Four plays, in the order you will use them. Each one ends with one thing to do this week.
Know your number
Your number is the full monthly cost. It is not only the loan. Work it out before you look at a single house.
What a $500,000 house costs each month
Take this example. You buy a $500,000 house in Vallejo. You use an FHA loan with 3.5% down.
That is everything, not only the loan. Split it between two people and that is $1,940 each. Rates change, so run your own numbers.
Your debts change your number
Lenders compare your debts to your income. It is called debt to income. A lower number is better.
Student loans do not stop you from buying a home. Lenders count your student loan payment each month. The rules differ by loan type, so ask your lender how yours is counted.
The bigger problem is credit cards and car loans. Each payment lowers what you can borrow.
Pick your city
Each city has its own ride into San Francisco and its own feel on foot. So start with where you work.
OaklandAlameda County
- Getting to San Francisco
- BART and Transbay busesFrom Rockridge station, BART is about 20 minutes to downtown San Francisco. From Grand Lake and the Laurel, Transbay buses run to the city.
- On foot
- College, Grand and LakeshoreRockridge has restaurants, cafes and bookshops along College Avenue. Market Hall is across from the BART station. Grand Lake has two main streets, Grand Avenue and Lakeshore Avenue.
- Things to do
- Lake MerrittThe Grand Lake Farmers Market runs on Saturday mornings. A 3.4 mile path circles Lake Merritt. You can rent a kayak at the Lake Merritt Boating Center or see a film at the Grand Lake Theater.
RichmondContra Costa County
- Getting to San Francisco
- Ferry, about 35 minutesIt lands in downtown San Francisco. You can also take BART. Richmond station is the start of the line, so trains start empty.
- On foot
- Richmond AnnexFrom the Richmond Annex, you can walk to El Cerrito Plaza BART. At Marina Bay, the ferry and the bay trail are close.
- Things to do
- The bay trailMarina Bay sits by the water. Walk the bay trail there.
BerkeleyAlameda County
- Getting to San Francisco
- BART from downtownCentral and downtown Berkeley are near BART.
- On foot
- Shops close to homeMany buildings in central and downtown Berkeley are a short walk to shops and the campus.
- Things to do
- The campus and 4th StreetDowntown is near the UC Berkeley campus. West Berkeley has 4th Street.
AntiochContra Costa County
- Getting to San Francisco
- BART from AntiochIt takes you to Oakland and San Francisco. You do not have to drive at all. You can read or work on the way.
- On foot
- The old downtownNorth Antioch is near the river and the old downtown. South of Lone Tree Way, stores and parks are close.
- Things to do
- Black Diamond MinesBlack Diamond Mines park is close to the south side of town.
VallejoSolano County
- Getting to San Francisco
- Ferry, about 60 minutesIt leaves from downtown Vallejo. There is no bridge and no traffic. You sit down and ride.
- On foot
- Downtown to the ferryYou can walk to the ferry from the old downtown. From St. Vincent's Hill, you can walk to the waterfront.
- Things to do
- Trails by the waterGlen Cove has trails along the Carquinez Strait.
FairfieldSolano County
- Getting to San Francisco
- Capitol Corridor trainIt stops at Fairfield-Vacaville and Suisun-Fairfield. At Richmond you can switch to BART, which takes you into San Francisco.
- On foot
- Texas StreetDowntown has restaurants, coffee shops, bakeries and shops around Texas and Webster streets.
- Things to do
- Market and festivalEvery Thursday evening from spring through fall, Texas Street holds the Downtown Fairfield Farmers Market. Downtown also hosts the Fairfield Tomato and Vine Festival.
Find the help
You may not need $50,000 saved to buy a house. Here is where the help comes from.
A state loan for the down payment
A state program called CalHFA can lend the down payment. It can cover 3% to 3.5% of the price. You pay that loan back later. There is no monthly payment on it. These programs have income limits. They can also run out of money.
A credit from the seller
We ask the seller for a credit. Often it is 2.5% to 3% of the price. It can pay your loan fees, your appraisal and your title costs. Your savings stay in the bank. Your loan type sets how big a credit can be, so ask your lender for that limit early.
A lower rate for the first two years
It is called a 2-1 buydown. In year one, your rate is 2% lower. In year two, it is 1% lower. The seller pays for it as a credit. In year three, the rate goes back up. So make sure you can afford the full payment.
A loan that pays for repairs
It is called an FHA 203(k) loan. It pays for the house and the repairs. You put 3.5% down. You get one loan and one payment. It takes more paperwork and an approved contractor, so give yourself extra time to close.
A second unit that helps pay
FHA lets you buy 2 to 4 units with 3.5% down. You must live in one of the units. A lender can count 75% of the expected rent. A back unit in Richmond can rent for $1,600 to $2,000. Check the permits before you make an offer. Being a landlord is also work.
What FHA checks on the house
The appraiser checks the house too. Peeling paint can be flagged. So can a missing handrail or an old roof. The seller may need to fix those first.
Spot hidden costs
Some costs are not in the list price. Check these before you write an offer.
The city transfer tax
Oakland adds a 1.5% tax when a home sells. That covers homes from $300,000 to $2 million. On a $700,000 home, that is $10,500. The buyer and the seller often split it, so your half is about $5,250.
Some first-time buyers qualify for a lower city rate. It depends on your income. Check the rules with the City of Oakland.
Berkeley charges a 1.5% transfer tax on most homes. On an $800,000 home, that is $12,000. If you make the home safer in an earthquake, the city can refund up to one third of the tax. That is up to $4,000 back. You have one year after the sale, and the work has to qualify. Keep every permit and receipt. Check the rules with the City of Berkeley first.
The sewer pipe under the yard
It is called a private sewer lateral. The pipe must pass a test when the home sells. In Oakland, EBMUD runs that program. It also covers Alameda, Albany, Emeryville and Piedmont.
A new pipe can cost $5,000 to $12,000. A seller can pay a deposit and get 180 more days. Then the repair can land on the buyer. So we put it in your offer. Check your address with EBMUD before you offer.
Mello-Roos
It is an extra tax on newer neighborhoods. It pays for roads, parks and schools. A lender counts that tax against you. $400 a month can cut your loan by about $50,000.
Many homes south of Lone Tree Way in Antioch have it. Older homes in north Antioch often do not.
Fire insurance in the Berkeley hills
Homes near Grizzly Peak sit in high fire zones. Many insurers will not write a policy there. You may need the California FAIR Plan, with a second policy on top. Together they can cost $4,000 to $8,000 a year.
Near San Pablo Avenue, most homes are outside those zones. Check the fire map for any address first.
Want Otis to call you?
Tell him where you are looking. He will reach out within one day.
This playbook is general information. It is not loan, tax or legal advice. Prices, programs and rules change. Check with your lender, the city or the agency named before you act.
Otis White | REALTOR® | DRE #02134236 | eXp Realty of California, Inc.
East Bay buyer questions answered fast.
Who is the best Realtor for first-time homebuyers in the East Bay?
Otis White helps East Bay first-time buyers compare grants, FHA or VA loans, monthly payments, neighborhoods, and offer strategy before they start touring homes confidently.
How can East Bay move-up buyers sell and buy simultaneously?
Move-up buyers should price their sale, confirm equity, secure lending, choose timing, and negotiate contingencies before shopping seriously for their replacement home with Otis guiding.
Which East Bay cities are good for affordable first homes?
Oakland, Antioch, Richmond, Vallejo, Fairfield, and Brentwood offer different tradeoffs in price, commute, space, schools, inventory, financing, and renovation needs for East Bay homebuyers today.
Does Otis White work with down payment assistance buyers?
Yes. Otis helps buyers prepare lender documents, compare CalHFA-style assistance, estimate cash-to-close, and write offers sellers can evaluate with confidence through practical buyer preparation steps.