10 Real Estate Lies Buyers and Sellers Should Watch Out for in Los Angeles

Buying or selling a home in Los Angeles is a major financial decision, and the advice you receive can influence how much you spend, how you price your property, and which risks you take. But not every real estate claim deserves your trust.

In a recently released episode of Eat Live Love San Fernando Valley, Scott Himmelstein of the Scott Himmelstein Group discusses 10 common real estate claims he believes buyers and sellers should question. Drawing on his experience in the Los Angeles and San Fernando Valley markets, Scott explains how pressure tactics, unrealistic promises, and incomplete information can lead to costly decisions.

Whether you’re buying your first home, preparing to sell in Porter Ranch, or exploring properties in Granada Hills, Woodland Hills, or elsewhere in Los Angeles, understanding these claims can help you ask better questions and make decisions based on your own circumstances.

1. “Now Is a Great Time to Buy”

You may hear that now is the perfect time to buy a home because prices are rising, interest rates have changed, or the market could become more competitive.

Scott’s advice is to look beyond the timing of the market and consider your financial readiness first.

Buying a home involves more than a down payment and monthly mortgage payment. Homeowners also need to budget for property taxes, insurance, maintenance, repairs, utilities, and other expenses associated with ownership.

During periods of intense competition, some buyers may feel pressured to move quickly out of fear that waiting will make homeownership impossible. However, stretching your finances too far can create difficulties long after the transaction closes.

What buyers should do: Review your budget, understand your expected monthly costs, and consider how a home purchase fits your financial goals. A good agent should help you evaluate your options, not pressure you to buy before you’re ready.

2. “Let’s List High and Lower the Price Later”

For sellers, one tempting promise is that a home can be listed above its likely market value and adjusted later if it doesn’t attract offers.

Scott describes this practice as “buying the listing.” In this situation, an agent may suggest an overly optimistic price to persuade a homeowner to sign a listing agreement.

The problem is that an inflated asking price can discourage qualified buyers from scheduling showings. If the property remains on the market longer than expected, buyers may begin questioning its value or assume the seller is willing to negotiate substantially.

Price reductions can eventually become necessary, but they don’t always restore the initial excitement surrounding a new listing.

Scott emphasizes the importance of the first two weeks on the market, when a new property can attract attention from buyers actively searching for a home.

What sellers should do: Ask your agent to provide comparable recent sales, competing active listings, pending properties when relevant, and an explanation of how those properties support the proposed asking price. A pricing recommendation should be based on evidence, not simply the highest number presented during a listing appointment.

3. “You’ll Easily Get Above Asking Price”

Selling above the asking price is possible, particularly when a property is priced strategically and attracts strong buyer demand. However, it should never be treated as a guarantee.

Market conditions can differ significantly between neighborhoods and even between individual properties. Factors such as location, condition, pricing, inventory, and buyer demand can influence the offers a seller receives.

Scott points out that a competitive market can change quickly. A home that attracts multiple offers under certain conditions might receive a very different response when borrowing costs or buyer demand shift.

An agent who promises an above-asking sale without supporting the claim with relevant market data may be creating expectations that the property cannot meet.

What sellers should do: Review comparable sales and current competition with your agent. Discuss a realistic range of potential outcomes and decide on a pricing strategy that reflects your priorities, rather than relying on an unsupported promise.

4. “You Must Waive the Home Inspection to Win”

In a multiple-offer situation, buyers may hear that waiving a home inspection is necessary to make their offer competitive.

Scott strongly cautions against giving up important protections simply because an agent says it will help secure the property.

A home can look beautiful during a showing while still having expensive underlying problems. Potential issues involving the foundation, roofing, plumbing, electrical systems, or heating and cooling equipment can create substantial costs after closing.

An inspection does not guarantee that every defect will be discovered, but it can help buyers better understand the property’s condition and make a more informed decision.

Scott suggests discussing alternatives, such as a shorter inspection period or arranging a pre-offer inspection when the seller permits it. The options available will depend on the transaction, contract terms, and local practices.

What buyers should do: Understand the risks before agreeing to waive any contingency or inspection. Ask your agent to explain your options and consult qualified inspection professionals when appropriate. Never surrender a protection you value simply because you feel pressured to compete.

5. “I Have Access to Homes Nobody Else Can See”

Off-market properties do exist, and private opportunities can sometimes be useful for buyers and sellers. However, claims of exclusive access deserve careful consideration.

Scott explains that buyers may be encouraged to work exclusively with an agent in exchange for access to properties that aren’t publicly advertised.

One question to ask is whether the agent would also represent the seller in the same transaction. Representing both parties may be permitted under applicable rules when the required disclosures and consent are handled properly, but the arrangement can create potential conflicts of interest.

Sellers should also carefully evaluate promises that an agent can sell their property privately to a ready-made list of buyers.

A private sale may offer convenience or privacy in certain circumstances. However, limiting public exposure can also reduce the number of buyers who have an opportunity to compete for the property.

What buyers and sellers should do: Ask how off-market opportunities are sourced, whether the agent has an existing relationship with the other party, how representation and compensation work, and what alternatives are available. Sellers should compare the potential benefits of privacy with the possibility of reaching a broader pool of buyers through public marketing.

6. “You Cannot Buy a Home Without 20% Down”

The idea that every buyer needs a 20% down payment is a common misconception.

While a larger down payment can strengthen a buyer’s financial position and may help in competitive situations, it is not a universal requirement for purchasing a home.

Depending on eligibility, loan type, lender requirements, and the property, buyers may have access to programs with lower down payments. FHA-insured mortgages can allow down payments as low as 3.5% for eligible borrowers, certain conventional mortgage programs offer down payments around 3%, and eligible VA borrowers may qualify for a loan with no down payment.

Lower down payments can come with other costs or requirements, including mortgage insurance for some loan types, so buyers should compare the full cost of each option.

What buyers should do: Speak with a qualified mortgage lender about your income, credit profile, savings, eligibility, and expected monthly payment. Explore multiple financing options instead of assuming you must save 20% before you can begin the process.

7. “An Open House Is What Will Sell Your Home”

Open houses can be a useful part of a property’s marketing plan, but they are not a guaranteed route to a sale.

They give prospective buyers an opportunity to see a property during a designated time window. They can also be convenient for sellers who prefer to concentrate some of the activity rather than accommodate numerous individual showings.

However, a successful sale usually depends on several factors working together, including pricing, presentation, marketing, property condition, and buyer demand.

Scott also raises a point sellers may not always consider: open houses can provide agents with opportunities to meet potential clients who attend without representation. That doesn’t mean open houses are inherently ineffective or inappropriate, but sellers should understand the purpose of each marketing activity.

During the video, Scott cites a National Association of Realtors figure suggesting that only 3% to 5% of homes sell directly because of an open house. That figure should be checked against the original research and its methodology before being used as a current, independently verified statistic.

What sellers should do: Ask how an open house fits into the broader marketing strategy. Discuss online exposure, professional photography, showing availability, buyer outreach, and how the agent will evaluate whether the marketing plan is generating interest.

8. “Don’t Worry About the Interest Rate. You Can Always Refinance Later”

The phrase “date the rate, marry the house” suggests that buyers should focus on finding the right property and refinance when interest rates fall.

Refinancing can be a useful financial option, but future interest rates are uncertain. There is no guarantee that rates will fall, that a borrower will qualify for a new loan, or that refinancing will produce meaningful savings.

A refinance also involves costs. Depending on the loan terms and the borrower’s circumstances, those expenses may offset some of the benefit of a lower interest rate.

Most importantly, buyers must be able to manage their mortgage payments under the financing terms they accept today.

What buyers should do: Calculate the expected monthly payment using the actual loan terms, and include taxes, insurance, and other housing expenses. Consider how the payment would affect your budget if rates remain elevated for longer than expected. Treat refinancing as a possible future option, not a guaranteed solution.

9. “Other Agents Can’t Do What I Do”

When interviewing agents to sell a home, you may hear negative comments about other professionals you’re considering.

Scott says this type of tactic is a warning sign when an agent relies on rumors, personal attacks, or unsupported claims instead of demonstrating their own qualifications.

Choosing an agent is an important decision, and comparing professionals is reasonable. However, the comparison should focus on relevant evidence, such as experience with similar properties, communication, marketing plans, pricing analysis, negotiation approach, and client service.

An agent should be able to explain what they offer without relying on claims about another agent’s personal circumstances or future career plans.

What sellers should do: Interview multiple agents if you wish, ask each one the same core questions, and compare their proposed strategies. Request examples of relevant experience and a clear explanation of how each agent plans to market and manage your property.

10. “The Market Is About to Crash, So You Must Act Now”

Fear-based predictions can push buyers and sellers into decisions they might otherwise approach more carefully.

Some agents may warn that prices are about to surge, urging buyers to purchase immediately. Others may predict a major decline and encourage homeowners to sell before values fall.

Although real estate markets can experience corrections and changing conditions, no agent can reliably guarantee exactly when prices will rise or fall across every Los Angeles neighborhood.

Local market conditions can also vary. Trends affecting one community or price range may not reflect what’s happening elsewhere in the San Fernando Valley.

Scott’s central point is that fear should not replace an assessment of your actual needs and circumstances.

What buyers and sellers should do: Look at relevant local data, consider your timeline, and evaluate your financial position. If you’re buying, determine whether the property and payment fit your needs. If you’re selling, consider your reasons for moving, your likely proceeds, and your next housing plan.

How to Choose a Real Estate Agent You Can Trust

The common thread connecting these 10 claims is the importance of informed decision-making. Whether you’re purchasing a home or preparing to sell, your agent should help you understand the choices available to you, including their potential benefits, costs, and risks.

Before committing to an agent, consider asking these questions:

• How did you determine the recommended price? Ask for comparable sales and a clear explanation of the pricing strategy.
• What are the risks of this approach? A trustworthy professional should be willing to discuss drawbacks as well as benefits.
• What other options do I have? Understand the alternatives before agreeing to waive protections, accept financing terms, or choose a marketing strategy.
• How will you communicate with me? Establish expectations for updates, questions, and important decisions.
• How are you compensated, and who do you represent? Ask for clear explanations of agency relationships, compensation, and any potential conflicts of interest.

You don’t need an agent who tells you what you want to hear. You need a professional who helps you understand the information, asks the right questions, and respects your decision-making process.

Making Informed Real Estate Decisions in Los Angeles

Buying or selling a home in Los Angeles, Porter Ranch, Granada Hills, Woodland Hills, or another Southern California community requires more than following a catchy slogan or reacting to market predictions.

The right decision depends on your financial readiness, the property’s condition, relevant market data, your timeline, and your personal goals.

As Scott emphasizes in his video, being ready to buy or sell matters more than being pressured by a prediction about what the market might do next. Sometimes the right next step is to move forward. Other times, waiting and preparing may be the more sensible choice.

The goal is to make a decision you understand and can live with, rather than one driven by fear, unrealistic promises, or incomplete information.

Watch the Video

Want to hear Scott Himmelstein explain all 10 real estate claims in more detail? Watch the previously released video from the Scott Himmelstein Group for his perspective on buying and selling homes in Los Angeles and the San Fernando Valley.

If you’re considering a move in Porter Ranch, Granada Hills, Woodland Hills, or elsewhere in Southern California, use these questions as a starting point for a more informed conversation with your real estate and mortgage professionals.