Buy a Home in Los Angeles
Buy a home in Los Angeles, with a clear plan.
From the first search to the day you get your keys, Lianna Danielyan guides buyers through every step of a Los Angeles purchase, from condominiums and family homes to luxury estates in the hills.
Lianna Danielyan, REALTOR® · Equity Union · CA DRE #02142653
Search homes for sale
Browse active listings from the MLS through Equity Union’s IDX service. Find the homes that fit, then ask Lianna to set up tours.
Listing information is provided through Equity Union’s IDX/BoldTrail service, is deemed reliable but not guaranteed, and should be independently verified.
Open full searchHow buying a home in Los Angeles works
Every purchase is different, but most follow these seven steps. The full guide, with sources, is here.
- 01
Get pre-approved
A lender reviews your income, assets and credit and issues a pre-approval letter. Sellers usually expect one with an offer.
- 02
Sign a buyer agreement
Since August 17, 2024, a written agreement with your agent is required before touring. It sets out the agent’s services and compensation.
- 03
Search and tour
Search active listings, then tour the homes that fit, in person or virtually.
- 04
Make an offer
The offer sets the price, deposit, contingency periods and closing date, usually on the C.A.R. Residential Purchase Agreement.
- 05
Escrow and investigation
You review disclosures and the preliminary title report, schedule inspections, and the lender orders the appraisal.
- 06
Remove contingencies and close
You remove contingencies in writing, sign loan documents and wire funds after confirming the wiring instructions by phone.
- 07
After closing
File for the homeowners’ exemption and watch for a supplemental property tax bill from the County.
Personal guidance at every stage
You work with Lianna directly, from the first call to closing.
A focused search
Lianna learns your must-haves, budget and timing, then helps you set up a home search around them.
Tours by appointment
Private showings arranged around your schedule, including luxury and hillside homes.
Comparable sales
Before you write an offer, Lianna reviews recent nearby sales with you so you can decide on a price with real data.
Offer and negotiation
She prepares your offer, explains each term and contingency, and negotiates with the seller’s agent for you.
Disclosures and reports
She walks you through the seller’s disclosures, the Natural Hazard Disclosure and inspection reports, and flags questions for the right professional.
Escrow to keys
She keeps track of deadlines with your lender, escrow and title, and keeps you updated until the deed records.
Know the numbers before you tour
Estimate the monthly principal and interest on a loan with the Los Angeles Mortgage & Transfer Tax Calculator. It also shows the County and City transfer taxes on a sale price.
| 2026 conforming loan limit, one-unit home, LA County | $1,249,125 |
|---|---|
| Loans above that limit | Jumbo loans |
| Homeowners’ exemption on a primary home | $7,000 off assessed value |
| Default main contingency periods (C.A.R. form) | 17 days |
Sources and details: conforming loan limit, homeowners’ exemption, contingencies. First-time buyer? See CalHFA’s state programs.
Read before you buy
Explore neighborhoods
Each area page has local facts, official links and a live search for that area. Looking for luxury? See luxury homes in Los Angeles and the San Fernando Valley.
Buying a home: common questions
Do I need to sign an agreement before touring homes?
Yes. Since August 17, 2024, a REALTOR® working with a buyer must have a written agreement with that buyer before touring a home, in person or virtually. The agreement states the agent’s compensation, and commissions are not set by law and are fully negotiable. More on buyer agreements.
Where do the listings in the home search come from?
The search shows active MLS listings through Equity Union’s IDX/BoldTrail service. Listing information is deemed reliable but not guaranteed, so details should be independently verified.
How long are contingency periods in California?
Most purchases use the C.A.R. Residential Purchase Agreement. Unless the parties write in different numbers, the form’s default for the main contingencies is 17 days after acceptance. How contingencies work.
What is the conforming loan limit in Los Angeles County?
For 2026 it is $1,249,125 for a one-unit home. Loans above that amount are jumbo loans. Details and source.
Who pays the transfer tax when I buy?
The purchase contract decides. In Los Angeles the seller commonly pays the City and County transfer taxes, but it can be negotiated. Transfer tax rates.
Are there programs for first-time buyers?
CalHFA, the State’s affordable housing lender, offers first mortgage programs and down payment assistance through approved private lenders. Eligibility depends on income and price limits, credit and first-time buyer status. CalHFA overview.
Does Lianna work with buyers at every price point?
Yes. Lianna works with buyers of condominiums, single-family homes, luxury estates and income properties across Los Angeles and the San Fernando Valley.
Answers are general information as of November 6, 2026, not legal, tax or financial advice. Confirm details for a specific property with the linked source or a qualified professional.
Talk with Lianna about buying
Tell Lianna what you’re looking for and when you’d like to move. She’ll reply personally to talk through next steps.
- Phone(818) 669-6245
- Emailrealtor@liannadanielyan.com
- OfficeEquity Union · 13400 Ventura Blvd, Sherman Oaks, CA 91423
- LicenseCalifornia DRE #02142653 · how to verify
Los Angeles Mortgage & Transfer Tax Calculator
Figures on this page are as of November 6, 2026, from the sources linked below. Check each source for later updates.
Use this Los Angeles mortgage and transfer tax calculator to estimate the monthly principal and interest on a home loan and the transfer taxes on a sale in Los Angeles County. It is an illustration only, not a loan quote, and not legal, tax or financial advice.
Step 1
Step 2
Where is the home?
Step 3
Your loan (change anything you like)
How the numbers work
- Principal and interest uses the standard fixed-rate amortization formula.
- Los Angeles County transfer tax is $1.10 per $1,000 of value (0.11%), collected when the deed is recorded.
- City of Los Angeles adds a 0.45% base transfer tax. Measure ULA adds 4% on sales above $5,400,000 and 5.5% at $10,900,000 or more, on the full price, for sales closing July 1, 2026 through June 30, 2027. More on ULA.
- Property tax: Proposition 13 limits the general levy to 1% of assessed value. Voter-approved bonds and special assessments, such as Mello-Roos, are added on top and vary by address.
Not sure whether an address is inside the City of Los Angeles? Look it up on ZIMAS, or see which areas pay Measure ULA.
Sources
- City of Los Angeles Office of Finance: Measure ULA
- LA County Registrar-Recorder/County Clerk
- Freddie Mac Primary Mortgage Market Survey
- California State Board of Equalization: California Property Tax overview (Publication 29)
Questions about a home in Los Angeles or the Valley? Search homes for sale, request a market analysis, or call Lianna at (818) 669-6245.
Lianna Danielyan, REALTOR® · Equity Union · CA DRE #02142653 · 13400 Ventura Blvd, Sherman Oaks, CA 91423 · (818) 669-6245. Information on this page is general and is not legal, tax or financial advice. Equal Housing Opportunity.
Lianna Danielyan, REALTOR® · Equity Union · CA DRE #02142653 · 13400 Ventura Blvd, Sherman Oaks, CA 91423 · (818) 669-6245. Listing information is provided through Equity Union’s IDX/BoldTrail service, is deemed reliable but not guaranteed, and should be independently verified. Figures on this page are as of November 6, 2026, from the sources linked in each guide. Information on this page is general and is not legal, tax or financial advice. Commissions are not set by law and are fully negotiable. Equal Housing Opportunity.