The short answer
If someone told you to waive inspection in Cerritos or lose the house, in Christine’s experience you do not have to buy blind. You can include an inspection contingency in your offer and still compete. Some buyers still choose to shorten or waive it when a home draws a lot of interest. That is a real choice with real risk, and it is yours to make with your agent’s advice.
Cerritos homes averaged 17 days active in MLS in Q3 2026 (CRMLS, pulled October 3, 2026), so asking how to keep your protection is a fair question.
Christine Almarines is a top real estate agent in Buena Park and Cerritos helping homeowners sell in Orange County and Los Angeles County. She also sits down with Cerritos buyers to plan an offer that competes without giving up the right to look first.
The numbers in this article cover single-family detached homes in Cerritos from CRMLS, January 2025 through September 2026. The advice about inspections and offers reflects Christine’s experience, is not a finding from the data, and is not legal or inspection advice. An inspector, an attorney and a lender answer the questions in their fields.
Do you have to waive the inspection to buy a home in Cerritos?
No, not as a rule. In Christine’s experience, a well-prepared buyer can write a competitive offer in Cerritos and keep an inspection contingency.
In Christine’s experience, during the frenzy years many buyers waived inspections because they felt someone else would. In her experience, buyers in this area do not face that same pressure on every home right now. Cerritos still moves quickly, though, and some homes will draw more than one offer. Your plan should account for that.
What does the Cerritos market look like for a buyer right now?
It is fast, with a little more choice than a year ago.
Single-family detached homes in Cerritos, from the California Regional Multiple Listing Service (CRMLS), pulled October 3, 2026.
| Measure | Q3 2026 | Q3 2025 | Change |
|---|---|---|---|
| Average sale price | $1,221,457 | $1,211,063 | Up 0.9% |
| Closed sales | 59 | 50 | Up 18% |
| New listings | 76 | 54 | Up 41% |
| Average days active in MLS | 17 | 25 | 8 days faster |
| Percent of original price received | 99.7% | 100.6% | Down 0.9 points |
How to read it:
- The pace is quick. Cerritos homes averaged 17 days active in MLS, against 39 days across the broader CRMLS region. That is the time a home was listed before an accepted offer, not the length of escrow.
- Sellers came close to full price. Sellers received 99.7% of original price, down from 100.6% a year ago and 101.7% in Q2 2026. This figure includes homes that had a price cut.
- More homes to look at. New listings rose 41%, so buyers had more homes to choose from than in Q3 2025.
- Read the steadier signals first. Cerritos had 59 sales, so days on market and percent of original price tell you more than the average price, which a few sales can move. For the year, January through September 2026 averaged about 2.8% above the same months of 2025 ($1,256,515 against $1,222,607).
What does an inspection contingency give you, and what does waiving it give up?
An inspection contingency, as Christine describes it, lets you have the home inspected and, depending on your contract terms, ask for repairs or a credit or choose to cancel. Waiving it can make an offer look simpler to a seller, but you give up that window to learn and respond.
| Keeping the contingency | Waiving it | |
|---|---|---|
| What you learn | An inspector looks at the home’s visible condition before you are fully committed | You may still learn about the home, but with less room to act on it |
| What you can ask for | Depending on the contract terms, repairs, a credit, or the option to cancel | Fewer options once the offer is accepted |
| What you risk | A seller may prefer an offer with fewer conditions | Taking on repairs you did not plan for |
| Who decides | You, with your agent’s advice | You, with your agent’s advice |
Neither column is a promise. The contract terms decide what you can ask for and when.
What can make an offer strong without giving up your protection?
A clear, prepared offer often speaks louder than a waived contingency. Here are ideas to talk through with your agent. They are ideas, not guarantees.
- A lender’s pre-approval in hand before you tour, so the seller sees you are ready.
- A clean, easy-to-read offer with no loose ends or confusing terms.
- Quick responses to questions and counteroffers.
- Flexibility on the closing date if your situation allows it.
- A short note to the seller about why the home fits your family, if your agent thinks it suits the situation.
In Christine’s experience, together they show a seller you are serious without skipping the look.
What would you actually look at, under the hood?
You would look at the parts of the home that can be costly to fix, such as the roof, the foundation, and the major systems: plumbing, electrical, heating and cooling, and the water heater.
These are examples, not a full list. A standard inspection does not cover every item. If the inspector spots something, they may recommend a specialist, such as a sewer, roof, or foundation inspector. Think of an inspection as a snapshot of what can be seen on one day. It does not guarantee the home’s condition.
Buying a home in Cerritos is likely one of the largest purchases you will make. Christine believes you should get to look before you commit.
What if the inspection finds something?
You usually have three paths, depending on your contract terms. You can ask for repairs, ask for a credit, or decide not to go forward.
Which one makes sense depends on what was found and what it may cost. A small item may not change your plans. A large one may. Your agent helps you weigh it.
Ready to plan an offer that competes and still protects you?
If you are starting your search in Cerritos or nearby Artesia, Norwalk, Lakewood, Bellflower, La Mirada, or Buena Park, the best time to plan your offer is before you find the home.
Message Christine and tell her what you are looking for in Cerritos. She will walk you through how to structure a strong offer that still protects you.
An inspection is not a guarantee, and contract terms decide what you can ask for. Your agent, an inspector and, for legal questions, an attorney can explain them.
FAQ
Do I have to waive the inspection to buy a home in Cerritos?
In Christine’s experience, no. Even if you were told to waive inspection in Cerritos to win, you can keep an inspection contingency and still compete. Some buyers still choose to shorten or waive it, and that decision is yours with your agent’s advice.
How fast are Cerritos homes selling?
Single-family detached homes in Cerritos averaged 17 days active in MLS in Q3 2026, down from 25 a year earlier (CRMLS, pulled October 3, 2026). That is listing time before an accepted offer, not escrow.
What does a home inspection look at?
An inspector may look at the roof, the foundation, plumbing, electrical, heating and cooling, and the water heater. It does not cover every item, and an inspector may recommend a specialist.
Does an inspection guarantee the home’s condition?
No. It shows what an inspector could see on one day, and it is not a guarantee.
Will a seller accept my offer if I keep the inspection contingency?
No one can promise that. In Christine’s experience, a clear, prepared offer can still compete, and your agent can help you decide what to include.
Who can help me buy a home in Cerritos?
Christine Almarines, licensed since 2004, works with buyers in Cerritos and the surrounding area. Book a consultation or start the Buyer Bootcamp course.
Related reading
- How to structure a winning offer
- Cerritos community page
- Cerritos Real Estate blog category
- Buyer Bootcamp Course
Source: All market data is from the California Regional Multiple Listing Service, Inc. InfoSparks © 2026 ShowingTime Plus, LLC. Single-family detached, Cerritos, monthly data January 2025 through September 2026, as of October 3, 2026. Quarterly figures calculated from monthly data.
If you’re thinking about buying and want to know what makes sense for you in today’s market, I’d be happy to help.
