Average saved on purchase price
$10,000
One buyer put it simply: “I ended up saving a few thousand dollars I had not planned on.”
For home buyers · Exclusive Home Acquisition System
Win the home.
Never overpay.
Southern California moves fast. Get a negotiator with 50+ years and 600+ closings who brings the data, finds homes first and makes sure the price is right.
Buying is a big decision
Sound familiar?
- Paying too much
- Losing homes that sell in a weekend
- Never finding one you love
- Waiting days for an update
- Wondering if now is the right time
Most agents sell one or two homes a year. I’ve closed more than 600, as a broker, a flipper and a buyer myself. I’ve seen every kind of deal, and I’ll make sure you never pay more than a home is worth.
What you get
Experience you can use.
01Negotiation
A negotiator on your side of the table
Fifty years and 600+ closings of practice. I protect your interests, not the deal's, and I'll tell you when a house isn't worth it.
02Market data
Real numbers on every home you tour
Comparable sales, price history and days on market for each house, so every offer is built on evidence, not emotion.
03MLS alerts
First to know, every time
A custom feed that hits your inbox the second a match is listed on the MLS. No more finding out after it’s pending.
04Off-market
Homes other agents won’t show you
As a flipper, investor and broker, I hear about homes before they’re listed, and some that never will be.
Find your corner of Orange County
A place you’ll love
to call home.
Ocean air, a little more room, or closer to everything. A city with a guide opens here. The others open a home search.
Not sure where to start? Ask Joe
21 cities to explore
Along the coast
Find your place by the Pacific.
- Capistrano Beach homes for sale (opens in a new tab)
- Corona del Mar homes for sale (opens in a new tab)
- Dana Point local guide
- Huntington Beach homes for sale (opens in a new tab)
- Laguna Beach local guide
- Newport Beach homes for sale (opens in a new tab)
- Newport Coast homes for sale (opens in a new tab)
- San Clemente homes for sale (opens in a new tab)
In the heart of OC
Explore familiar favorites and new possibilities.
Toward the foothills
Start your search a little further inland.
No cities match that search. Try another name, or ask Joe about your area.
Guides open on this site. Cities without a guide still open a home search on HomeASAP in a new tab. See the city guides.
Try it yourself
Two markets. Two offer strategies.
Choose the market, then drag your offer along the same example sales to compare how your strategy changes.
Use your negotiating room.
More choice, fewer competing buyers. Explore a lower opening offer and leave room to negotiate price, repairs or closing-cost credits.
- Start below asking, backed by comps.
- Ask about credits and needed repairs.
- Keep inspection and financing protections.
The home
4 bd · 3 ba · Mission Viejo
Asking
$1,195K
Your offer
- Sold for $1,148K
- Sold for $1,162K
- Sold for $1,171K
- Sold for $1,181K
- Sold for $1,190K
- Sold for $1,198K
- Sold for $1,207K
- Sold for $1,224K
Room to negotiate
An opening offer below asking with room for a counter. Consider repair or closing-cost credits alongside price; seller motivation still matters.
Hypothetical prices and market scenarios, not a live valuation or a guarantee. Your real comps and offer strategy are tailored to each home.
How it works
From first call to front door.
Five clear steps. You’ll always know where you are and what comes next.
Step 1: Free consultation
We talk through what you need, where you want to live, and your timeline. No pressure, no obligation.
Step 2: Your buying plan
I connect you with a lender to get qualified and build a custom plan with a budget you’re comfortable with.
Step 3: Concierge search
Your personalized MLS feed goes live, plus off-market leads. I tour with you and bring the data on every home.
Step 4: Win the offer
We price the offer from the comps, not the asking price, and structure it to beat multiple offers without overpaying.
Step 5: Escrow & keys
Inspections, appraisal, repairs and paperwork are handled. Many of my buyers close in under 30 days.
Buyers in their words
Families who found their home.
“Joe really listened to every request and desire we had in our search for our future home. Our escrow closed in under 30 days without a problem.”
“Wow, what an agent. He found me a property in two days and we closed escrow 15 days later. The smoothest transaction I have ever been involved with.”
“I particularly liked him protecting my interest rather than just completing the sale. I ended up saving a few thousand dollars I had not planned on.”
“Joe is one of the most experienced and knowledgeable realtors I know. His career, his clients far exceeds others in the industry. Whether you are a homeowner or a real estate, investor Joe’s ability to handle your transaction, buying or selling, will stand second in them”
“We’ve worked with Joe Homs and Pellego for several years now. He’s helped us sell property, purchase a dream home, and manages a rental property for us. Joe is truly top notch in his field, and we couldn’t be happier or more grateful for all of the services and quality support he provides. Thank you Joe!”
“Joe is an excellent resource for all your real estate needs. Whether you're looking to buy/sell a home or you're an investor and need to tap into his 40+ years of experience. Joe is very prompt and goes out of his way to make himself available to you. Highly recommended!”
Google reviews
4.9 stars from 63 Google reviews
Joe is one of the most experienced and knowledgeable realtors I know. His career, his clients far exceeds others in the industry. Whether you are a homeowner or a real estate, investor Joe’s ability to handle your transaction, buying or selling, will stand second in them
Michael MorawskiRead review on Google (opens in a new tab) We’ve worked with Joe Homs and Pellego for several years now. He’s helped us sell property, purchase a dream home, and manages a rental property for us. Joe is truly top notch in his field, and we couldn’t be happier or more grateful for all of the services and quality support he provides. Thank you Joe!
Jacquie TwomblyRead review on Google (opens in a new tab) Joe is an excellent resource for all your real estate needs. Whether you're looking to buy/sell a home or you're an investor and need to tap into his 40+ years of experience. Joe is very prompt and goes out of his way to make himself available to you. Highly recommended!
Reza ZRead review on Google (opens in a new tab) I am a real estate newbie and needed some help and direction. Joe has been very helpful and insightful. He has inspired me to begin my real estate journey and has given me direction to succeed. I am looking forward to learning more and grateful to have had the opportunity to link up with him
Cameron JonesRead review on Google (opens in a new tab)
First home or next home
Questions buyers ask me.
Don’t see yours? Text me and I’ll answer it personally.
Is now a good time to buy?
It depends on your plans more than the headlines. If you’ll stay five years or more and the payment fits, buying usually beats waiting. I’ll show you the real local numbers so you can decide for yourself.
How much do I need for a down payment?
Less than many people think. FHA loans start at 3.5% down and some conventional loans at 3%. VA loans can be zero down. I’ll connect you with lenders who can qualify you for the right program.
What does it cost to work with you as a buyer?
Our first consultation is free. We’ll go over compensation in writing before you tour homes, and in many sales the seller covers some or all of it. You’ll never be surprised at closing.
How do I win in a multiple-offer situation?
Price is only part of it. A strong pre-approval, clean terms, a realistic closing timeline and an agent the listing agent trusts all matter. I’ve been on both sides of hundreds of these deals.
I already own a home. Do I buy first or sell first?
Each has trade-offs. Selling first gives you certainty; buying first avoids a double move. We can look at bridge loans, rent-backs and contingent offers to find the right order for you.
Can you assume a low-rate FHA or VA loan for me?
Sometimes, yes. Assumable loans are an overlooked way to keep a much lower rate. I wrote a book on it, Assuming Advantage, and I’ll tell you whether a home you love qualifies.
Do you speak Spanish?
Sí. I’m fluent in Spanish and happy to handle your whole purchase in either language.
Free buyer consultation
Let's find your
next front door.
Call, text or email and we'll talk through your budget, neighborhoods and timeline. No pressure, just a plan.
Work(949) 625-4533Direct cell(949) 394-0149Emailjoe@pellego.comVisit the office23121 Verdugo Dr #100
Laguna Hills, CA 92653
Laguna Hills, CA 92653
Text Joe now
Prefer to text? Same number. Hablo español.