FAQs with Emir: Clear Guidance for Buyers & Sellers

MLS + county recorder data power medians and $/sf; we refresh at least monthly (often weekly in hot submarkets) and filter for outliers; methodology and sample sizes are documented on each page.

Set MLS-driven alerts by micro-market, school zone, beds, ADU flags, and price; include “coming soon,” and review a weekly heat map of new/pendings to time offers.

Cut DOM with pro photos/twilight, floor plans, 3D tours, video reels, compelling copy, precise pricing, targeted digital ads, pre-list buzz, and a Thursday launch cadence.

Before paying for plans: confirm zoning/FAR/setbacks, utilities capacity, soils/topo, tree constraints, ROM budget, and neighbor context so design paths are approvable and buildable.

Typical major addition/build: feasibility 4–8 wks, design/engineering/permits 3–9+ mos, construction 6–18+ mos; milestones: design, permits, site/foundation, framing, MEP rough, insulation/drywall, finishes, punch.

Emir sources licensed/insured trades with strong portfolios, checks references and permit histories, pilots small scopes first, and manages contracts, schedules, and QA/QC.

Emir vets licenses/insurance, scopes apples-to-apples bids, sets schedules, tracks milestones/QC, controls change orders, verifies lien waivers, attends inspections, and closes punch lists.

He sequences quick, high-ROI items first (paint/floors/lighting/landscape), orders long-lead fixtures early, batches trades efficiently, and aims for a photo-ready deadline to list into the strongest weekly window.

Yes—he provides ballpark ranges on common scopes (roof, sewer, panel, kitchen/bath, windows) during early tours, then refines with vendor walkthroughs and written bids post-inspection.

Net sheet = price minus loan payoffs, commissions, title/escrow, transfer taxes, credits, HOA dues, and liens—review before launch.

Provide complete TDS/SPQ/NHD and permit history; add context memos for past repairs, known quirks, and any non-permitted items.

Use tight showing windows, advance notice, shoe covers, staging zones, and a pet/kid plan; keep the home “photo-ready” between slots.

Pre-comp the appraisal, prep a rebuttal package, and negotiate credits vs. price cuts to keep the buyer’s loan qualified.

Prefer strong financing, short contingencies, seller rent-back if needed, and clear as-is language with defined repair credits.

Title 24 pushes better envelopes, HVAC, lighting, and fenestration; it raises design/spec costs modestly but reduces operating costs—budget compliance time and inspections.

Rate buydowns often beat equal price cuts on monthly payment; confirm with lender scenarios and a seller net sheet.

Pro photos + floor plans + 3D tours + short video increase clicks, time-on-page, and showings—cheap relative to price improvements.

Underlist works in high-demand segments; transparent pricing suits thin-buyer niches; always anchor to tight, recent comps.

Order inspections → finalize scope → book trades → photography → list on a Thursday for weekend momentum and maximum eyeballs.

Interior paint, floors, lighting, landscaping, hardware, and light bath/kitchen refresh lead ROI; fix safety/permit issues first.

Use district address finders and direct district calls; confirm parcel-level assignment in writing and ignore third-party site labels when writing offers.

Phase to live-in: start with safety/systems, then one wet room at a time; set dust control/temporary kitchen, schedule noisy work daytime, and keep a 10–15% contingency.

Budget ~0.5–2% of value for a pre-sale refresh and 5–15%+ for targeted remodels; align scope to comp set and expected hold period for best returns.

Top ROI: interior paint, LVP/refinished floors, LED/fixture updates, hardware/mirrors, light bath refresh, kitchen counters/appliances, landscaping, and repairs that remove buyer objections.

Yes—Emir coordinates e-signing, mobile notaries/RON (where allowed), wire verification, key handoff, and utility turn-ons for seamless out-of-state closings.

Often—home warranties are useful the first year in older stock for appliances/HVAC/water heaters; they don’t replace inspections and have caps/exclusions—choose a robust plan.

Pre-war red flags: foundation movement, poor drainage, knob-and-tube or outdated panels, galvanized pipes, clay/Orangeburg sewer, moisture/intrusion, and unpermitted additions.

Standard CA disclosures include TDS, SPQ, NHD, Lead-Based Paint (pre-1978), Earthquake, Water Heater/Smoke/CO, Megan’s Law notice, and full HOA packages; scrutinize permits, additions, and “as-is” notes.

A seller rent-back lets sellers remain post-close; use CAR forms, daily rent/deposit, proof of insurance, firm end date, and holdover penalties; confirm lender/occupancy rules up front.

Typical CA costs: title/escrow, lender/appraisal, recording, transfer taxes (city/county), HOA docs if applicable, and prorations—~1–3% buyer, ~4–8% seller depending on locale and price.

Sometimes—off-market/coming-soon can reduce competition and protect privacy, but due diligence and pricing discipline still matter; expect limited selection.

Aggressive escalations risk low appraisals; mitigate with strong comps, seller credits, appraisal-gap funds, and seasoned local lenders who can rebut or rush reviews.

Most escrows close in 21–30 days with financing (10–14 days cash); common delays are appraisal, loan conditions, title issues, repairs, and HOA document delivery.

Winning terms: verified funds, right-sized contingencies, appraisal-gap reserves, escalation with caps, seller-friendly rent-back, and a short, certain close coordinated with the lender.

Transfer taxes vary by city/county (and who pays is negotiable locally), meaning closing costs differ materially between, say, SF/Oakland and suburban cities—get a net sheet specific to the property.

Seasonality: spring is broadest demand; summer is family-move heavy; fall is serious buyers; coastal/wine areas peak around events—avoid major holidays unless inventory is very tight.

Locally, DOM <15 = hot, 15–30 = balanced; months of supply <2 favors sellers; track absorption (pendings/new listings) weekly by micro-market rather than relying on countywide averages.

Compare $/sf only after normalizing for lot size, bed/bath count, condition, school zone, walkability, age, and view; prioritize apples-to-apples comps within 0.5–1 mile and 6–12 months.

Limited HMB inventory + seasonal tourism can amplify spring–fall competition; keep pre-approvals current, move early on quality listings, and price off hyperlocal comps rather than monthly medians.

Vet licensing/insurance/references and permit history; use detailed scopes, allowances, milestone payments, and strict change-order controls.

Yes—1031s work but timelines are tight; mind 45/180-day rules, ID accuracy, “boot,” and use a qualified intermediary and CPA.

Model rent control, just-cause, and registration fees; budget longer turnovers and potential legal counsel when underwriting.

Many East Bay cities require sewer lateral compliance at sale/permit; budget roughly $4k–$12k+ depending on access and line condition.

Flip in fast-turn, cosmetic-heavy areas; BRRRR where rehab + rents support refi; hold in A-school/job hubs for durable appreciation.

Define price range, beds, age/condition, yield target, ADU potential, and school/commute filters; require DSCR ≥1.15–1.25 at today’s rates.

Yes—1031s work but yield is tight; mind 45/180-day rules, like-kind, identification pitfalls, and “boot”; use an accommodator and tax advisor.

Many Peninsula/South Bay purchases are above conforming limits; jumbo underwriting emphasizes reserves/DTI and building condition—rate spreads vs conforming shift with markets.

Pre-qual is a quick, unverified screen; fully underwritten pre-approval validates income/assets/credit upfront, shortens timelines, and strengthens offers materially.

ARMs can be smart for 3–7-year horizons with income stability, offering lower initial rates; review caps, indices, and refinance risk—fixed suits long holds and low risk tolerance.

Seller buydowns can widen the buyer pool more efficiently than equivalent price cuts; compare net sheets and buyer payment impact with your lender to choose the better lever.

Bring goals, pre-approval/POF, must-haves/nice-to-haves, timeline, commute and school needs, neighborhoods of interest, renovation appetite, and any prior inspection reports for efficient planning.

SF condos can present HOA litigation, TIC conversion histories, and stricter reserve expectations than some Peninsula HOAs; read minutes, budgets, reserve studies, and governing docs closely.

Underwriters weigh HOA reserves, delinquencies, litigation, and special assessments; weak reserves or active litigation can impair lending and resale—scrutinize budgets/reserve studies/minutes.

Yes—Alameda ferries improve comfort/reliability for SF commutes; evaluate schedule, parking, and bike storage, and confirm last-boat times relative to your work hours.

Yes—Morgan Hill suits hybrid commuters seeking larger lots and newer homes; 101 and limited Caltrain matter on office days, but remote days recapture time and TCO, making it compelling for 2–3-day office schedules.

Caltrain is best for Peninsula/SF commutes, BART for East Bay–SF, ACE for Tri-Valley–San Jose, ferries for Alameda–SF; compare true door-to-door times, not just schedule speed.

Yes—San Mateo’s DT/Caltrain core is a value play for Peninsula commuters who prize walkability and rail; expect premium $/sf for smaller homes/condos but strong liquidity and time-savings ROI.

Milpitas’ BART station boosts value for SF/East Bay commuters, supports car-light living, and underpins TOD appreciation; relative to similarly priced cities without rail, expect stronger demand for walkable townhomes/condos and newer SFR near transit.

Fremont marries strong schools (e.g., Mission San Jose area) with diverse housing (SFR, townhomes, transit-adjacent condos), multiple BART/freeway options, and varied price tiers—appealing to families, first-time buyers, and investors alike.

Oakland’s flats face soft-story/URM/sewer lateral realities and faster permitting than SF, while hills add fault/slide/fire considerations and longer reviews; seismic retrofits and EBMUD lateral compliance are common diligence items.

Microclimates matter: Redwood City is sunny/warmer with lower exterior maintenance; Daly City is foggier/cooler with more moisture exposure—factor comfort and upkeep into TCO.

WUI rules require 0–5 ft ember-resistant zones, screened vents, Class-A roofs, and vegetation management; some cities require inspections, and insurers reward compliance.

Use Class-A roofs, corrosion-resistant fasteners, fiber-cement/metal cladding, high-performance windows/doors, robust flashing/WRB, and marine-grade coatings; expect more frequent exterior service.

Yes—CEA/private quake policies are available; pricing/deductibles are high, but retrofits and higher deductibles can moderate cost—insurance is optional but risk-based.

Coastal wind/salt accelerate wear on siding, windows, decks, and hardware; budget for corrosion-resistant materials, frequent exterior maintenance, and potentially higher insurance/drainage upgrades in view/bluff areas.

Prioritize quake risk regionwide, wildfire in WUI zones, floodplains/tsunami/coastal erosion where applicable, and landslide on steep sites; get NHDs, insurance quotes, and expert inspections.

Hillside ownership in Los Gatos adds geotech due diligence (soils, drainage, retaining, tie-backs) and WUI wildfire requirements (defensible space, ember-resistant vents, Class-A roof); budget for insurance, vegetation management, and periodic slope/waterproofing work.

Usually—lower home prices and big lots in Gilroy can offset longer commutes; build a TCO model (mortgage + taxes + fuel/tolls + time) and weigh hybrid schedules to validate the savings.

For walkability + schools, target blocks near Downtown Campbell/The Pruneyard and established SFR tracts within Campbell Union pockets; you’ll trade larger lots for sidewalks, parks, and bikeable errands while staying close to well-rated elementary zones.

San Jose offers more space, lower $/sf, stronger ADU potential, and proximity to South Bay jobs; the Peninsula trades higher prices and smaller lots for faster SF access, Caltrain convenience, and walkable downtowns—choose based on commute, schools, and lifestyle.

Normalize by bed/bath, lot size, condition, school zone, age, view, and walkability; compare near-term comps within 0.5–1 mile.

ARMs can lower payments for 5–7-year stays; stress-test caps/refi risk; fixed loans fit long holds or low risk tolerance.

Lenders scrutinize reserves, delinquencies, and litigation; weak HOAs raise rates or sink loans—read budgets, minutes, and reserve studies.

Work both: off-market can cut competition but limits exposure; MLS maximizes selection; use disciplined pricing and full diligence either way.

Use district address finders and direct confirmation; run door-to-door commute tests at peak/off-peak and validate transit options.

Prioritize foundation/drainage, roof, electrical panel/wiring, plumbing/sewer, unpermitted work, and HOA litigation or weak reserves.

Yes—fully underwritten pre-approval (income/assets/credit validated) materially strengthens offers and shortens timelines; include DU/LP findings.

An appraisal-gap clause commits extra cash if value comes in low; cap it, verify funds, and align with lender so the loan still works.

Yes—permitted, well-finished ADUs broaden buyer pools and rental options, often lifting resale in Cupertino/San Jose/Redwood City; appraisers give value based on quality, legality, and comps.

Timelines vary: San Jose/Cupertino 4–12+ weeks for standard scopes; Oakland/SF can run longer with plan check; minor like-for-like may be over-the-counter—always pre-flight with the city.

Historic overlays add design review, material constraints, and longer approvals but protect value/aesthetics; plan sensitive scopes and consult preservation staff early.

Kitchen/bath updates require building + electrical + plumbing (and mechanical for ventilation); structural work needs engineering and full plan check; historic overlays add design review.

SB-9 lets many SFH lots add a duplex and/or lot split under objective standards; homeowners with standard lots/utilities benefit most—expect design/parking/utility constraints by city.

Emir pre-screens with a contractor’s eye—envelope/drainage, foundation, roof, panel, plumbing, HVAC, permit history—then orders targeted inspections and prices risk into offers to avoid surprise CapEx.

Start with zoning/ADU handouts, measure setbacks/coverage/height, evaluate parking and utility tie-ins, sketch a site plan, and confirm with a planner or pre-app meeting.

Often—Alameda’s Victorians can trigger historic review for exterior alterations (windows, siding, porch details) and encourage sensitive seismic/energy upgrades; plan for preservation guidelines and longer permit paths on designated properties.

Expect weekly written updates with midweek check-ins, a shared Gantt/timeline, photo logs, budget-vs-actual reports, and one accountable point of contact via email/text/collab tools.

Many Peninsula/South Bay purchases are above conforming limits; jumbo underwriting emphasizes reserves/DTI and building condition—rate spreads vs conforming shift with markets.

Pre-qual is a quick, unverified screen; fully underwritten pre-approval validates income/assets/credit upfront, shortens timelines, and strengthens offers materially.

ARMs can be smart for 3–7-year horizons with income stability, offering lower initial rates; review caps, indices, and refinance risk—fixed suits long holds and low risk tolerance.

Seller buydowns can widen the buyer pool more efficiently than equivalent price cuts; compare net sheets and buyer payment impact with your lender to choose the better lever.

Normalize by bed/bath, lot size, condition, school zone, age, view, and walkability; compare near-term comps within 0.5–1 mile.

ARMs can lower payments for 5–7-year stays; stress-test caps/refi risk; fixed loans fit long holds or low risk tolerance.

Lenders scrutinize reserves, delinquencies, and litigation; weak HOAs raise rates or sink loans—read budgets, minutes, and reserve studies.

Work both: off-market can cut competition but limits exposure; MLS maximizes selection; use disciplined pricing and full diligence either way.

Use district address finders and direct confirmation; run door-to-door commute tests at peak/off-peak and validate transit options.

Prioritize foundation/drainage, roof, electrical panel/wiring, plumbing/sewer, unpermitted work, and HOA litigation or weak reserves.

Yes—fully underwritten pre-approval (income/assets/credit validated) materially strengthens offers and shortens timelines; include DU/LP findings.

An appraisal-gap clause commits extra cash if value comes in low; cap it, verify funds, and align with lender so the loan still works.

Net sheet = price minus loan payoffs, commissions, title/escrow, transfer taxes, credits, HOA dues, and liens—review before launch.

Provide complete TDS/SPQ/NHD and permit history; add context memos for past repairs, known quirks, and any non-permitted items.

Use tight showing windows, advance notice, shoe covers, staging zones, and a pet/kid plan; keep the home “photo-ready” between slots.

Pre-comp the appraisal, prep a rebuttal package, and negotiate credits vs. price cuts to keep the buyer’s loan qualified.

Prefer strong financing, short contingencies, seller rent-back if needed, and clear as-is language with defined repair credits.

Rate buydowns often beat equal price cuts on monthly payment; confirm with lender scenarios and a seller net sheet.

Pro photos + floor plans + 3D tours + short video increase clicks, time-on-page, and showings—cheap relative to price improvements.

Underlist works in high-demand segments; transparent pricing suits thin-buyer niches; always anchor to tight, recent comps.

Order inspections → finalize scope → book trades → photography → list on a Thursday for weekend momentum and maximum eyeballs.

Interior paint, floors, lighting, landscaping, hardware, and light bath/kitchen refresh lead ROI; fix safety/permit issues first.

A seller rent-back lets sellers remain post-close; use CAR forms, daily rent/deposit, proof of insurance, firm end date, and holdover penalties; confirm lender/occupancy rules up front.

Seasonality: spring is broadest demand; summer is family-move heavy; fall is serious buyers; coastal/wine areas peak around events—avoid major holidays unless inventory is very tight.

Title 24 pushes better envelopes, HVAC, lighting, and fenestration; it raises design/spec costs modestly but reduces operating costs—budget compliance time and inspections.

Phase to live-in: start with safety/systems, then one wet room at a time; set dust control/temporary kitchen, schedule noisy work daytime, and keep a 10–15% contingency.

Budget ~0.5–2% of value for a pre-sale refresh and 5–15%+ for targeted remodels; align scope to comp set and expected hold period for best returns.

Top ROI: interior paint, LVP/refinished floors, LED/fixture updates, hardware/mirrors, light bath refresh, kitchen counters/appliances, landscaping, and repairs that remove buyer objections.