Ohvii blog

California buyer field notes

Practical scripts, checklists, and source-backed guides for buyers who want to make a real California offer without hiring a traditional buyer's agent.

How to Buy a Home in California Without an Agent

Buying without an agent is not just skipping a commission. You take on search, valuation, paperwork, deadlines, and risk checks. This guide walks all eight steps under California's post-settlement rules, with the statutes and form defaults that protect you.

14 min read
See the guides
RightsKnow the agency line before you share strategy.
DisclosuresRead the documents before waiving leverage.
OffersPackage price, terms, proof, signatures, and email.

Featured guides

Self-Represented Buyer Rights in California

What an unrepresented buyer is in California: the listing agent's statutory duties, the BNA form, AB 2992 timing rules, showing scripts, and complaints.

11 min read

California Homebuyer Disclosure Checklist

Every disclosure California sellers owe buyers: TDS, NHD, lead paint, Megan's Law, and title, plus the deadlines and termination rights that protect you.

11 min read

How to Price an Offer Using Comparable Sales (California)

How California buyers turn recent nearby sales into a defensible offer price: what counts as a comp, how to adjust, and how to set a walk-away number.

9 min read

Offer path

Read these in order

Know where you stand

01
How to Buy a Home in California Without an AgentA practical, post-settlement roadmap for California buyers who want to search, price, write, sign, and send an offer without hiring a buyer's agent.
14 min read02
Self-Represented Buyer Rights in CaliforniaWhat an unrepresented buyer is in California: the listing agent's statutory duties, the BNA form, AB 2992 timing rules, showing scripts, and complaints.
11 min read03
Do You Have to Sign a Buyer Agreement Just to Tour a Home?When California buyers must sign a buyer agreement: not at open houses, yes for agent-led tours under MLS policy, and AB 2992's offer-execution deadline.
10 min read04
How to Contact the Listing Agent Directly (Scripts Included)Contacting the listing agent directly is legal in California. What they owe you, what to keep private, and five copy-paste scripts from showing to offer.
10 min read05
Dual Agency in California: What It Is and When to Say NoWhat dual agency means in California, the written consent the law requires, what a dual agent can't tell either side, and when to stay unrepresented.
10 min read

Price it and write it

06
California Homebuyer Disclosure ChecklistEvery disclosure California sellers owe buyers: TDS, NHD, lead paint, Megan's Law, and title, plus the deadlines and termination rights that protect you.
11 min read07
How to Price an Offer Using Comparable Sales (California)How California buyers turn recent nearby sales into a defensible offer price: what counts as a comp, how to adjust, and how to set a walk-away number.
9 min read08
Who Writes the Offer When You Don't Have an Agent?You do. California only licenses people who act for others, so buyers can write their own offers. The four lawful paths, plus what a complete offer says.
10 min read09
The California Purchase Agreement, Explained for BuyersWhat the C.A.R. Form RPA is, how the paragraph 3 grid works, the 17-day contingency defaults, and how buyers without an agent get a usable contract.
10 min read10
How to Make an Offer on a House Without a Realtor in CaliforniaWhat self-represented California buyers should prepare before sending an offer: comps, price, contingencies, proof of funds, signatures, and email delivery.
11 min read

Negotiate and close

11
Buying Without an Agent: Negotiate the Savings Into Your OfferNo buyer's agent doesn't mean automatic savings. How California buyers turn the roughly 2.5 to 3% buyer-side commission into a lower price or a seller credit.
10 min read12
Earnest Money and Escrow Without an Agent in CaliforniaWho holds your earnest money without an agent in California, how escrow gets chosen, the 3% liquidated damages cap, wire fraud safety, and closing costs.
10 min read13
Attorney, Agent, or AI: Who Do You Actually Need?California is an escrow state: no attorney or agent is required to close. What each one does, what they cost, and when a lawyer is genuinely worth it.
10 min read14
How Many Buyers Purchase Without an Agent? The Real NumbersNAR's 2025 data: about 12% of buyers purchased without an agent. Clever's survey says 29%. Why the numbers differ, plus the misquoted 21% stat, corrected.
10 min read

Paste a listing. Make an offer.

Paste a listing link and Ohvii helps you check comps, set the terms, sign the packet, attach proof, and email the listing agent.

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Works with Zillow, Redfin, and Realtor.com.