Errin Rust Realty

🏡🎉 Your offer was accepted! Now what?

Getting that “They accepted!” call is exciting.

But for most buyers, the celebration is quickly followed by:

“Okay…what happens now?”

Once you’re under contract, there are a lot of moving pieces happening at the same time. In a typical California home purchase, here are some of the big ones:

✓ Escrow opens & your deposit is due
Your earnest money deposit is submitted according to the terms and timeline in your purchase agreement.

✓ Inspections & due diligence begin
Now is the time to investigate the property, review disclosures and reports, and complete the inspections you’ve chosen.

✓ The appraisal is ordered
If you’re financing the purchase, your lender will generally order an appraisal as part of the loan process.

✓ Your loan keeps moving
Underwriting continues while your lender verifies documentation and works toward final loan approval.

✓ Contingencies are addressed
Inspection, appraisal and loan contingencies may have specific terms and timelines in your contract. Removing a contingency is an important decision—not simply something you do because a date appears on the calendar.

✓ Final walk-through
Shortly before closing, you’ll typically visit the property again to verify its condition and, when applicable, check agreed-upon repairs.

✓ Sign, fund & record
Final documents are signed, the required funds are transferred, and once the transaction records with the county…

🔑 It’s officially time for the keys!

There can be a lot happening between “offer accepted” and “welcome home.”

A big part of my job is keeping my buyers informed throughout the process—what’s happening now, what’s coming next, what deadlines matter, and what decisions need to be made along the way.

You shouldn’t have to wonder what happens next.

Save this one—you’ll want it when your offer gets accepted. 🏡

🏡 Westlake Village or Thousand Oaks — which lifestyle fits you?

They’re right next to each other, but choosing between Westlake Village and Thousand Oaks isn’t just about finding the right house. It’s about finding the community—and ultimately the neighborhood—that fits the way you want to live.

Westlake Village offers a smaller-city feel with 20 neighborhoods, a lake-centered lifestyle, beautiful homes and estates, dining and shopping, and access to parks and trails.

Thousand Oaks covers a much larger area, with a wide variety of neighborhoods and home styles, extensive open space and trails, parks, shopping, dining, and entertainment.

But here’s something buyers don’t always realize:

The right choice may come down to the specific neighborhood—not just the city name.

Two homes only a few miles apart can offer very different surroundings, commute considerations, school assignments, HOA amenities, lot sizes, access to trails and shopping, and overall atmosphere.

That’s why when I’m helping someone explore the Conejo Valley, I don’t just ask:

“What kind of house do you want?”

I also want to know how you actually want to live.

Do you want to be close to the lake?
Prefer more open space?
Want trails nearby?
Need convenient freeway access?
Looking for a certain lot size or type of neighborhood?
Want to be close to particular shopping, dining, or activities?

Because finding the right home is only part of the equation.

A home fits your needs. A neighborhood should fit your life.

If you’re considering Westlake Village or Thousand Oaks, I can help you compare the areas, narrow down the neighborhoods that fit what you’re looking for, and make sure you’re asking the right questions before you choose. 🏡🔑

🏡 Your home is more than a number.

Online home-value estimates can be a useful starting point. But they don’t always tell the whole story.

An algorithm can see data—square footage, bedrooms, bathrooms, lot size and recent nearby sales.

What it can’t fully see is what makes your home different.

Maybe you remodeled the kitchen. Maybe your lot has more privacy. Your home may have a better floor plan, a great view, beautiful natural light, or a location within the neighborhood that buyers particularly value.

And sometimes two homes that look almost identical on paper can sell for very different prices.

That’s why I look beyond the numbers when evaluating a home. I consider the comparable sales and the details that can affect how buyers perceive and value your particular property.

Online estimates are a useful data point.

They just aren’t the full market picture.

If you’re curious what your home might be worth—even if selling isn’t on your radar anytime soon—I’m always happy to give you a more personalized look at what the current market is saying.

No pressure. Just good information. 🏡

5 things buyers notice in the first 5 minutes. 🏡

When you're preparing a home to sell, it’s easy to focus on the big things — the kitchen, bathrooms, flooring, upgrades.

But buyers start forming an opinion almost immediately.

Here are 5 things they’re likely to notice first:

✓ Curb appeal — landscaping, the driveway, front door and overall condition before they even walk inside
✓ How the home smells — pets, cooking odors, smoke or heavy fragrances can make an immediate impression
✓ Cleanliness — floors, windows, counters and bathrooms matter more than many expensive upgrades
✓ Light & space — bright, uncluttered rooms tend to feel larger and more inviting
✓ Signs of maintenance — peeling paint, loose handles, burned-out bulbs and little repairs can make buyers wonder what else hasn't been maintained

The good news?

Most of these things don't require a major renovation.

Sometimes a weekend of cleaning, decluttering, landscaping and taking care of small repairs can have a bigger impact than spending thousands on an improvement buyers may not even value.

When you're getting ready to sell, spend your money where buyers will actually notice it.

Save this checklist for when it’s time to get your home market-ready. 🔑