There are thousands of homes and condos for sale throughout San Diego County.

But simply scrolling through new listings isn't necessarily the best way to find a deal.

If I were buying a San Diego home today, here are three things I wouldn't do.

1. I Wouldn’t Wait for the “Perfect” Market

Buyers frequently tell me they're waiting for mortgage rates to come down, home prices to fall, to save more money, or for the perfect house to appear.

There is nothing wrong with being patient.

But waiting and actively looking are two completely different things.

You don't have to buy simply because you're looking. But if you aren't watching the market, it can be much harder to recognize an unusually good opportunity when it appears.

2. I Wouldn’t Assume Asking Price = Selling Price

Some sellers won't move much on their price.

Others may be much more willing to negotiate.

The more useful question isn't simply, “What is the asking price?”

I look for clues including:

• Recent price reductions
• Longer time on the market
• Homes that fell out of escrow
• Vacant properties
• Dated homes or homes needing repairs
• Sellers competing against several similar homes
• Possible seller credits or financing incentives

None of these guarantee that a seller will accept less, but they can help identify where better negotiating opportunities may exist.

3. I Wouldn’t Look Only at the Homes Everyone Else Can Find

Most buyers open Zillow, Redfin or Realtor.com and start with the newest listings.

That's useful, but those are also the homes nearly every other buyer sees.

I would also want to know:

• Which sellers just reduced their price?
• Which homes fell out of escrow?
• Which properties have been sitting without selling?
• Which sellers may offer credits or better terms?
• Which properties may be available off-market?
• Which homes may have assumable low-rate financing?

Thinking About Selling Your San Diego Home?

This information matters just as much to sellers.

Your home's competition isn't simply every house in your neighborhood. It's the other homes today's buyers are comparing with yours.

Before selling, find out:

• What similar homes are asking
• Which competing sellers are reducing their prices
• What buyers are actually choosing
• What similar homes have recently sold for
• How your home should be positioned
• Whether I may already have buyers looking for a home like yours

*Conditions apply. Programs, guarantees, financing and assumable mortgage opportunities are subject to qualification, availability and applicable terms.