buying a home in sacramento

What Happens If You Do Not Hire a Sacramento Realtor with Experience

hire a sacramento realtor with experience

Ever wonder what happens if you do not hire a Sacramento Realtor with experience? Well, here is a good example. While reviewing multiple offers on my East Sacramento listing last evening, It got me thinking about some of the sour grapes responses from buyer’s agents who had made offers. One of the agents called a bit upset. Muttering that he had called and texted about his offer, submitted the day before, and had not yet had a seller response. I explained that the seller had no obligation to respond to his offer. Additionally, that the MLS disclosed the seller is out of state so instructions were to give plenty of response time. His offer was a low offer price compared to the pile of top offers we had. read more

Five Smart Homebuying Tips for Our Fall Sacramento Market

homebuying tips

Are you looking for homebuying tips to buy a home in our fall Sacramento real estate market? As a potential home buyer, you are now in a wonderful position to buy a home. Some of you got too frustrated with the market and gave up. Maybe it’s time to give the market another look? Because our seller’s market is over. O.V.E.R. Except for a small handful of picture-perfect listings, you probably will not encounter multiple offers for a home you want to buy.

I could give you all the reasons why the market has changed, but not everyone is interested in how we got here or the stats. Most buyers just want to know what they need to do buy a home. They want to be aware of the types of benefits can get they out of today’s market.

Of course, if you are already working with the exclusive buyer’s agents on the Elizabeth Weintraub Team, then you’re covered. Your buyer’s agent is already informing you of the choices awaiting your decision. Here are my top 5  homebuying tips that you can confidently put to use when you’re ready to buy.

Homebuying Tips for Sacramento’s Fall Market

  • Price. Most listings will contain a bit of room for negotiation. It might not be necessary to offer list price for the home, unless you are madly in love with it. You can probably offer less and still buy the home. Ask your agent to show you comparable sales. This means considering homes in the same condition, square footage, location and comparing the pricing. Look at apples versus apples and not apples versus oranges.
  • Closing Costs. If you’re a first-time home buyer, you might be using every dime you have saved up to buy a home. With an FHA loan, your down payment can be 3.5% of the purchase price. We have conventional loans from 3% down. Does that leave you with enough money to pay closing costs? If not, don’t sweat it, as many sellers in this real estate market will agree to pay your closing costs for you, provided the sellers are content with the sales price offered.
  • Repairs and Updates. Believe it or not, sellers want to work with you. If the home has no AC, for example, the seller might be willing to install new AC for you. Don’t be put off by carpeting because you can generally work out a way for it to make it vanish. Ask your buyer’s agent for ideas and help. We had a seller recently agree to install new granite counters at closing. Sellers generally will not fix or repair every single defect from a home inspection. But a major repair will most likely get fixed.
  • Inspections. It is possible in our fall market that sellers might obtain inspections at their own expense. For example, it is more common now for the seller to pay for a pest report, and most buyers would ask for a completion certificate. This did not happen very often in a seller’s market but now that we are entering a more neutral market, sellers are more agreeable. They don’t want surprises that will blow up a transaction any more than you do.
  • Time of Year. With our increased inventory in Sacramento, home buyers have more options now than ever. If you don’t like a particular house, don’t buy it. There will be another right around the corner. As we move toward the holidays, prices will become softer. This is a much better time to buy a home than spring, when you compete with a larger group of buyers. You have little competition now.
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    What is the Amount of Earnest Money Deposit in Sacramento?

    amount of earnest money deposit

    When you’re ready to make an offer, you will need to consider the amount of earnest money deposit required for a purchase contract. Although the amount of earnest money deposit is not specified, and could be just a $1.00 or even simply “love and affection,” consideration is part of the essential elements of a purchase contract. Because back in Real Estate 101, we had the essential elements of a purchase contract drilled into our heads. Do you know what those elements are? I’ll tell you, in case you have forgotten.

    Amount of Earnest Money Deposit and

    Essential Elements of a Purchase Contract

    • A legal purpose
    • Competent parties
    • Offer and Acceptance
    • Consideration
    • Validation

    While there is no minimum amount required, most buyer’s agents try to keep the earnest money deposit under 3% of the sales price. The reason for that is in the event of default, the seller might be entitled to liquidated damages, and that amount is limited to 3% of the sales price. Any amounts deposited over that sum would be returned to the buyer. Unless, of course, the seller refused to release the earnest money, and then there is a penalty that can be imposed for refusing to release. To get that penalty, though, and to get the rest of the money released, well, it could involve an expensive court case or Small Claims.

    Rather than fight that battle, it’s safer to limit the earnest money deposit to less than 3%. But how low can you go is what some buyers want to know. Now, considering how the seller will interpret the buyer’s eagerness and willingness to buy the home, it might be wise to put your money where your mouth is. If the amount of an earnest money deposit is $1,000, that doesn’t show the buyer is very serious, even if the buyer is. Especially if the sales price is $400,000. 3% of that is $12,000.

    Another twist that plays into this, which was mentioned at one of our office meetings at Lyon Real Estate, is some listing agents are getting sued if the buyer later bails and the deposit was puny, inadequate. I can see that. A judge might question whether the agent was protecting her seller by not asking for a larger earnest money deposit.

    From a Sacramento listing agent’s point of view, 1% of the sales price is the bare minimum, but I really prefer 2% to 3% for my sellers. It shows the buyer is genuine and committed. All buyers, unless otherwise agreed to in writing, have a contingency period in the contract that provides for cancellation and a release of the earnest money deposit.

    Elizabeth Weintraub

    Rising California Homes Prices to Break 2007 Record High

    rising california home pricesIt is only a matter of time before our rising California home prices will reach our record high set in 2007, says C.A.R. Chief Economist Leslie Appleton-Young. In fact, Appleton-Young says our homes prices will surpass that pinnacle during the next 3 to 5 years. We are still sitting with low inventory and fewer numbers of buyers who can afford to buy a home. According to C.A.R., almost 3 out 4 buyers cannot afford to buy a home in California. That’s staggering to think about. Not to mention, any little jump in interest rates could further dampen enthusiasm to buy a home in Sacramento.

    I was thinking about this news last night when a client who moved to Colorado called me. I had recently sold her mother’s condo at Riva on the River, followed a few years later by selling her own home in West Sacramento. This seller wasn’t planning to buy a home in Colorado right away. But like most people who make the transition from buying to renting, buying another home was never far from her mind. You get that bug. She admitted to tapping into Zillow and Realtor.com to view homes for sale. Then one day, out riding bikes with her husband, they stumbled upon a neighborhood and said, hey, we could live here.

    Sure enough, they found a home for sale, very similar to the home she left behind in West Sacramento. Except this is their house on steroids. More than twice the square footage. The market in Colorado is still crazy, bidding wars, multiple offers, says my Realtor friend in Denver, Joan Cox. My fingers are crossed that their offer gets accepted. My former client and her family should be in their new home by Thanksgiving.

    All of this might lead you to wondering if rising California homes prices will keep you out of the marketplace. Not if you don’t let it. Not if you act within the next year or so. This is a great time to buy as rates are still super low, hovering around 3.875% to 4%, depending on the type of loan you get. The market won’t crash because too many buyers pay cash and others who finance are extremely well qualified with strong down payments. I had hoped we were headed toward stabilization. That would be a calming influence in Sacramento real estate. But not predicted to happen.

    In Sacramento County, our highest median price for single-family homes was $395,000 in August of 2005. That was also the month I recall the phones had stopped ringing. The merry-go-round was over. As of September, 2017, our median price for single-family homes in Sacramento is $348,000. Sacramento was among the first affected in California. Our rock bottom was the summer of 2011. Hopefully, we will be among the first to taper off.

    The prediction for California overall is 3 to 5 years. However, I predict at the rate we are moving, we’ll see Sacramento meet our high of 2005 in only 1 to 3 years.

    We still have a lot of buyers who deserve to own a home in Sacramento. If you’d like more information or help with Sacramento real estate, please call top Sacramento Realtor Elizabeth Weintraub at 916.233.6759. I answer my phone. Put 43 years of experience to work for you.

    When Agents End Up Working With Crazy Buyers

    crazy buyers

    Working with crazy buyers is part of Sacramento real estate.

    I have to be careful when I am facetious. My humor leans toward dry. Because my general nature tends to present itself as a nice person, sometimes people don’t realize when I am insulting them. I suppose that could be interpreted as a good thing. I could say I feel sorry for an agent, and another would think I truly felt empathy — when what I meant was I’m sorry the agent is such an idiot. In that event, the other side of the street is a better place for that agent to walk upon than to chance an encounter with me.

    Some agents are forced to work with crazy buyers; I get it. The market is tough on many agents. The limited inventory in the Sacramento real estate market makes some agents desperate for business. But if an agent chooses to work with a crazy client, that agent owes it to the rest of us to rein in that person. You don’t give a loopy dude 10 shots of bourbon and turn him loose with a six shooter unless you’re a sucker for punishment.

    When an agent knows her client is a loose cannon, she doesn’t send her client unauthorized correspondence just to stir the water further. Because that end result is no transaction for her. Like the Soup Nazi. No soup for you. The seller doesn’t want to be in escrow with a nut job. Neither does the listing agent. There is also that problem of guilt by association.

    Over the years of being a Sacramento Realtor and dealing with Sacramento real estate, I have come to be highly selective. I select the sellers I work with. I work only with people I like. If I can’t find something to like about a person, I don’t work with them. Further, I am especially critical of purchase offers. I scrutinize. My job is to make sure the seller closes escrow. That means going into escrow with a person who is likely to close.

    One thing I do is ask buyers to do before looking at homes is to sign an agency disclosure. It’s required by California Civil Code prior to showing any real estate. Yet many agents never present an agency disclosure until weeks of showings have passed. If buyers struggle with signing that document, which is just a disclosure, that could be a red flag. It needs to be addressed.

    Not every buyer is a serious buyer. Not every buyer today is committed to closing. We have crazy buyers in the market. For a million different reasons, buyers sign offers and never move forward. Agents should be able to pick out these types of clients and correct that behavior before they ever get to the offer stage.

    The agents who can’t, well, they lose credibility. Not to mention, sales. Because they spend way too much time working with clients who are not really clients.

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