Next home buyer & home seller classes (in person & online) are available at:
www.learningtobuyahome.com
www.freesellerclasses.com

Don't want to go to the website?  (Hey!  it has other awesome blogs & videos on there too!), you can always email me at traciedemars@aol.com and I will email you the schedule.  


Hi there!


It's been a minute hasn't it?  
First, I want to remind everyone that CLIENT APPRECIATION is BACK ON!  Saturday, December 18 from 3pm -6pm for ... Spiderman: No way home!  
We are pretty excited to be doing this as we couldn't last year, or earlier this year.  Chris Berg, and I are hoping you will join us for this latest Marvel installment.  As always, email  me or Chris Berg (chris.berg@cardinalfinancial.com) with how may adult/kid tickets you will need, and any with any questions!


Sometimes, ok, a LOT Of times... real estate is not 'cut & dry'... even something simple has MANY different steps, and side tracks that can change the direction.  The 'simple' term of Pending is one of those.... So, let's talk about Pending...
Simple description of a Pending home is a home that has an accepted offer on it.  It is 'Pending' on the completed sale.  If a home is 'pending sale', I can't show it as it is already under contract.  

There are 4 things needed for a home to go Pending...

1.  A written/typed offer by an interested buyer, 
2.   The written/typed offer must be received by the sellers Realtor...  
3. The offer (and ALL terms) must be signed around and AGREED to by BOTH the Buyer, AND the Seller.  
4.  The mutually agreed upon purchase/sale agreement must be received by the buyers Realtor.  

Pretty simple, right?   .....or not.... so let's break this down a bit...

1...  Verbal means absolutely NOTHING in real estate.  There are a few other things that don't mean anything in Real Estate too, but this is the #1 rule... verbal isn't worth the piece of paper it is written on.  If it isn't in writing, it doesn't exist.

2... The offer must be received by the sellers Realtor.  If they don't receive it, it can't be considered...right?  This is why, when working for a buyer, a buyers Realtor will ask for confirmation from the sellers Realtor that they have received our clients offer.  

3.... This seems to be where many people, and yes, many Realtors too, lose the trail.  So, let's spend some time here.  Once received by the sellers, the sellers have 3 responses they can make...
a) accept the offer, 
b)counter the offer
c) decline/ignore the offer, or let the offer expire.  (No, the seller does not have to respond to an offer)

  An offer to purchase by a buyer puts the ball in the sellers court.  In our current sellers market, there is a very high chance that the home will have multiple offers from interested buyers on the home.  Sometimes the sellers Realtor may contact a buyers Realtor about some items on an offer that the sellers are considering countering.  Remember ... verbal means nothing though so don't get excited.  The sellers Realtor may be contacting a few of the buyer agents about questions on their offers.
 If the seller chooses to counter a buyers offer, it must be in writing to be a legitimate counteroffer.  This does not mean that the offer is agreed to.  A counteroffer is a NEW offer from the seller to the buyer.  The ball is now in the buyers court, and they can choose to either 
A) Accept the sellers counter offer
B) Counter the sellers counter offer
C) Decline/ignore/let expire the sellers counter offer.  

A...Quick answer on option A, if the buyer chooses to accept the sellers counteroffer, buyers sign &/or initial the counteroffer, and we move to step #4... which is...buyers Realtor emails the mutually accepted offer (purchase/sale agreement) to sellers Realtor, and we go Pending. 

 That is the simple answer, but in Real Estate, very little is this simple, and this is where we need to be VERY CLEAR.  Real Estate is not Kmart, and there is No Layaway.  During the counter offer step, this home IS STILL ON THE MARKET, CAN STILL BE SHOWN, AND YES, CAN STILL RECEIVE OTHER OFFERS.  Even one of the other current offers can offer other terms/change their current offer, and if the seller chooses to go with a different offer, they can.  All that is needed is an addendum signed by the seller withdrawing the counteroffer that was sent over to the buyers Realtor, and BAM... A different buyer is now in the first position.  In Real Estate, time is of the essence.  Realtors have a saying, "If you sleep on it, you may never sleep IN it."  
For example... One of my listings received an offer... my client countered the buyers offer.  While we were waiting on the buyer to respond to our counteroffer, we received a better offer.  My seller client chose to sign a counteroffer withdrawal and send it to the buyers Realtor, and then we accepted the other offer.  Of course I received a call from Buyer #1's Realtor, and she was upset for her clients.  I understand where she was at... I really do, but again... you can't put homes on layaway while you 'think about it', because someone else isn't thinking on it.  Until an offer is mutually agreed to and signed around by both parties, and BOTH Realtors have received a copy of the mutually agreed to, and signed around purchase/sale agreement (aka offer) then that home is NOT PENDING SALE.  You need to have all 4 things to have a Pending Sale Home.  
2nd example.. one of my other listings received a couple of offers, and we countered one of those offers.  Then we received another offer that was a great offer, but before my seller had a chance to do anything, the offer we countered accepted our counteroffer, and emailed me the buyer signed counter offer.  Once the buyers Realtor sent this to me, we now had a signed around, mutually agreed upon Purchase/sale agreement (the offer), and we are pending. Once a home is Pending...the other offers don't matter as we are in contract, and another offer can not be accepted unless the current contract is broken, or rescinded.  The other offer can go in a 'back up position', in case the current contract fails, and then the 'back up' offer can move into first position.... but that is a different email.  

B...So, what if buyer chooses option B, and chooses to counteroffer the counteroffer?  Well, a counter offer to the counter offer is, again, a NEW offer ...to the sellers this time.  A counter offer is always a NEW offer.  It is not a continuation of the offer.  Sellers now have options A-C again.  The home is still available for other buyers, and yes, other offers.  This does get sticky.
  
C... Did I hear someone ask about option C?  The seller does not have to respond to an offer, if they choose not to do so. Did I say that already?  Choosing not to respond to an offer is the same as letting it expire.  The seller can also choose to formally respond with a rejection.  Sometimes...not so much in this market... a buyer will want to make an offer, "let's just see what the seller says".  Then, when the seller ignores it, they get upset.  Again, and I will say it louder for those in the back... the seller doesn't have to say anything, or respond to an offer at all, if they don't want to.  


...and finally.. 4...
The mutually signed around offer (aka purchase/sale agreement) must be received by the buyers Realtor to be pending sale.  I know I have said this a couple of times here, but it is very important.  Even if a buyers Realtor receives a phone call that the seller is accepting their clients offer... it is NOT done, or confirmed.  Remember.. verbal means nothing.  Until that mutually signed around offer hits the buyers Realtors email box (or sellers Realtors email box in the case of a counteroffer) ... it is not mutual.  

...as a final thought... sometimes we will see buyers making offers with an offer amount that is super high (we see this on escalation clauses), or with terminology like, 'home sold as-is', with the intention of just trying to get their offer accepted.... but (and here's the problem) with the later intention of trying to get the price down, or buyer wanted repairs....after acceptance.  I have even heard, "well, I didn't actually think that the offers would go that high" with escalation clauses.  This is not a good game plan...and why we see many 'Back on the market' homes.  The sellers refused to re-negotiate those terms, or negotiate repairs at inspection, etc.  
Making an honest offer may not get your offer accepted every time, but it will make your offer more solid, and more likely to close when you do get it accepted.  I tell my seller clients all the time... "the best offer isn't always the highest offer... the best offer is the one most likely to close." 
So, what do you take away from this email?  Besides that Real Estate is clear as mud?  Remember that verbal means nothing, and remember that time is of the essence.  If you are in a counteroffer situation... don't dilly-dally... or you could be passed up.  I am not saying that you should also be signing things willy-nilly either.  This market is crazy... like your EX Significant Other CRAZY... but remember that a home isn't like a bad Amazon purchase you can send back.  If in doubt.. DON'T!   As your Realtor, we really want you to LOVE your home, and still love us the next day.  Got questions?  Always ask...

As always, "may the odds ever be in your favor"  I am here for any questions, and always available to help you with your next Home Adventure... Whether you are buying, or selling...  I got you Boo!  

Have a great day, and I will talk to you soon,
;-D
Tracie DeMars
Real Estate broker 
Re/Max - Van Mall
360/ 903-3504 cell
360/ 882-3600 fax
www.traciedemars.com
traciedemars@aol.com
 
“Interested in free and non promotional home education classes?  Go to www.learningtobuyahome.com or www.freesellerclasses.com for local upcoming home BUYER and home SELLER classes, or facebook: Tracie DeMars Real Estate for my home buyer education blog.”

"Listen to the mustn'ts, child. Listen to the don'ts. Listen to the shouldn'ts, the impossibles, the won'ts. Listen to the never haves, then listen close to me... Anything can happen, child. Anything can be." 
   - Shel Silverstein, American poet, cartoonist and composer, (1930 - 1999).

So....this came up yesterday in a FB page that I am a part of....  This family is wanting to meet with a builder and have a home built, so she was asking the group members about a few different local builders. In our area, there are some really good builders, and some....not so great... builders.  This woman was doing a great job in asking about others experiences with these builders, and doing research.  The one thing that did, of course, come up is if she has her OWN Realtor, or if she was going to just use the builders Realtor/representative....  So, in doing her own research... she asked why it would be important for her to have her own Realtor....
In short, having your own Realtor during the build (or any purchase) process gives you someone in YOUR court.  The builders rep (&/or sellers agent) works for the builder/seller...that's their employer. 
YOUR Realtor works for you.  If something comes up during the build/buy process, the builder/seller is more likely to negotiate, or make things 'right' when you have your own Realtor working for you.  
For example, one of my clients was having a new home built with a guest room & full bathroom on the main floor for her disabled mother who comes to stay/visit.  This was very important to her...to have a shower her mother could easily access & maneuver in, and this was mentioned, and discussed, quite a few times during the beginning with a variety of the builders personnel...including the builders Realtor/Representative.  Fast forward to the main floor bathroom & shower install, and it is a standard fiberglass shower install....you know...with the 2 'seats' on the ends...and not enough room for her shower chair.  My client was understandably distraught, and contacted the builders rep who told her that it was "too bad since it was already installed, and the builder wasn't going to re-do it."   I like to drive by and check in on the my clients new build, and it just so happened that I went by that afternoon.  I was in the house when my client called me...crying..., and told me about her conversation.  Well, that was simply not going to work.....  so I contacted the builders Realtor/Representative, AND all my other connections with the builder.  The builder agreed that this needed to be corrected, and the builder had the standard fiberglass shower taken out, and replaced with a shower tray and a beautiful shower tile walls.  
So, what was the difference?  My client had her own Realtor who was able, and willing, to go to bat for her.  Builders (at least most of them...but not all) do work well with, and prefer to have a Realtor on the other side as we can head off a lot of issues before they become issues. We are always looking for a win-win solution, and will bring more of our clients over to build with a builder who provides excellent homes, communication, and workmanship.  
Think of your Realtor like the Genie in Aladdin.  It's like having some 'power in your corner now ... some heavy ammunition in your camp', and after the sale is complete, you STILL have someone to turn to with questions, or concerns.  Another bonus with having your own Realtor is that it is another set of eyes during the build who will be looking for things you don't even know about, and that the builder might not tell you.  
I've even built my own home...once with a builder, and once on my own land.  With your own Realtor, you can ask anything...even something you might be embarrassed, or unsure about,  to bring up with the builder.  Your Realtor works for YOU...not the builder/seller.  Most Realtors have worked with the majority, if not all, of the builders in our area.  We know the 'good' ones, and the ...well, not so great ones.  We know which ones will charge you for Every. Single. Thing, and which builders include a lot of upgrades in their packages.  Many times, we even know of upcoming developments.  We will tell you the pros & the cons of all the builders because we, as Your Realtor, work for you...and not the builders.  
I can never stress this enough...  think of your Realtor as GPS...  you have a destination in mind, and our job is to help you get there....and yes, sometimes Mayhem happens, and we have to re-calculate... We can do that!  We got you!  
...and having Your Own Realtor in the build, &/or purchase, process is at NO cost to you, the buyer.  

So...what are you waiting for?  Give me a call, or email today.  Let's make some magic happen!!

Tracie DeMars
Real Estate broker 
Re/Max - Van Mall
360/ 903-3504 cell
traciedemars@aol.com
Facebook:  Tracie DeMars Real Estate

"Listen to the mustn'ts, child. Listen to the don'ts. Listen to the shouldn'ts, the impossibles, the won'ts. Listen to the never haves, then listen close to me... Anything can happen, child. Anything can be." 
   - Shel Silverstein, American poet, cartoonist and composer, (1930 - 1999).

So... recently people have been asking, "WHAT IS UP with this market?!" So... let's talk about it...
I've been a licensed Realtor for 16 years, and I have never seen a market like this. I teach home buyer and home seller classes (for 15 years) so excuse me as I go into 'teacher phase'.
It is being driven by a couple of things... One is the crazy low interest rate, and Second is the lower than normal inventory of homes for sale. This is NOT a typical market. The real estate market usually runs on a fairly predictable cycle. On 'average', the best time of the year to be a buyer is what I call, "happy hallowthanksmas". This is November through early February. This is the time of the year when inventory is usually the lowest, but there is usually the least amount of buyers on the market too. Nobody likes to move during the holidays, and during the crappy weather. The best time of the year to be a seller (usually) is late February through April. This is the time where we see the most buyers on the market due to income tax refunds, but the home inventory (while better than during the winter) is still pretty low. This is the time of the most multiple offer situations.
Most home owners list after spring break and through early June. This is where we see the market level off a bit and is a good time for buyers & sellers.
After kids get out of school in early-mid June (remember those days?), we see less buyers and more home inventory. Late June, July, & August, is usually a good time to be a buyer. For buyers this is where most have less money for down payments/closing costs, earnest money, inspections, & appraisals, as they have more costs at home with kids out of school, daycare, summer vacations, and then the costs of getting ready for kids to go back to school (we can hope)...not to mention that it is hot. It is funny, but the hotter it is, the slower the housing market as most people would rather go to the lakes, beaches, & rivers than go see houses....go figure... LOL.
Then the market 'bounces' back in a September/October rush for people to buy home to be into before the holidays....and then we are back to 'happy hallowthanksmas'. This is USUALLY the predictable nature of the market.... unless something comes along and throws a wrench in it.
Remember when the teacher strike occurred? We didn't see that 'back to school - be in the home before the holidays' rush and the market remained slow all fall and winter. Killer deals for buyers occurred during this time.
Last year was... peculiar... we have never had something like that happen before...
2020 threw everyone for a loop. When the shut down first occurred the market went D-E-A-D. I mean.... it, like everything else... dropped. Then about May, people were like... HELLO HOUSING! ....and we bounced back in a big way. Most of this was because the interest rates bottomed out to rates never before seen. This, and the fear of rising interest rates (which IS happening) drove buyers out in droves. Unfortunately, for a lot of homeowners, it also prevented them for being able to secure their next housing, so many homeowners who would like to sell, are not selling. Also, with COVID, many homeowners are not comfortable with selling and having strangers walk through their homes. Builders are building like crazy because of the lack of established home inventory, but their costs are also being driven up considerably due to rising material and labor costs. Trusses alone went up 30% in one quarter. Those costs are, of course, being passed along to buyers. In fact, some builders are changing prices AFTER the contract is written and accepted...and right before closing. If buyers don't agree to the new costs, the builders are returning the previous buyers deposits, and then putting the homes on the market for even more... and getting offers at the new price.
It is brutal out there... So what needs to change? As an industry, most of us Realtors are hoping (beyond hoping, we are praying) that with the Vaccines, kids back in school (at least a little bit), and with spring & summer around the corner, that more homeowners are comfortable with the idea of selling and we see more homes come on the market. To do this, we need more sellers comfortable with contingent offers. It's hard to get a contingent offer accepted these days... and this means a lot of home owners aren't comfortable (and for good reason) with putting their home up for sale. No one wants to be homeless....
Honestly...interest rates are rising. This will start to bring down prices, but not the costs of your mortgage. This year, and next year are most likely 'transition years'. We need to transition to a more balanced market... this means higher interest rates, and home prices coming down. However, mortgage payments will remain the same, or go up a bit on the lower priced homes....because the interest rates are higher. You, as a buyer, are not pre-approved for a purchase price... you are pre-approved for an interest rate which calculates to a mortgage amount...based off your Debt to income ratio. The higher the rate, the less you are pre-approved for....and your interest rate can't be locked until you are about 30 days from closing. This is where building becomes especially stressful right now as rates have started rising.
I can go on further, but this is already SO LONG! Sorry... more information is available at the www.learningtobuyahome.com website and the blog/vlog there
Thanks for coming to my TED talk.... LOL