Who this is for
Some buyers do not need help finding a home. They watch the market daily, visit open houses on their own, and know exactly what they want to pay. What they need is a licensed professional to execute the transaction — write a clean, competitive offer, negotiate the terms, and keep escrow on the rails through closing. That is what this package is: a limited-service buyer representation package for self-directed buyers. If you want an agent to search, tour with you, and advise on pricing, our full-service buyer representation is the better fit.
Transaction eligibility
Buyer Essential is intended for conventional California residential purchases where the buyer has already identified the property. Before accepting an engagement, we review the property type, transaction value, financing, representation conflicts, anticipated complexity, and requested service scope. Probate, short sale, foreclosure, tenancy-in-common, development, commercial, unusually complex, or otherwise unsuitable transactions may require a different written scope and fee.
What is included — and what is not
Because this is a limited-service arrangement, California rules — and plain fairness — require us to be explicit about the scope. Here is exactly where the line sits:
Included in the flat fee
- Offer writing & negotiation — we draft your offer and all counteroffers, and negotiate price, terms, contingencies, and credits on your behalf.
- Escrow & closing coordination — contingency tracking, seller disclosure review, inspection scheduling, coordination with escrow, title, and your lender, final walk-through, and closing-day mechanics.
- Full fiduciary representation — from the moment you sign the buyer representation agreement, we owe you the same fiduciary and statutory disclosure duties as in any transaction. These duties cannot be reduced by the limited service scope.
Not included (you handle these)
- Home search & tours — you find the properties and view them yourself, through open houses or showings you arrange. We do not schedule or attend showings under this package.
- Pricing & comparative market analysis — you research the market and decide your offer price; we execute and negotiate the terms you set.
Want these included? They are part of our full-service representation, with commission terms negotiated and agreed in writing.
How it works
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1
Sign the buyer representation agreement
A written buyer-representation agreement is required before ORI Homes provides covered brokerage services and within the timing required by California law and applicable MLS rules. The agreement states the service scope, $4,999 fee, payment terms, duration, and termination rights. It runs no more than three months and does not renew automatically. We review it with you before you sign.
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2
You find the home
Search, visit open houses, and shortlist on your own schedule. When you have found the one and decided what you want to offer, send it over.
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3
We write and negotiate the offer
At the price you determine, we prepare the offer, explain contract terms and available contingency choices, communicate your instructions, and handle counteroffers until an agreement is reached or you decide to stop.
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4
We manage escrow through closing
Disclosures, inspections, contingency deadlines, lender coordination, final walk-through, keys. The fee is paid at close of escrow through the settlement statement — if it never closes, you owe nothing.
The fine print, in plain language
- This is a limited-service arrangement. The services listed as "not included" above are excluded from the $4,999 fee. Everything else about our duties to you — fiduciary duty, honest dealing, and the disclosures required by California law — applies in full.
- The fee is fixed. $4,999, stated in your written buyer representation agreement. We cannot and will not accept compensation for this representation exceeding that amount, from any source.
- Nothing is owed upfront. The fee is due only at close of escrow.
- The agreement is short and terminable. Your buyer representation agreement runs for no more than three months and does not renew automatically.
- Seller payment is not guaranteed. At your direction, an offer may request seller payment toward the agreed buyer-broker fee. Any payment is negotiable and may be limited by the contract, appraisal, lender, and closing requirements.
- All real estate commissions and fees are negotiable and are not set by law.
- ORI Homes is a DBA of OriLoan Financial Inc., CA DRE License #02442430. If you choose to explore financing with our affiliate OriLoan Financial Inc. (NMLS #2808038), you will receive a written affiliated business arrangement disclosure; you are never required to use OriLoan for your loan.
Common questions
What does the $4,999 flat fee include?
Offer writing and negotiation, and escrow-to-close coordination. It does not include home tours/showings or pricing analysis — you find and tour homes yourself and decide what to offer. Those services are available through our full-service representation instead.
When is the fee paid?
At close of escrow, through the settlement statement. No upfront payment, and if your purchase never closes, you owe nothing.
Can the seller pay the flat fee?
It may be negotiated. At your direction, an offer may request seller payment toward the agreed fee. It is not guaranteed and may be limited by the contract, appraisal, lender, and closing requirements.
Do I need to sign anything before making an offer?
Yes. A written buyer-representation agreement is required before ORI Homes provides covered brokerage services and within the timing required by California law and applicable MLS rules. It states the service scope, fee, payment terms, duration (no more than three months, with no automatic renewal), and termination rights.
Can I switch to full service midway?
Yes. If you decide you want touring and pricing support after all, we simply replace the agreement with a full-service one on terms we agree in writing. No penalty.