Buying your first home in Walnut Creek can feel overwhelming. I’ve helped a lot of people through it, so I put together a simple checklist to make things easier.
The market’s changed a lot since 2020. Buyers are taking their time now, which is actually a good thing for you. It means less pressure and more room to make smart decisions.
Pre-Purchase Checklist: Getting Ready to Buy
Financial Preparation Checklist
Check Your Credit Score
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Aim for good credit scores for better loan options
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Get free reports from annualcreditreport.com
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Pay down credit card balances to improve score
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Don't open new credit accounts during house hunting
Calculate Your Budget
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Keep housing costs reasonable relative to your income
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Factor in property taxes for Contra Costa County
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Budget for HOA fees for condos and townhomes
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Set aside funds annually for maintenance
Save for Down Payment and Closing Costs
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Conventional loans: Low down payment options available
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FHA loans: Low down payment minimum
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VA loans: No down payment required if eligible
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Plan for closing costs
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Keep several months of payments in reserves
Get Pre-Approved for a Mortgage
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Shop with 2-3 local lenders for best rates
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Gather required documents: pay stubs, tax returns, bank statements
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Pre-approval letter shows sellers you're serious
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Get pre-approved for slightly more than your target to allow flexibility
Choosing the Right Loan Program
Compare Loan Options
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FHA Loans: Great for first-time buyers with lower down payments and credit scores
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Conventional Loans: Better rates and terms with good credit
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VA Loans: Excellent option if you're military eligible
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USDA Loans: For eligible rural areas (some parts of Contra Costa County qualify)
Consider PMI Strategy
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PMI isn't bad if it gets you into the market sooner
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Can be removed once you reach 20% equity
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Sometimes better to pay PMI than wait years to save larger down payment
Lock Your Interest Rate
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Lock rates when you find a home and make an offer
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Rate locks typically last 30-60 days
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Consider paying for extended locks if needed
Walnut Creek Market Research Checklist
Understanding Local Market Conditions
Research Neighborhood Price Ranges
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Downtown Walnut Creek: $800K-$1.5M+ (condos and townhomes)
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Northgate Area: $900K-$1.8M+ (single-family homes)
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Tice Valley: $700K-$1.3M+ (mix of housing types)
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Pleasant Hill Border: $600K-$1.1M+ (more affordable options)
Evaluate School Districts
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Walnut Creek School District elementary schools
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Las Lomas High School and Northgate High School serve the area
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Top CA districts consistently rank among state's best
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School quality directly impacts property values
Check Commute Options
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Walnut Creek BART: 35 minutes to San Francisco
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Pleasant Hill BART: Alternative with easier parking
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Highway 24 and 680 access for driving
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Test commute times during rush hour
Explore Neighborhoods
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Visit at different times of day and week
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Check walkability and safety
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Look for amenities: parks, shopping, restaurants
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Consider future development plans
Current Market Dynamics
Understand Today's Buyer Behavior
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Buyers are taking 30-45 days to make decisions
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Properties sitting 30+ days often have pricing issues
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Multiple offers still happen on well-priced homes
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Don't let days on market scare you from good properties
Watch for Price Adjustment Opportunities
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Properties relisted after price drops can offer good value
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Look for motivated sellers willing to negotiate
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Consider homes that need cosmetic updates for better deals
Home Search and Selection Checklist
Property Evaluation Checklist
Create Your Must-Have List
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Number of bedrooms and bathrooms needed
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Parking requirements (garage vs. street)
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Outdoor space priorities
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Proximity to schools, work, family
Separate Wants from Needs
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Focus on bones of the house (layout, location, lot)
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Remember: you can change paint, flooring, fixtures
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You can't change location, lot size, or neighborhood
Consider Future Needs
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Will you outgrow this space in 3-5 years?
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Room for family expansion?
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Home office space for remote work?
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Aging-in-place considerations
Making Competitive Offers
Prepare Strong Offer Components
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Competitive price based on recent comparables
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Earnest money deposit (1-2% of offer price)
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Reasonable inspection timelines (7-10 days)
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Flexible closing date if possible
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Personal letter to sellers (when appropriate)
Avoid Common Offer Mistakes
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Don't lowball in competitive situations
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Include proof of funds and pre-approval letter
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Work with your agent on strategy, not listing agent
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Be prepared to respond quickly to counteroffers
Comprehensive Inspection Checklist
Scheduling and Managing Inspections
Hire Qualified Inspectors
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General home inspection (required)
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Pest inspection (required in California)
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Specialty inspections as needed (foundation, electrical, HVAC)
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Use inspectors familiar with Walnut Creek area properties
Attend Your Inspections
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Plan to spend 2-3 hours with inspector
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Ask questions about maintenance needs
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Take photos and notes for reference
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Get written reports within 24-48 hours
Key Inspection Focus Areas for Walnut Creek Properties
Foundation and Structural Issues
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Many homes built on slopes require careful foundation evaluation
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Look for signs of settling, cracking, or moisture issues
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Check for proper drainage around foundation
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Evaluate retaining walls and hillside stability
Seismic Safety and Retrofitting
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Foundation anchoring to prevent sliding
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Cripple wall bracing in older homes
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Seismic gas shut-off valves
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Structural connections and reinforcements
HVAC System Evaluation
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System age and condition
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Proper sizing for home square footage
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Air filtration quality (important for wildfire smoke)
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Ductwork condition and insulation
Electrical System Safety
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Panel capacity and condition
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GFCI outlets in bathrooms and kitchens
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Grounding systems in older homes
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Aluminum wiring concerns in 1960s-70s homes
Plumbing System Assessment
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Water pressure and flow rates
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Pipe materials and condition
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Water heater age and efficiency
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Sewer line condition (important in older areas)
Roof and Exterior Evaluation
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Roof age and condition
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Gutter and downspout functionality
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Siding and exterior paint condition
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Window and door seals
Pest and Environmental Concerns
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Termite and pest damage
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Rodent entry points (common in hillside properties)
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Asbestos in homes built before 1980
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Lead paint in homes built before 1978
Negotiating After Inspections
Prioritize Repair Requests
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Focus on safety and structural issues
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Request credits for major items you can handle yourself
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Don't nickel-and-dime sellers over minor cosmetic issues
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Consider walking away if major problems discovered
Get Repair Estimates
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Obtain quotes for significant repairs
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Use estimates to negotiate credits or price reductions
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Factor repair costs into your budget planning
Closing Process Checklist
Final Steps Before Closing
Secure Homeowner's Insurance
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Shop with multiple insurers for best rates
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Ensure coverage meets lender requirements
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Consider earthquake insurance (recommended in California)
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Understand fire insurance requirements and restrictions
Complete Final Loan Processing
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Provide any additional documentation requested
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Avoid major financial changes during underwriting
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Don't make large purchases or move money between accounts
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Stay in communication with your lender
Schedule Final Walkthrough
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Inspect property 24-48 hours before closing
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Ensure agreed-upon repairs were completed
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Check that all fixtures and appliances are present
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Test major systems one final time
Closing Day Preparation
Review Closing Documents
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HUD-1 settlement statement
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Loan documents and promissory note
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Deed and title insurance policy
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HOA documents (if applicable)
Prepare Closing Funds
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Cashier's check or wire transfer for down payment and closing costs
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Bring photo ID and Social Security card
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Review final closing disclosure 3 days before closing
Plan for Post-Closing
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Arrange utility transfers and service connections
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Get multiple copies of keys from seller
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Set up mail forwarding
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Schedule any immediate repairs or improvements
Essential Tips for First-Time Home Buyers
Financial Strategy Tips
Buy What You Love and Can Afford: Don't just chase the cheapest option. You'll be living in this home for years, so make sure it fits your lifestyle and makes you happy.
Don't Fear PMI: Private mortgage insurance helps first-time buyers enter the market sooner. You can always refinance later when you have 20% equity.
Keep Cash for Improvements: Don't put every penny into your down payment. Most homes need something, whether it's paint, flooring, or updates to make it feel like yours.
Consider Future Growth: If you're in a growing career field, stretching your budget slightly for a home you'll love long-term can be smarter than buying something you'll outgrow quickly.
Market Navigation Tips
Don't Get Caught Up in DOM Hysteria: A house that's been on the market for 30 days isn't automatically problematic. It might have been overpriced initially or had poor marketing.
Focus on the House, Not the History: Evaluate properties based on current condition and pricing, not how long they've been listed or previous price changes.
Be Ready to Move: While today's market is less frantic than 2020, good properties still move quickly. Have your financing ready and be prepared to make decisions.
Inspection and Due Diligence Tips
Attend Your Inspections: This is your chance to learn about your potential home's systems and maintenance needs. Don't skip this opportunity.
Think Long-Term: Focus on structural, safety, and major system issues rather than cosmetic problems you can fix yourself.
Get Multiple Opinions: For significant concerns, consider getting second opinions or specialist inspections.
Final Thoughts: Your Path to Homeownership
Buying your first home in Walnut Creek isn’t just about the house. It’s about finding the right place to build your life and feel part of a community.
The market gives you space to think things through, which is great. But don’t overthink it so much that you get stuck.
This list gets the essentials, but every situation is slightly different. What you want is someone who is familiar with the area, has your best interests at heart, and gives it to you straight.
If you're ready to begin, I'd be happy to assist you. Let's go through the checklist together and discover the home that suits you.
Contact me, Kelly Crawford. I'll get you on your way to your first home in Walnut Creek.
