The 24K Real Estate Group

09/22/2026

What Can You Ask a Seller to Pay for When Buying a Home in San Diego?

When you're buying a home, most people focus on one number: the purchase price.

But the price of the home isn't necessarily the only thing you can negotiate.

Depending on the property, the seller's motivation, your financing and current market conditions, there may be opportunities to ask the seller to help with certain costs associated with buying the home.

And those negotiations can sometimes make a meaningful difference in how much money you need at closing or even what your monthly payment looks like.

In fact, seller concessions are fairly common right now. According to Redfin, 57.1% of San Diego home sales during the three months ending August 2026 included some type of seller concession.

That doesn't mean every seller will give you a credit, and it certainly doesn't mean buyers should automatically ask for everything.
It means buyers should understand what may be negotiable before writing an offer.

First, What Is a Seller Credit?

A seller credit—sometimes called a seller concession—is an amount the seller agrees to contribute toward certain buyer expenses as part of the transaction.

Instead of simply negotiating the price from $800,000 to $790,000, for example, a buyer might decide that keeping the price at $800,000 while receiving an allowable credit toward closing costs provides more immediate financial benefit.

Which approach is better depends on the buyer's loan, cash available, appraisal considerations and overall financial situation.
That's why I always encourage buyers to look beyond just the purchase price.

1. Buyer Closing Costs
One of the most common requests is for the seller to contribute toward allowable buyer closing costs.

These may include certain lender fees, title and escrow-related expenses, prepaid expenses and other allowable costs associated with completing the purchase.

For a buyer who has saved enough for the down payment but doesn't want to drain additional savings for closing costs, a seller credit can be particularly valuable.

However, the amount a seller may contribute is not unlimited. The rules depend on the type of financing, occupancy, loan-to-value ratio and other factors.

For example, Fannie Mae's current guidelines allow different maximum financing concessions depending on occupancy and loan-to-value ratio. These credits also generally cannot be used to satisfy a borrower's required down payment or reserve requirements.

Your lender should always determine exactly how much credit your particular loan allows.

2. Mortgage Interest Rate Buydown
This is one buyers sometimes overlook.

Instead of asking only for a lower purchase price, you may be able to negotiate a seller contribution that can be applied toward discount points or an allowable interest-rate buydown.
Why would that matter?

Because lowering the interest rate can potentially reduce the monthly mortgage payment.

There are temporary buydowns and permanent rate buydowns, and they work differently. Whether one makes financial sense depends on the loan, available credit, how long you expect to own the property and the lender's requirements.

Fannie Mae treats seller-funded temporary or permanent interest-rate buydowns as interested-party contributions subject to applicable limits.

This is one of those situations where your real estate agent and lender should work together before you write the offer.

3. Repairs
The inspection period may uncover items that weren't obvious when you first toured the property.

Depending on the contract and circumstances, buyers may negotiate with sellers regarding repairs.

Sometimes a seller completes an agreed-upon repair before closing.

In other situations, the parties may negotiate an allowable credit rather than having the seller perform certain work.

There isn't one strategy that's right for every house.

The age and condition of the property, the seriousness of the issue, the seller's position and the buyer's financing all matter.

And some loan programs or appraisal conditions may require certain repairs to be completed rather than handled through a simple credit.

4. Home Warranty
A buyer may also negotiate for the seller to pay for a home warranty.

A home warranty is different from homeowners insurance.

Depending on the plan, it may provide limited coverage for certain appliances or home systems if they fail after the purchase.

Coverage varies considerably, so buyers should review the specific plan rather than assume everything in the house will be covered.

5. HOA-Related Costs
Buying a condo, townhome or property in a homeowners association can introduce additional expenses.

Depending on the transaction and financing, certain HOA-related costs may be negotiable.

For example, Fannie Mae guidelines permit qualifying interested-party contributions toward borrower HOA assessments covering up to 12 months after settlement, subject to applicable rules and limits.

This is another reason buyers should understand the entire transaction—not simply the sales price.

6. Appliances and Items Included With the Home
What stays with the house?

Don't assume.

A refrigerator, washer, dryer or other item may or may not be included depending on the listing and purchase agreement.

If there's something you want included, address it in the offer rather than assuming the seller will leave it behind.

Personal property can also affect financing and appraisal treatment, so these items need to be structured appropriately.

How Much Can You Ask the Seller to Pay?

This is where buyers need to be careful.

There isn't one percentage that applies to every transaction.

Conventional financing has limits based on factors including occupancy and loan-to-value ratio. Under Fannie Mae's guidelines, maximum financing concessions for a principal residence or second home generally range from 3% to 9%, depending on LTV, while investment properties have different limits.

VA financing works differently. The VA states that buyers and sellers may negotiate who pays various closing costs. VA also distinguishes ordinary closing-cost credits from seller concessions, with seller concessions generally limited to 4% of the home's reasonable value.

FHA has its own rules as well, which is why the lender needs to review the specific loan before the offer is structured. HUD maintains the current FHA Single Family Housing Policy Handbook as its authoritative source for FHA lending policy.

The important takeaway isn't to memorize percentages.
It's to have your lender determine what is allowable for your financing before deciding what to request.

Should You Ask for a Lower Price or a Seller Credit?

This is one of my favorite conversations to have with buyers because the answer isn't always obvious.

Imagine negotiating $10,000.

Should you ask the seller to reduce the purchase price by $10,000?
Or should you keep the price where it is and ask for an allowable $10,000 contribution toward closing costs or a rate buydown?
Those two choices can affect your finances very differently.

A $10,000 reduction in purchase price does not mean you'll have $10,000 less cash to bring to closing.

That's why I like to have the lender calculate different scenarios whenever possible.

Look at the estimated cash to close.
Look at the monthly payment.
Look at the interest rate.
Then make an informed decision.

The San Diego Market Is Not the Same Everywhere

This is especially important right now. San Diego is not one single market.

According to recent Redfin data, turnkey single-family homes can still attract strong competition, while condos and townhomes may take longer to sell. At the same time, seller concessions remain common: 57.1% of San Diego sales in Redfin's August analysis included a concession.

That means the negotiation strategy for a beautiful home that just hit the market may be very different from the strategy for a property that has been sitting for 60 days.

I look at things such as:
How long has the home been on the market?
Has the seller already reduced the price?
Are there competing offers?
Does the property need repairs?
Did a previous escrow fall through?
How does the asking price compare with recent sales?
And most importantly, what does my buyer actually need?

Sometimes price is the priority.
Sometimes preserving cash is more important.
Sometimes the monthly payment is the biggest concern.

Your offer should reflect your goals and the particular property, not a one-size-fits-all formula.

Minnie's Market Tip
"Don't negotiate just to say you got a deal. Negotiate for the terms that actually make the biggest difference to you."

Buying a home involves much more than agreeing on a sales price. The way an offer is structured can affect your cash at closing, monthly payment and overall buying experience.

Before writing an offer, understand what's potentially negotiable—and have your real estate agent and lender work together to determine which strategy makes the most sense for you.

About Minnie Rzeslawski
Minnie Rzeslawski is a Broker Associate with RE/MAX City Real Estate and Broker/Owner of The 24K Real Estate Group. With 38 years of experience serving buyers and sellers throughout San Diego County, she specializes in residential real estate, probate sales, trust sales, first-time homebuyers, and strategic home marketing.

Minnie is committed to educating her clients so they can make confident real estate decisions.

Follow Minnie on Facebook and subscribe on YouTube for weekly San Diego real estate updates.
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09/21/2026

JUST SOLD IN SAN DIEGO 92113

3813–3815 Birch Street
San Diego, CA 92113
SOLD for $960,000

This closing was about much more than selling two homes. It was about helping a family say goodbye to a property that had been part of their lives for generations.

These two homes had been owned by the same family for many years. As the family grew, different family members lived in both homes at various times. After both parents passed away, the property was eventually sold through their trust.

And this was definitely not a simple transaction.

We initially went into escrow with a VA buyer. The buyer completed inspections, repairs were negotiated, and the termite work and clearance required for the VA loan were completed. The buyer had released all contingencies except the loan contingency.

Unfortunately, while the lender was completing its final review, the buyer was informed that he no longer qualified for the VA financing. He chose not to pursue another type of loan and canceled the purchase.

Because the loan contingency was still in place, the buyer's deposit was returned. However, the termite work had already been completed and paid for by the buyer—which ultimately meant my sellers were able to put the property back on the market with the termite clearance already completed.

Then came buyer number two.

This time we had an FHA buyer. FHA financing brought another set of property-condition requirements, and additional repairs needed to be completed before the lender would give final approval.

Through negotiations, the buyer agreed to take responsibility for the lender-required repairs. Once those were completed and approved, we still had another hurdle involving the rental value of the second unit because the buyer would occupy one home and rent the other.

We worked through that as well.

Near the finish line, the buyer requested a seller credit. After considering the entire transaction, my sellers agreed. They felt these buyers had demonstrated how much they wanted the property and were happy knowing that a new family would now call their childhood property home.

After two escrows, VA and FHA financing challenges, termite clearance, lender-required repairs, negotiations, an appraisal/rental-value issue and plenty of problem-solving…
We closed at $960,000.

Trust and inherited-property sales can become complicated very quickly. Sometimes getting to the closing table isn't about having a transaction without problems—it's about knowing how to work through the problems when they happen.

If you've inherited a home, are handling a trust or probate property, or simply have questions about selling in today's San Diego real estate market, I'm always happy to be a resource.

With more than 38 years of real estate experience and extensive experience with trust and probate sales, I understand that these transactions involve much more than just selling a house.

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09/21/2026

A stud finder helps ensure heavy wall shelves stay anchored and secure.

Get ready to transform your living area with this comprehensive DIY shelves guide, designed to elevate both functionality and style in your home. Discover

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Experts explain the pros and cons of rolling closing costs into your .

Yes, you can roll closing costs in to your mortgage. Here's when and how you can, and also if you should.

09/18/2026

Buying or selling a San Diego home? Learn how California's changing homeowners insurance market, wildfire risk, FAIR Plan coverage and rising premiums can affect your real estate transaction.


www.24krealty.com
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09/18/2026

Find out how to take out a HELOC after refinancing.

You can get a HELOC after refinancing your mortgage, but it's recommended to wait at least a month and eligibility depends on your equity.

09/16/2026

YOU FOUND THE PERFECT HOME… BUT CAN YOU INSURE IT?

This is becoming a question San Diego buyers need to ask earlier in the home-buying process.

You may qualify for the mortgage.
The payment may fit your budget.
The home may check every box.

But what happens if the homeowners insurance is much more expensive than you expected—or your insurance options are limited?

In today's California insurance market, I recommend getting an actual insurance quote on the property early in the transaction.

Don't just ask, “Can I afford the house?”
Ask:
“Can I afford the house AND the cost of insuring it?”

💡 Minnie's Market Tip:

"Before you fall in love with a home, make sure you can comfortably own it, finance it—and insure it."

Thinking about buying in San Diego County? Let's talk about what you should be checking before you get too far into the process.

Minnie Rzeslawski
Call or Text (619) 804-5373
RE/MAX City Real Estate | The 24K Real Estate Group
www.24krealty.com


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09/16/2026

Experts explain who is responsible for radon mitigation in a transaction.

There is an answer to radon problems in real estate transactions for both homebuyers and sellers, including who pays for radon mitigation.

09/15/2026

San Diego Buyers: Don't Wait Until the End of Escrow to Check Insurance

You found the house. ❤️

The payment works.

Your offer gets accepted.

Then you call for homeowners insurance…and discover the cost is much higher than expected.

California's insurance market has changed, and today I recommend buyers investigate insurance early.

Before you fall in love with the house, make sure you can comfortably own it, finance it AND insure it.

Thinking about buying in San Diego County? Let's talk before you start making offers.

Call or Text Minnie | (619) 804-5373



www.24krealty.com
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09/14/2026

Can You Insure It? Why Insurance Is Becoming Part of the San Diego Home-Buying Decision

If you're buying or selling a home in San Diego County, there's a question that deserves to be asked much earlier in the transaction than it used to be:

Can this property be insured—and at what cost?

For years, homeowners insurance was often treated as one of the routine items buyers handled after getting an offer accepted. Buyers focused on the purchase price, interest rate, down payment, inspection and appraisal.

Today, insurance deserves a seat at the table much sooner.

Across California, homeowners have faced higher premiums, nonrenewals and fewer choices in areas insurers consider higher risk. California is working to stabilize the market and bring insurers back, and there are encouraging signs of progress. But for San Diego buyers and sellers, insurance availability and affordability can still affect whether a real estate transaction makes sense—or even whether it closes.

Why This Matters in San Diego

San Diego County has an incredibly diverse housing market.
We have coastal communities, urban neighborhoods, suburban developments, rural properties, canyon-adjacent homes and communities near open space and wildland areas.

That means insurance risk can vary significantly from one property to another.

A beautiful home may check every box for a buyer—location, schools, layout, price and condition—but the insurance conversation can change the financial picture.

That's why I believe buyers should investigate insurance before they become emotionally and financially committed to a property.

The Insurance Market Is Changing

California's homeowners insurance market has gone through a major disruption as insurers have reassessed wildfire exposure, rebuilding costs and other risks.

The California Department of Insurance is now implementing its Sustainable Insurance Strategy, which is designed to increase the availability of coverage, particularly in wildfire-distressed areas.

Under the strategy, insurers using the state's new catastrophe-modeling and reinsurance framework are required to increase coverage in distressed areas. The state reports that multiple insurance groups have committed to expanding their California business.

That's encouraging.

But improvement in the overall market doesn't mean every home will suddenly be easy or inexpensive to insure.

Insurance is still property-specific.

Why Buyers Need an Insurance Quote Early

One of the biggest mistakes a buyer can make today is assuming that because a property looks similar to another home nearby, the insurance will also be similar.

It may not be.

Insurance companies evaluate numerous factors when determining whether they will insure a property and how much the premium will cost.

Those factors can include location, wildfire exposure, construction characteristics, roof condition, claims history, replacement cost and mitigation features.

The premium can also affect a buyer's overall housing expense.
For buyers obtaining a mortgage, homeowners insurance is generally part of the cost lenders consider when determining the buyer's total monthly housing obligation.

So imagine qualifying for a home based on one estimated insurance cost and later discovering that the actual premium is substantially higher.

That can change the numbers.

My advice to San Diego buyers is simple: don't wait until the end of escrow to investigate insurance.

Sellers Need to Think About Insurance Too

Sellers may wonder:
“Why should I care about the buyer's insurance? Isn't that their responsibility?”

Technically, the buyer obtains the policy.

But practically, insurance availability can affect the marketability of your home.

If multiple buyers discover that your property is difficult or expensive to insure, that can influence offers, negotiations and ultimately the pool of buyers willing or able to purchase the property.

That's why sellers—especially those in areas with elevated wildfire exposure—may benefit from understanding the insurance environment surrounding their property before going on the market.

The goal isn't to scare buyers.

It's to avoid surprises.

What About Wildfire Areas?

Wildfire risk is particularly relevant in Southern California.

Homes near canyons, hillsides, open land or wildland areas may receive additional scrutiny from insurance companies.

California has also introduced regulations intended to recognize wildfire mitigation.

Improvements such as defensible space, certain roofing materials, ember-resistant vents and other home-hardening measures may help reduce risk and, depending on the insurer and policy, may qualify homeowners for discounts.

This is another reason homeowners should document improvements they've made to reduce wildfire exposure.

A safer property isn't just good for protecting your home—it may also become increasingly important to insurability.

What Is the California FAIR Plan?

Some California homeowners who cannot obtain coverage through the traditional insurance market turn to the California FAIR Plan.
The FAIR Plan is intended to serve as an insurance option of last resort.

It can provide basic property coverage when traditional coverage isn't available, although homeowners may need additional coverage to approximate the protection offered by a traditional homeowners policy.

California has seen significant growth in FAIR Plan enrollment during the insurance crisis.

State regulators are now trying to reverse that trend by encouraging insurers to return to higher-risk communities and move consumers back into the traditional market.

For a San Diego buyer considering a property where traditional coverage is difficult to obtain, understanding the FAIR Plan and the total cost of the required insurance package is extremely important.

Condo Buyers Should Pay Attention Too

This isn't only an issue for detached homes.

Condo buyers should understand both their individual insurance needs and the insurance maintained by the homeowners association.

The HOA's master insurance policy can affect the entire condominium project.

Buyers should review the HOA documents and ask questions about insurance coverage, deductibles, recent increases, claims and potential assessments.

This is especially important because insurance expenses ultimately affect the HOA's budget—and potentially the monthly HOA dues paid by homeowners.

We've already seen how condo financing requirements can affect whether a condominium is considered warrantable.

Insurance is another piece of that puzzle.

California Is Trying to Bring Insurers Back

There is some encouraging news.

California's Department of Insurance reports that insurers are beginning to expand coverage under its Sustainable Insurance Strategy.

The state has changed its regulatory framework to allow approved forward-looking catastrophe models and certain reinsurance costs to be considered when rates are established.

In exchange, participating insurers are expected to increase coverage in wildfire-distressed areas.

The goal is to create a more sustainable insurance marketplace and eventually reduce dependence on the FAIR Plan.

Several insurers have announced plans to expand coverage, and some companies that previously reduced or stopped new business are reconsidering California.

That's progress.

But it won't happen overnight.

What Should San Diego Buyers Do?

When you're considering a home, insurance should now be part of your early due diligence.

Before removing applicable contingencies, buyers should consider obtaining actual insurance quotes for the specific property rather than relying solely on general estimates.

Ask questions.

Find out whether multiple carriers are willing to insure the property.
Understand the premium.

Understand the deductible.

And if the property requires FAIR Plan coverage, understand what additional coverage may be needed and what the total annual cost will be.

Most importantly, make sure those numbers fit comfortably within your overall homeownership budget.

What Should San Diego Sellers Do?

If you're preparing to sell a property—particularly one in an area that could be viewed as having elevated wildfire exposure—consider discussing insurance early with your real estate professional.

Know whether insurance has been an issue in your neighborhood.
Keep records of improvements you've made to the property.

If you've completed roof improvements, vegetation management, defensible-space work or other home-hardening improvements, maintain documentation.

And remember that today's buyer isn't only asking:
“Can I afford the house?”

They're increasingly asking:
“Can I afford to own and insure the house?”

Those are two different questions.

The Bigger Real Estate Lesson

Real estate transactions are becoming more complex.

Interest rates matter.
Property taxes matter.
HOA fees matter.
Insurance matters.

And the purchase price is only one part of determining whether a property is truly affordable.

The good news is that buyers don't have to figure all of this out by themselves.

The key is assembling the right professionals early and investigating potential problems before they become expensive surprises.

Minnie's Market Tip
"Before you fall in love with a home, make sure you can comfortably own it, finance it—and insure it."

That's a question I want my buyers asking earlier rather than later.

If you're thinking about buying or selling a home anywhere in San Diego County and you're concerned about how insurance could affect your transaction, contact me. We can discuss the property, your goals and the questions you should be asking before you make your next move.

About Minnie Rzeslawski
Minnie Rzeslawski is a Broker Associate with RE/MAX City Real Estate and Broker/Owner of The 24K Real Estate Group. With 38 years of experience serving buyers and sellers throughout San Diego County, she specializes in residential real estate, probate sales, trust sales, first-time homebuyers, and strategic home marketing.

Minnie is committed to educating her clients so they can make confident real estate decisions.

Follow Minnie on Facebook and subscribe on YouTube for weekly San Diego real estate updates.
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www.24krealty.com