Listing Your Home For Sale In 2024

Listing your home for sale in 2024 Listing your home in 2024 is mostly the same, but a little different than it was in the past. In this blog I’ll strive to outline the basics of selling your home with a realtor and set expectations for what might transpire once a listing agreement is signed.  Prepare:  First of all, prepare to interview an agent by gathering any relevant documentation:  Mortgage Payoff Statement Interest rate of the mortgage Closing documents A copy of the deed Homeowners insurance policy HOA documents, CC&Rs, etc. Home improvement, maintenance and repair records Manuals and warranties The First Meeting: Interview agents at the property.  Interview realtors to find a good fit. They will walk the property, take photos and generally observe the condition of the home. Your realtor will collaborate with you to create a good strategy to sell. So, it’s important that you choose wisely. The realtor will market the property, advise you every step of the way, and communicate and negotiate with buyers and agents directly so you don’t have to. Real estate transactions can become fraught with emotions, so having a level headed, skilled listing agent is very valuable.   Pricing: Steps to the Net Sheet  The Net Sheet is a document prepared by the listing agent outlining the expenses and potential net to be expected at closing.  Examining the Property After walking the property, taking into consideration relevant market data and the current condition of the home the agent will create a comparative market analysis (CMA) to provide a relative picture of the value of the property given the current market conditions and provide a broker’s price opinion (BPO) suggesting a list price. Some agents will suggest taking a proactive approach by hiring a home inspector for a pre-listing inspection. Note that, If material defects are found in the pre-listing inspection, the seller will be required by law to disclose that information to buyers submitting offers. If the home presents pricing challenges due to the uniqueness of the property, or other issues such as a lack of comparable sales, a pre-listing appraisal might also be in order. Also note, sellers aren’t obligated to share pre-listing appraisals or inspection reports with buyers.   A preliminary title check will help the agent and seller to understand what’s owed on the property, and bring up any issues with the title such as liens, or other problems that could impact or delay the sale of the home. In Oregon, unless the home is vested in a trust where the seller does not have sufficient knowledge of the property to provide disclosures, Seller’s disclosures are required when selling a home. This document is the seller’s statement regarding the condition of the home. Be honest when disclosing any known defects, as there could be legal consequences down the road for deceiving a buyer by hiding this information.  Listing Agreement: After you’ve made a decision regarding a realtor, expect to sign a listing agreement. The listing agreement is a contract with the realtor to market the home. It will outline what the realtor’s duties are and what they will get paid. At this point, you will have your first negotiation in the sale process: coming to an agreement on realtor fees and structure.  Listing Fees:  There is no standard listing fee paid to agents. Listing agents and buyers agents are paid by agreed upon commissions or flat fees when the sale is complete. These fees have always been negotiable, and remain so. In the past, it was generally expected that the seller would budget to offer to pay the buyer’s broker from the proceeds of the sale. (i.e. listing fee = 6% of sale price, to be split 50/50 with buyers broker at closing). The buyer’s agent commission amount was included in the listing and published on the MLS.  At this point, the commission structure has been decoupled, and advertising it on the MLS is no longer allowed. Buyers are now required to agree to be responsible for a set fee or commission rate with their broker at closing. When submitting an offer, they may request that the seller contribute to that expense with seller concessions or price reductions. Discuss the ins and outs of offering a buyers agent commission with your listing agent to set expectations surrounding this element of the sale.  Marketing Costs: Upfront marketing costs might be covered by the listing agent, the seller or both. Discuss this with your agent. Budget for basic marketing such as photos, videos, staging, fliers, home books, cleaning, open houses or events, and updates to the home to improve marketability. Common updates include painting, landscaping, new appliances, carpet, etc. Obvious repairs might also be in order to improve curb appeal - think roofing, flooring, hazardous sidewalks, systems upgrades like a furnace or HVAC/Heat pump, oil tank, cesspool or septic decommissioning, etc.  Closing Costs:  Aside from physically preparing your home for sale, a top consideration for most sellers is….. an age old question, what will it cost me to sell my home? Aside from realtor fees and marketing expenses, sellers have closing costs too. In Oregon, expect to pay 2 - 3% of the sale price for various closing costs including: Seller concessions or discounts - negotiated as part of the sale Home transition costs - property taxes, or if relevant, HOA fees Outstanding balances: The costs are variable according to the situation and could include a mortgage, home equity loans, HELOCS, accrued interest, prepayment penalty.  Administration & Taxes fees: Attorney’s fees, title search, title insurance, transfer tax (if applicable), escrow fees Outstanding expenses: Utility bills, HOA estoppel fee, municipal lien search Now that all of these elements have been considered, it’s time to list the home.  Real Estate sellers have control over price, condition and access. Sellers don’t control market conditions!  Price: Price will be dictated by data, the condtion of the home, and market conditions. It is not dictated by what the neighbors home sold for, what you paid for it or need to make on it,  or what the seller believes it’s worth.  Condition: The condition of the home is up to the seller. If repairs need to be made or maintenance is in order when it’s listed, expect that buyers will approach these when negotiating. Remember, it’s not just the buyer who may have issues with the condition or price point of the home. Lenders play into this part of the sale as well. If the house isn’t up to snuff and can’t be financed, the buyer pool will shrink and it may take longer to sell the home.  Access: Consider that potential buyers will need good access to tour the home in order to make a decision. Make the home accessible by preparing to show it. Vacant homes are easier to show and allow the buyer to see the home for what it is without the seller’s personal belongings providing visual noise. Keep the home secure. It’s surprising how often vacant homes for sale are broken into or occupied by squatters. This is a huge turn off for a buyer!  If the home is occupied, keep it clean and organized so it’s a pleasant experience for agents and buyers touring the home. Make appropriate arrangements for pets during showings. Remove any trash or junk from the property that could be dangerous or attract unwanted pests.  Marketing: Work with your agent to come up with a comprehensive marketing plan. Every marketing plan is different, but your agent will likely have systems in place to facilitate the sale of the home to get it sold for a top dollar amount in a timely fashion. They are your trusted professionals, so listen to their suggestions and take them seriously!  In conclusion, I hope this information helps on your journey to selling your home. If you’d like a personalized evaluation of your home value, or to explore your options when considering a sale, I’m here to help!  Sam Densmore/Realtor/Inhabit Real Estate/ 08/30/2024 All Rights Reserved

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Your Personalized Home Purchase Plan for 2024: For First Time And Experienced Home Buyers

Your Personalized Home Purchase Plan for 2024: For First Time And Experienced Home Buyers The home purchasing process is a daunting undertaking for most buyers. It can difficult to know where to start! Like my friend Ethan says, "Failing to plan is planning to fail...". You need a plan! The real estate market is complicated and prices are always adjusting to economic conditions. Additionally, there are new rules regarding Realtor compensation that will have an effect on affordability and budget planning.  In this blog, I'm attempting to break the process down with a time honored set of questions that will help focus your thoughts and provide information at the same time: Why? What? Where? Who? When? & How? Grab a pen and paper or your favorite note taking device and prepare your customized plan!  Why are you buying a house?  This is possibly the most important question to ask when pursuing the goal of home ownership. You may have more than one reason. Only you can answer this question!  Why are you interested in buying a home?  What kind of house do you want to buy? What kind of home are your imagining yourself living in?  Type of home  Criteria Price Range Where do you want to live? - Consider the important questions - Affordability? Lifestyle? Urban, Suburban or Rural? Walkable or no? Peace and quiet or bustling city scape? Consider access - the proximity to transportation routes, work, family, and recreation.  Location(s) Who can help you buy a house? - Your Realtor and Lender will be your trusted fiduciaries along the way. It's ideal if they have a professional working relatoinship already, since they will be working in lockstep from the start of your journey to closing. Accesibility to these personel, and their responsiveness is important. The real estate business moves very quickly and is oftentimes centered around the weekends.   Realtor/Buyers Agent  Lender When do you want to move in? - The best time to buy a house is when it's best for you. That said, there are seasonal trends that can make the process more or less stressful. Consult with your agent about the local market and add this into your considerations regarding your timeline.  What is your timeline to purchase & move?  How do you find a Realtor & Lender? - How do you find a realtor & lender? Ask your friends & family for referrals! You might also meet agents and lenders at open houses. After you have your personell in place, the journey really begins.  Lender/Loan Application - Discuss with the lender what paperwork you need to submit in your loan application. Explore loan products with them as well.  Down Payment Assistance Programs (DPA, VA, etc.) Explore you local housing organizations to research what programs might be available to help you.  Realtor/Buyers Agent - Some sort of buyers representation contract is now required to foster a rlationship with a realtor. Once you've found someone you like, discuss what options & pay rate are best for you.  Home Tours/Showings & Open Houses Purchase contract Home purchase timeline  Let's go a little deeper into these questions with some definitions and explanations... What? Popular Types of Homes -  Single Family Residence (SFR), Multi Family (Duplex, TriPlex, FourPlex) Condo, Attached/Townhome, Planned Community, Floating Home, Manufactured Home, Tiny Home, Mobile Home, and many more. Are you interesetd in new construction or strictly resale homes?  Criteria -  Number of Bed/Bath Sq Ft Lot Size Garage Shop Proximity to schools, public transit, shopping districts Walkability HOA Y/N  - HOA covers different expense,  depending on the HOA Financing Type  Annual Property Taxes    Price Range & Financing Your price range will be determined by a number of factors and whether or not you’re seeking mortgage financing.  Loan Approval - based on income, debt, debt to income ratio, credit rating & history, other special eligibility i.e. veteran status, 1st time buyer status, etc.  Savings and Reserve funds for Down Payment & Closing Costs will be considered.  Financing Type: Listing agents will outline what kind of financing is acceptable for the purchase - i.e. Cash, Conventional, FHA, USDA, VA etc.  HOA Y/N - If Yes, what is the most you would pay for HOA? What would you expect from an HOA?  Where? Location  What do you want to do at your home? Work from home? House Hacking? Garden? Do you have a boat or an RV to park? Write down what you expect to do on the property. Zoning Rules & Property Taxes vary - Always do due diligence on these subjects. Remember that rural locations may not be on public water/sewer systems. Location & the type of home you seek might have an effect on the type of mortgage you need.  Who? Realtor/Buyers Agent  The Buyers Agent is your Fiduciary . They advocate for you and your best interests above their own.  Gone are the days of a casual, handshake agreement with a buyers agent. There are four ways to engage in a buyers representation employment agreement and foster a relationship with a buyers agent as your fiduciary.  A buyer representation agreement outlines the scope of the agents services, timeline, price point, location and agent compensation amount, guaranteed by the buyer, to be paid to the agent should you close on a home. It is an employment contract that can be updated or cancelled, in writing, at any time, for any reason by either party. There are four commonly used agreements  Benefits of working with a Buyers Agent: Local Expertise Knows what to look for when touring homes o- wear on the roof, potential mold, faulty infrastructure, aging or systems, utilities, etc.  Coordinates showings - schedules and hosts private showings Knows how to write real estate contracts Access to experienced professionals; contractors who can give estimate on scope and price of repairs, and perform repairs if necessary Your Negotiator - Negotiates the terms of your Real Estate Sales Agreement.  Keep the transaction on schedule with other real estate professionals in the mix - Listing Agents, Title Company, Lender  Can be your emotional filter - Transactions can be stressful and having an agent to handle tough conversations can be a huge benefit.  Dual Agency explained - In Oregon, it’s legal for Real Estate Agents to represent both sides of a transaction. As a buyer, you will have the option to allow or disallow this kind of representation.    Lender Not all lenders are the same. Mortgage Brokers & Loan Officers or Home Loan Consultants at private lending companies or banks differ in that a mortgage broker has many banks they work with and can shop rates, etc. A Loan Officer or Home Loan Consultant is usually working for one institution or company and has a limited array of loan products and rates they can offer.  The lender will walk you through the entire process and be your consultant as you determine the best way to finance your specific home purchase.  Loan Application - online or in person Pre-Approval - Based on your initial application.  Appraisal - The lending institution will determine what the home is worth from their point of view.  Underwriting - Final approval of your loan for the specific home you wish to purchase, conducted within a short time before closing. Be aware that changes in your financial status (major purchases, new debt, etc.) can have an effect on whether or not the underwriter approves the final loan.  Transfer of funds from escrow and your liquid sources at closing When?  What is your timeline to purchase & move?  What is your prefered closing date?  Are you currently in a lease or rental agreement?  What are your motivations/reasons for purchasing a home and moving?  Know that an average real estate transaction can take 3 - 6 weeks to close and take possession.  Rent Back - When the current owner needs time to make their move, they may ask to rent back the home after closing for up to 60 days. Terms are negotiable.  How? Lender - Loan Application - Most lenders make an application available online o in person. You will need to gather financial records and submit them to a lender of your choice.  Realtor - Showings & Open Houses - Once you are pre-approved for a mortgage, have selected a real estate agent, and know your price range and criteria, it’s time to go and see some homes in person! “You never know until you go." Purchase contract/Home purchase timeline  Residential Sales Agreement - (RSA) A contract that outlines all of the details of the transaction. This contract is where your agent will enter the terms of your offer to the seller.  The Buyers Offer will include :  Names and contact info for the Buyer & Seller, and their agents Purchase Price Proposed Closing Date Mortgage Pre-Approval Letter &/or Proof Of Funds - The mortgage company will issue a letter stating that you are a qualified buyer. Proof of funds might be bank statements or a letter from another third party outlining the buyers access to cash to make the purchase.  Earnest Money Deposit - EM is usually a cash deposit due to be deposited in an Escrow account, typically held by the title company indicated by the seller, within 3 days of a mutually accepted offer. The amount is negotiable, but is frequently 1% of the purchase price.  Down Payment Amount - Work with your financial advisors and your lender to determine the down payment amount that’s best for you. The down payment has effects on the type of loan you are eligible for and the amount of interest you will pay over time.   Closing Date - 3 - 6 weeks is a typical time frame from offer to close, cash transactions might close sooner. Sometimes closing can take longer if both parties agree and it's necessary to complete the transaction . For instance, if you are selling a home in order to purchase another, you may have to wait for you sale to close in order access the funds you need to complete the purchase you're trying to make. There are many factors that can come into play that may effect the actual closng date.  Inspection Period - Length of the inspection period and whether or not the purchase is to be contingent upon information learned during inspections performed during this period. If the sale is contingent upon inspections, the buyer will have the number of business days indicated in the contract (usually 10 days) to determine whether or not they want to go forward with the purchase. If not, the transaction can be terminated and earnest money returned to the buyer.  Special Provisions & Addendums - Particular terms to be added to the contract will be included here. Your real estate agent will help you navigate these terms which could include everything from appliances or other personal property included or excluded in the sale, timeline adjustments, repairs, requests for closing credits, rent back terms, appraisal gap coverage, home warranty coverage, etc.  Negotiations - Negotiations regarding repairs or other terms are typically done before the inspection contingency period ends. However, negotiations can take place throughout the transaction. Negotiation points for buyers can include repairs, price reductions, seller concessions/credits for broker compensation, closing costs/lender fees, rent back, closing date, etc. Your agent should have a firm grasp of these concepts and discuss them with you so you can make informed decisions.  Title - The title company reviews the title to confirm it is a marketable title, finds any liens or encumbrances that may be associated with it, issues insurance policies, facilitates closings, and files and records paperwork. The title company will act as the escrow officer holding the EM deposit and the Deed until closing.  Additional Paperwork - Forms required by law and the listing agent, (i.e. sellers disclosures, the Oregon real Estate Agency Pamphlet, Buyer Agency Agreement, etc.) In conclusion - I hope this helps! As crazy as it sounds, this blog touches just the tip of the iceberg when it comes to planning to purchase a home. If you are considering a home purchase in Oregon or Washington, have questions or insights, please feel free to get in touch. I'd be glad t talk real estate with you!  Sam Densmore/Realtor/Inhabit Real Estate 08/21/2024 All Rights Reserved

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New Buyer’s Agency & Cooperative Compensation Rules - Have A Strategy To Navigate The Upcoming Changes

New Buyer’s Agency & Cooperative Compensation Rules - Have A Strategy To Navigate The Changes As per the recent NAR settlement agreement, first time and experienced home buyers & sellers are in for a few new twists in the home purchase process. Here are some key changes to be aware of and how to navigate them.  As of Aug 17, 2024 listing agents are no longer allowed to publish buyers agent commission offerings on the RMLS (Regional MLS).  New rules require that before showing a home to a potential buyer, a Buyer’s Agency Agreement (employment contract) must be in place. The BAA must outline the buyer’s agent’s fee - percentage, flat fee, or other agreed upon compensation to be guaranteed by the buyer, not the listing agent or seller. These changes will increase buyers upfront costs for buyers in some situations. As of Aug 17, 2024 listing agents are no longer allowed to publish buyers agent commission information on the MLS The good news for buyers is that this doesn’t necessarily mean that there won’t be an offer of compensation. Listing agents still prefer to work with a qualified buyer’s agent, and will encourage sellers to offer compensation as part of the transaction. The change here is that, should the buyer desire the seller to pay their agent, the request will have to be submitted as part of the offer. It’s anticipated that listing agents won’t discuss buyers agency fees until an offer has been made. If the offer is appealing, the seller may consider covering all or a portion of the buyers agency fee. New rules require that before showing a home to a potential buyer, a Buyer’s Agency Agreement (employment contract) must be in place.  What is a buyer’s agency agreement and why would you sign one? A BAA is an employment contract between the buyer and their agent that outlines the agent's fiduciary duties to the buyer, whether it is exclusive on non-exclusive, and how the agent is to be compensated, by the buyer, for their services in locating & touring properties, making an offer, and negotiating the fine points of the transaction on behalf of the buyer. In the past, agents were allowed to open doors for potential clients and even make offers without a contract in place, leaving both parties in vulnerable positions. BAA’s aren’t as scary as they sound - they are simply employment contracts that can be terminated at any time with written notice. Buyers shopping properties on the RMLS will be required to sign a BAA if they want to work with a Realtor. The BAA must outline the buyer’s agent’s compensation - this could be a percentage of the sale price, flat fee, or other agreed upon compensation to be guaranteed by the buyer, not the listing agent or seller.  Real estate transactions are contingent upon a series of events taking place, some of which provide opportunities to negotiate the terms of the agreement. For buyers it begins with the BAA. The terms of the BAA are entirely negotiable. Note that the new rules indicate that once the BAA terms are agreed upon, the buyer’s agent can only negotiate their fees downward. So if a seller is offering a 3% incentive and the BAA states 2.5%, the agent can only make 2.5%. Similar to other points of negotiation such as seller credits for closing costs, mortgage rate buydowns, price reductions, repairs to be made by the seller, rent back, and appraisal gap coverage, a request for the buyer’s agent's compensation to be paid by the seller or listing agent can be included in the buyer's offer. There are rumors that this may also change, but for now, those are only rumors. If the buyer’s offer is attractive on other points, sellers may agree to the request to pay the buyers agenct compensation.  These changes increase upfront costs for real estate buyers significantly.  In the same way future buyers plan for an earnest money deposit, a downpayment, home inspections and closing costs including lender fees, appraisal, insurance and taxes, buyer’s agency fees will also be a part of their plans. Having a strategy to negotiate getting these costs offset with concessions made by the other side of the table is crucial to getting the best deal you can when purchasing a home.  For more information about the recent settlement regarding cooperative compensation, check out this FAQ at NAR's website.  https://www.nar.realtor/the-facts/nar-settlement-faqs Sam Densmore/Realtor/Inhabit Real Estate 07/27/24 All Rights Reserved

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