Last month, a buyer fell in love with a home in Lafayette. Perfect location near Burton Valley Elementary, updated kitchen, huge backyard. They wanted to make an offer that same day.
I asked for their pre approval letter. They said they'd get one by tomorrow. By tomorrow, the house had three offers. All from buyers with pre approval letters in hand. The seller never even considered my buyer's offer when it finally came in 24 hours later.
That's the reality of buying in Lafayette, Orinda, and Moraga right now. You show up ready, or you don't get taken seriously.
The Sunday Open House Scenario
Here's what actually happens at open houses in Lamorinda. Buyers walk through. Some are just browsing. Some are serious. The listing agent can tell the difference immediately based on one question: do you have a pre approval letter?
If you say yes and can show it, the conversation changes. The agent starts answering your questions more thoroughly. Starts explaining the offer deadline. Starts treating you like someone who might actually write an offer.
If you say no, or say you're "getting one soon," the agent nods politely and moves on to the next person. Not because they're rude. Because they've learned that buyers without pre approval rarely follow through. And even when they do, their offers get rejected anyway.
Homes in Lamorinda move fast when they're priced right. Listing agents can immediately tell which buyers are serious based on their pre approval status.
What Sellers Actually Think About Your Offer
Sellers in Lamorinda are looking at more than just your offer price. They're asking their agent: is this buyer actually going to close?
A pre approval letter answers that question. It tells the seller you've already been vetted by a lender. Your income has been verified. Your credit has been checked. Your assets have been documented. You're not going to fall apart during escrow because you couldn't actually qualify for the loan.
Strong financing still matters when sellers are choosing between multiple offers. I've watched sellers choose offers that were $25K lower because the buyer had better financing documentation.
You might think that's unfair. But put yourself in the seller's position. Would you rather take $1.8 million from a buyer who's rock solid, or $1.825 million from a buyer who might not be able to get their loan approved? Most sellers take the certainty.
The "I'll Get Pre Approved Once I Find Something" Problem
A lot of buyers think they'll wait until they find a house they like, then get pre approved. That strategy doesn't work in Lamorinda.
When you find a house you love, you have maybe a week to write an offer. If you're spending three or four of those days getting your pre approval together, you're probably too late.
I had a buyer couple who wanted to "wait and see" before getting pre approved. They didn't want to give all their financial documents to a lender until they were sure they were buying. Then they found their dream home. Scrambled to get pre approved. By the time their letter came through, the house was already pending with another buyer.
What You Should Do This Week
If you're planning to buy in Lafayette, Orinda, or Moraga anytime in the next six months, get pre approved now. Not when you find a house. Now.
Find a lender, give them your documents, let them pull your credit and verify everything. Get a letter that says you're actually approved, not that you might be approved someday.
Then when you're at an open house and the listing agent asks if you're pre approved, you can say yes and mean it. When you find a house you love, you can write an offer that same day. And when the seller is choosing between multiple offers, yours won't get eliminated because your financing looks questionable.
The Reality
In Lafayette, Orinda, and Moraga, having a mortgage pre approval letter isn't about being the best buyer. It's about being a real buyer. Without it, you're just browsing. With it, you're ready to actually buy a home.
