Making your first offer takes 1-2 hours of time. We prefer to make your first offer in person at one of our office locations. As a service to our customers, we also provide electronic signing through Docusign.
All offers are judged by sellers based on price and terms. Although price is important it is not the only determining factor and often is not the most important factor. Other terms like down payment, financing, and closing date are also important considerations. A winning bid in a competitive situation is superior in either price and/or terms. We provide our buyers with tools that give them a competitive advantage when assessing value. We also supply our customers with mortgage banking services that allow them to close faster and with better terms than their competitors. Learn more about mortgage banking
Docusign gives our customers the power to sign documents electronically at any time, in any location that has Internet access around the world. Our clients receive an email notification that there are documents for them to sign. They are then walked through a few simple steps to select the style of their electronic signature. Documents can be signed electronically in minutes. Finally, Docusign emails us notification that all parties have signed the documents.
Using DocuSign's electronic signature saves our customers time and gives them the competitive advantage of acting quickly. All our customers receive access to this service.
Assessing Value
It is important for buyers to know that listed property prices are usually not the same as the sales price (sellers set listed prices while buyers set the cost paid or sales price). Properties that have only been on the market for 15 days or less are often bid up with multiple offers. Properties that have been on the market for more than 15 days with little activity will often sell for less than the listed price.
When assessing value our buyers have several tools to help:
- We provide our buyers with recently sold data. We pull a 1-mile radius around the subject property and pull up all properties that have been sold in the last 6 months.
- Our buyers get market data that shows the current market trends. This way they can tell if property values are rising or falling around their subject property.
- Prior to submitting an offer we often know the number of competitors.
- Our buyers have usually seen many other properties and witnessed their sales prices. Our buyers develop a relative reference of property value.
- We give our opinion of value based on all of the above evidence.
The Most Important Terms in Real Estate Contracts
Deposit Amount
Buyers place a good faith deposit with a 3rd party escrow holder, 3 days after a contract has been accepted. Typically, this is 3% (known as liquidated damages) of the purchase price, but it can be less than 3%. Deposits are put towards the buyer's down payment and closing costs when a transaction is completed.
Down Payment
Buyers who make larger down payments are more attractive to sellers. Larger down payments show stronger financial commitments and better lending capacity. Buyers who pay all cash for the property have the most power in the marketplace.
Number of Days to Closing
Faster closings are advantageous to sellers. This is because a faster close minimizes a seller's market exposure and risk. Typical closing times are 21-30 days for buyers assuming mortgages and 10-15 days for all cash buyers.
Inspection Contingency
The inspection contingency gives the buyer space to perform any and all inspections necessary. This is the strongest contingency in the contract as it allows for the buyer to cancel the contract and receive their deposit back. The typical time frame for this contingency is 5-10 days.
Loan Contingency
The loan contingency protects a buyer against the inability to obtain financing. This contingency is typically 10-30 days in length.
Appraisal Contingency
All properties with mortgages must get 3rd party appraisals that verify property value for the bank. This contingency is typically 5-15 days in length.
Items Included and Excluded in Sale
All items physically attached to the property are automatically included in the sale. Items that are not attached such as refrigerators, washers, and dryers must be included in the contract.
