says any person, regardless of their citizenship status, may take, hold and dispose of property in the state, so you don't need a green card, a visa, US residency or a Social Security number to own a home. Your residency status decides which loans you can get, not whether you can own. Federal CFIUS rules on foreign purchases near military sites exclude the purchase of a single housing unit (31 CFR 802.216(d)).

Read the full answer · From: Can you buy a home in San Diego if you live abroad or don't have a green card?

No. Owning a home doesn't give you a green card, a visa or permission to live or work in the US, and it doesn't change the Admit Until Date on your I-94 record. The EB-5 investor green card requires investing in a new for-profit business that will create full-time jobs for at least 10 qualifying employees, and its rules say owning and operating a personal residence doesn't count. The E-2 treaty investor visa requires a substantial investment in a real, active business you develop and direct, and only nationals of treaty countries qualify. Brazil isn't a treaty country; Portugal has been one since March 15, 2024. Talk with a US immigration attorney about your situation.

Read the full answer · From: Can you buy a home in San Diego if you live abroad or don't have a green card?

Often, yes. Fannie Mae and Freddie Mac buy loans to lawful non-permanent residents on the same terms as US citizens, and the lender decides which documents prove lawful presence. FHA no longer accepts non-permanent residents for case numbers assigned on or after May 25, 2025. Without lawful US residency status, FHA, Fannie Mae and Freddie Mac loans are out, though some ITIN and foreign-national lenders make loans on their own terms. Individual lenders can add stricter rules.

Read the full answer · From: Can you buy a home in San Diego if you live abroad or don't have a green card?

Yes. You can sign English-language documents before a consular officer at the US Embassy or a US consulate in Brazil, by appointment, for US$50 per consular seal (per the embassy page last modified August 19, 2026; the fee can change). You can also sign before a Brazilian cartório and get an apostille, but confirm first that your title company and lender will accept it. As of October 2026, California notaries can't do remote online notarization.

Read the full answer · From: Can you buy a home in San Diego if you live abroad or don't have a green card?

As of October 2026, IOF on outbound foreign exchange is 1.10% for money a Brazilian resident sends abroad to hold there with an investment purpose and 3.5% for most other transfers. No official source defines whether buying a home counts as an investment purpose, so in practice the classification of your exchange contract, which you make with your bank's guidance, decides the rate. Ask the bank to confirm it in writing before you wire.

Read the full answer · From: How do you move money from Brazil to buy a home in the US?

There is no overall cap. Brazil's foreign exchange law (Lei 14.286/2021, art. 2) lets foreign exchange operations be carried out with no limit on the amount, as long as they follow the law and the Banco Central's rules (as of October 2026). The transfer must go through an authorized institution, which must identify you and can ask for documents that show where the money came from. Some channels have caps: an international payment or transfer service (eFX) is limited to US$10,000 for a one-way transfer or a transfer to your own account abroad, so a larger down payment goes through a regular exchange contract with an authorized bank or broker.

Read the full answer · From: How do you move money from Brazil to buy a home in the US?

FIRPTA is the Foreign Investment in Real Property Tax Act of 1980, the federal law that lets the US tax foreign persons when they sell US real estate. To collect that tax, it generally requires the buyer to withhold 15% of the amount realized at closing and send it to the IRS, with lower rates when the buyer will live in the home (10% up to $1 million, 0% up to $300,000 for an individual buyer). The withholding is a prepayment, not the final tax. You claim credit for it on a US return such as Form 1040-NR.

Read the full answer · From: How much tax is withheld when a foreign owner sells a San Diego home? FIRPTA and California rules

It is figured on the amount realized, which is roughly the gross sale price, not your profit. The amount realized includes the cash paid, the fair market value of other property transferred, and any debt the buyer assumes or the property is subject to. On a home with a large mortgage, the withholding can be more than the cash you would otherwise take home at closing.

Read the full answer · From: How much tax is withheld when a foreign owner sells a San Diego home? FIRPTA and California rules

As a visitor over 18, yes, as long as your Brazilian license stays valid. Once you become a California resident, you must get a California license within 10 days, and with a license from another country you also have to pass a driving test.

Read the full answer · From: Moving to San Diego from Brazil: what to know before you come

California has a state personal income tax, from 1% to 12.3% on the 2025 rate schedules, and Florida has none. California's Proposition 13 caps assessed value increases at 2% a year, rentals included. Florida's homestead protections apply only to your permanent residence; for rentals and second homes, Florida caps increases at 10% a year, for non-school taxes only. Both states have an insurer of last resort. Florida's rules are as of October 2026, and Florida voters decide a property tax amendment on November 3, 2026.

Read the full answer · From: Moving to San Diego from Brazil: what to know before you come