Questions Buyers and Sellers Ask Us, Answered

Most real estate questions have short answers, and none are too small to ask. Below are the questions we hear most from buyers and sellers in the High Desert of California and in Mohave County, Arizona, each with a plain answer and a link to a deeper guide. California and Arizona rules differ, so each answer says which state it covers.

How long does escrow take in California?

There is no set length. You and the other party write the closing date into the purchase contract, and the other deadlines count from the day the offer is accepted.

A neutral escrow holder keeps the deposit and documents until every condition is met. In California that is either a company licensed by the DFPI or a "controlled" escrow run by a title company, bank, attorney or broker. If you have a loan, the lender must send your Closing Disclosure at least three business days before closing.

For the step-by-step timeline and who pays what, read how escrow works in California.

What does a home inspection cover?

In California, a home inspector looks over a 1-to-4-unit home's structure and its electrical, plumbing and mechanical systems without opening walls or taking things apart. The goal is to find material defects, per Business and Professions Code section 7195. The buyer usually hires and pays the inspector.

How is that different from the agent's inspection?

It is narrower. Under Civil Code section 2079, the agents on a California sale of 1 to 4 units must do a careful visual inspection and disclose material facts it would reveal.

Section 2079.3 limits that duty. It does not reach areas that are normally inaccessible, off-site areas, or public records and permits. An agent's walk-through does not replace a professional home inspection.

For the easy-to-miss parts of an agent's inspection, see our guide to Easton v. Strassburger and the AVID.

Do I have to sign an agreement with a buyer's agent?

Usually, yes, before you tour. Since August 17, 2024, under practice changes from the NAR settlement, REALTORS ask buyers to sign a written agreement before an in-person or live virtual tour, according to NAR's consumer guide.

The same guide says the pay must be clearly defined, not left open or given as a range. Walking into an open house on your own does not require one.

California adds its own rules under AB 2992. The Department of Real Estate says the agreement must be signed no later than your offer and can run no more than three months.

Read more in our post on the NAR settlement and buyer representation agreements.

Are real estate commissions set by law?

No. NAR states that what you pay your agent is negotiable and not fixed by law, and California's DRE says commissions are fully negotiable under state law. Talk it through with any agent before you sign.

What does a California seller have to disclose?

California sellers of 1 to 4 units give several disclosures. The DRE booklet Disclosures in Real Property Transactions lists them. The main ones are:

• Transfer Disclosure Statement (TDS): the seller's report on the home's condition.
• Natural Hazard Disclosure (NHD): whether the home sits in mapped flood, fire, earthquake fault or other hazard zones.
• Lead-based paint: for homes built before 1978, with an EPA pamphlet and a 10-day window for a lead inspection.
• Smoke detector and water heater bracing statements.
• Notice about the state's registered sex offender database.

Some sales are exempt from the TDS, such as certain court-ordered transfers. Our escrow guide covers when disclosures arrive and your right to cancel if one comes late. Our smoke and CO alarm check explains the alarm rules for sellers.

What should I know about buying land with a well or septic in Mohave County?

Check water and wastewater before you buy. In Arizona, a new well needs a Notice of Intent to Drill filed with the Arizona Department of Water Resources, and a licensed well driller must do the work. Domestic "exempt" wells can pump up to 35 gallons per minute.

If the property already has a septic system, Arizona puts the inspection on the seller. A qualified inspector must check it within six months before the sale, and the buyer files a Notice of Transfer within 15 calendar days after closing, per ADEQ.

Our Mohave County land guide covers septic permits, road maintenance, the Affidavit of Disclosure and power.

Which utilities serve a High Desert home?

It depends on the address, so confirm service before you close. A few examples:

• Hesperia: The City of Hesperia provides water through the Hesperia Water District, and the city's utility billing page covers both water and sewer.
• Apple Valley: The Town of Apple Valley lists Southern California Edison for electricity, Southwest Gas for natural gas, and Liberty Utilities or Golden State Water for water.

Rural parcels may rely on propane, a private well or a septic system. Our Hesperia guide and Kingman guide list providers and how to start service.

How do property taxes work?

California: Under Proposition 13, the general tax is 1% of assessed value plus any voter-approved bonds, per the San Bernardino County Assessor. A home is reassessed when it sells or when new construction is added. After that, the assessed value can rise by no more than 2% a year.

Arizona (Mohave County): The Mohave County Treasurer bills in two halves. The first is due October 1 and past due after 5:00 p.m. November 1. The second is due March 1 and past due after 5:00 p.m. May 1. Late amounts carry interest of 16% a year, prorated monthly.

How do I find out what my home is worth?

Start with a free home valuation. We look at your home's features and condition alongside recent nearby sales and current competition, then walk you through the range. An online estimate can't see your upgrades, your lot or your view, so a local review usually gives you a clearer picture.

How Pleasant Hill can help

Have a question we didn't cover? Contact us, send us a message on social media, or call (760) 368-6237. You can also reach Nancy Navarro in Hesperia, Lana Stephens in Kingman, or Dustin Bynum, and search homes anytime.

General information, not legal, tax or lending advice. Rules, fees and rates change; confirm with the agency linked above or ask us. Pleasant Hill Real Estate Group · CA DRE Corp. #01997374 · AZ Entity Lic. #LC694532000 · Equal Housing Opportunity.