Buy Confidently. Win Intentionally.

After years of a seller-dominated market, buyers are finally gaining some leverage. That means more room to negotiate, more inventory to choose from, and a better chance at securing the right home—without having to overextend. I’ll guide you through this new landscape with sharp strategy, local insight, and a tailored approach that keeps you one step ahead.

See the Homes. Skip the Hidden Agendas.

Every time you request a tour on Zillow, Redfin, or Realtor.com, your info is sold to the highest bidder—a random agent who paid for access, not the actual listing agent, and not someone selected with your goals in mind.

This search is different. It’s private, real-time, and built to work for you—not sell you. Browse active listings across Los Angeles, Pasadena, South Pasadena, and more. Save your favorites, explore upcoming open houses, and when you’re ready to tour, you’ll work directly with me—no surprise handoffs, no pressure, just straightforward guidance every step of the way.

Let’s Get Started Together

Here’s what we’ll do to begin our work together and set you up for a successful home search.

1. Buyer Consultation

We’ll start with a one-on-one consultation (in-person or virtual) to discuss your goals, timeline, budget, and any must-haves or deal breakers. I’ll walk you through the process and answer any questions so you feel confident moving forward.

2. Discuss Buyer Representation Agreement

Before we begin touring homes, California law now requires a signed Buyer Representation Agreement. This document outlines how I’ll represent you and ensures we’re both aligned on the process, expectations, and next steps. It also covers important financial terms, like how agent compensation works—which I’ll walk you through so you’re clear on everything upfront. This step helps create a strong foundation for us to work together with full transparency and shared trust.

3. Speak with a Mortgage Lender

If you’re planning to finance your purchase, I’ll connect you with trusted local lenders who can get you pre-approved. A pre-approval letter strengthens your offer and gives us a clear price range to work within.

4. Begin the Home Search

With your pre-approval and agreement in place, we’ll begin touring homes that align with your goals. I’ll guide you through showings, share insights, and help you evaluate each property strategically—always with your priorities in mind.

FAQs

  • Aside from your down payment, here are the typical costs to plan for:

    • Closing Costs: Usually 2% to 5% of the purchase price. These include lender fees, title and escrow fees, and prepaid taxes and insurance.

    • Buyer Agent Compensation: In some cases, the seller pays this. If not, it’s something we’ll discuss upfront so you know what to expect.

    • Home Inspection: Around $400 to $700. Additional inspections (like sewer or chimney) may be recommended.

    • Appraisal Fee: Typically $500 to $750, required by your lender.

    • Other Costs: These can include HOA fees, transfer taxes, a home warranty, and move-in expenses.

    Want to know what this looks like for your budget?

    Request a custom closing cost estimate and I’ll send you a breakdown based on your ideal price point.

    Get Your Estimate →

  • A pre-approval not only tells you what you can truly afford, it also proves to sellers that you’re ready to move forward. In many cases, sellers won’t allow showings unless you’re pre-approved—and you’ll need it when submitting an offer anyway.

    Waiting until the last minute to get pre-approved can add a lot of unnecessary stress (think: scrambling for paperwork while trying to submit before an offer deadline). Getting this step done early keeps things smooth and stress-free.

    Need a great lender? I’m happy to connect you with trusted local pros who can guide you through it.

  • Yes. A pre-qualification is a soft estimate. A pre-approval is backed by documents and lender review—it shows you’re serious and ready to act. Sellers will always favor a buyer who’s pre-approved.

    Want to stand out even more? Go the extra step with an underwritten approval, where your loan file is fully vetted by the lender ahead of time. It strengthens your position and makes your offer more competitive.

  • No—you don’t need 20% down to buy a home. While putting 20% down can help you avoid mortgage insurance and lower your monthly payment, many buyers purchase with as little as 3% to 5% down depending on the loan type.

    There are conventional loans, FHA loans, and even first-time buyer programs that offer flexible options. I can connect you with a trusted lender who can walk you through what’s available based on your financial profile and goals.

    Bottom line: You may need less than you think to get started.

  • Timelines vary, but once you’re in escrow, most closings take 21–30 days. The search process can be fast or take a few months, depending on your goals, financing, and what’s available.

  • You can—but there’s a smarter way to go about it.

    Throwing out an offer that’s too low without market justification can turn sellers off and shut down negotiations before they even start. It’s not just about price, it’s about perception.

    If a home is sitting on the market or shows signs of overpricing, that’s when we get strategic. I’ll pull relevant comps, identify leverage points, and craft an offer that reflects value while still leaving room to negotiate.

    The goal is to get you the best deal without burning bridges. Smart strategy always wins over lowball guesses.

  • It’s often a strategic move. Many sellers (and their agents) will price slightly below market value to generate strong interest and spark competition. This can lead to multiple offers and drive the final sale price up.

    It’s a tactic that works well in high-demand areas—and one you’ll want to understand when you’re ready to make an offer. I’ll help you break down the pricing strategy behind any listing so you’re making informed decisions, not emotional ones.

  • These terms describe the overall supply and demand in the real estate market—and they impact your strategy as a buyer.

    • Seller’s Market: There are more buyers than homes for sale. Competition is high, bidding wars are common, and homes often sell quickly (and over asking). You’ll need a strong offer and sharp strategy to compete.

    • Balanced Market: Supply and demand are more equal. Homes sell at or near market value, and buyers have a bit more room to negotiate.

    • Buyer’s Market: There are more homes for sale than active buyers. This gives you more leverage—think longer days on market, price drops, and sellers more open to negotiating terms and repairs.

    We’re seeing signs of a shift toward a more balanced market in many parts of LA, which means new opportunities for well-prepared buyers.

  • As of January 1, 2025, California requires all buyers to sign a written Buyer Representation Agreement before touring homes or writing offers with an agent.

    This agreement outlines:

    • What services your agent will provide

    • How your agent is compensated

    • A clear start and end date (max 3 months unless renewed)

    It’s part of a statewide push for transparency and helps everyone stay on the same page before moving forward.

    Want to learn more? Click here for a detailed explanation from the California DRE.

What My Clients Are Saying

  • "We worked with Jonathan as first time buyers and had an incredible experience. He has extensive knowledge and experience and took us through the home buying process with great patience. He is extremely organized, meticulous and responsive. He was key in helping us with negotiation during escrow and prioritized our concerns and opinions more than just closing a deal. I couldn't recommend Jonathan enough If you are looking for an ethical and extremely diligent realtor who is not pushing his own agenda. You may have heard opinions about buyer's agents being unnecessary but I cannot speak highly enough of his skills both professionally and interpersonally in getting our home closed. Every deal has two sides and you will want Jonathan on yours."

    - Chesda & Paul, Buyers

  • "If you are looking for a real estate agent - either buying or selling in the Los Angeles/Pasadena area - Jonathan Torres is your man! He takes the time to listen to you to understand what you are looking for - and to ensure you get your perfect home! He then takes you through the process effortlessly. I could not have had a better experience as a first-time home buyer. His expertise (and patience!) were both recognized and appreciated throughout a somewhat overwhelming process. I am so grateful for having him as my partner in this endeavor - and thrilled he was able to make my dream a reality!"

    - Gretchen, Buyer

  • "We loved working with Jonathan! The process of buying a home for the first time seemed overwhelming but Jonathan made it so easy and fun. He is very hardworking, and extremely knowledgeable about the market in Los Angeles. He guided us to finding an incredible home in one of our dream neighborhoods. Jonathan was able to move at a quick pace for our specific needs and he was incredibly responsive and patient with us! His organizational skills are impressive which helped out enormously during escrow and home inspections. We could not be happier! After we closed on the house, he even gave us recommendations for contractors and interior designers who have also been most excellent!"

    - Jamie & Tyler, Buyers

  • "Jonathan helped us to find and purchase our home in Pasadena. He was very knowledgeable about the local neighborhoods and was able to guide us every step of the way. He was highly proactive in pursuing information and following up with selling agents when bids and counteroffers were placed. Jonathan took out so much of the stress that arises in a competitive market by being on top of things and keeping us apprised on progress and changes. He has a warm and straightforward personality that inspires trust and confidence when faced with the complexities of real estate transactions. After our purchase, the selling agent let us know that behind the scenes, Jonathan was an excellent buyers agent who represented us well! We highly recommend Jonathan Torres as a real-estate agent."

    - Donna & Pat, Buyers