Use that inspection as a TO DO list! This is a great example of why.  This was something the inspection told the buyers to deal with and they didn't....

I always tell buyers to use the inspection as a sort of manual for home maintenance and improvement.  

Effective January 31st, 2009:

WAC 308-124C-050 Home inspector referrals.

"Each licensed designated broker will establish a written office policy that includes a procedure for referring home inspectors to buyers or sellers. The policy will address the consumer's right to freely pick a home inspector of the buyer's or seller's choice and prevent any collusion between the home inspector and a real estate licensee.

If a licensee refers a home inspector to a buyer or seller with whom they have or have had a relationship including, but not limited to, a business or familial relationship, then full disclosure of the relations must be provided in writing prior to the buyer or seller using the services of the home inspector."

 This won't change any of my business practices except that I have to put a policy in writing as of today, but I have to wonder what went wrong to necessitate what to me seems like common sense. It is scary to think that collusion could happen between two people that should be your strongest allies in such a monumental transaction. 

Courtney Cooper, Designated Broker, Cooper Jacobs Real Estate Services, Seattle real estate

Seattle REO properties are easy to find here - I have dealt with a lot of foreclosure and short sale properties all over Seattle and the Seattle suburbs. The one thing I always find amazing is that there are still out of date websites out there actually charging you for information that you can get for free. Unless you plan on paying cash at an auction, then these foreclosure listings are in the MLS. 

No, you can't always be able to differentiate them as foreclosures because the MLS has no clear way of being able to search on this particular criteria at this time, but I keep a regular list going and can cater it to what ever area or price range you are interested in. And, I won't charge you for the information!!!!

Interested in foreclosures?  Have the patience to wait it out for a possible short sale?  Email you request to realestate@cooperjacobs.com

Interested in traditional Seattle real estate?  I can help there, too!

Looking for what's available in the busy Fremont neighborhood of Seattle? 

My Seattle real estate search site has a great page on Fremont!  Check it out here:

Fremont real estate listings

I love Fremont and spend a ton of time there both personally and also showing property buyers interested in this wonderful neighborhood!  Fremont is just North of Queen Anne across the Fremont Bridge - this neighborhood offers an eclectic lifestyle and big views of the canal.  Fremont is the definition for urban living in Seattle if you ask me - restaurants and shops galore plus great walking and biking.

Are you interested in Fremont Real Estate? realestate@cooperjacobs.com

Seattle real estate:  Down Payment Assistance -

This week, I have been running around making sure that my clients that need help with their down payments are getting their offers in pronto!  You may already know that the door to down payment assistance is closing (hopefully temporarily) on October 1st, but there is more info you need! 

Many of the lenders are already setting deadlines for the last day they will take these contracts for buyers who need help with their down payments.  If you need help with your down payment to buy a house, you need to get the offer signed around and submitted to the lender now.  This week seems to be the last open window for many of the lenders. 

There are a lot of buying choices for houses in Seattle and the Seattle suburbs - get out there!

Need help with Seattle real estate?  realestate@cooperjacobs.com

The door is closing for now...

If you are interested in buying a house using down payment assistance, then you need to be looking right now.  All loans with down payment assistance programs must close before October 1st!  That means you have to close by 9/30 in order to qualify for the program. 

 Here is how is works:

Talk to your lender and make sure that you qualify for the program first.  The lender will have all of the details specific to you and your situation.  If you qualify, then we find a house that is priced so that you can ask the seller to participate in a down payment assistance program by contributing 3% towards your down payment.  You can also ask them to contribute 3% towards your closing costs, too. 

The important part is making sure that you can close by 9/30!  Because of this, my advice would be to avoid short sales unless you have the money to put in your own down payment.  There is just is not enough time between now and 9/30 in most cases  to wait around for an answer as far as a short sale goes.

There are some great programs still out there and there are some wonderful properties! If you are interested in Seattle real estate, please contact me at courtney@cooperjacobs.com.  I would be happy to get you the info you need.

Seattle real estate - Sometimes it can't be both...

I love deals in Seattle real estate and I am all about getting my clients great deals, but sometimes in situations it is also important just to get them the house.  These are lives that we are affecting and it is important to determine which is more important:  Getting them a deal or getting them THE house.  Of course, it is possible to do both as well, but sometimes you have to choose....

I find myself on the sidelines of real estate for a change....

I am in a very different situation right now where two of my three siblings are in the process of trying to buy a house.  Both of them are out of state and I have referred them off (thank you to the great Active Rain agents helping!). 

Both siblings are in at the point right now where they are kicking themselves because they didn't just go in strong to begin with.  Both siblings in two different states were under the impression that because of the media and overall market that they could go in with lower offers and really try and get a steal.  Both siblings were wrong in both cases, and both of them now find themselves in multiple offer situations.  I nagged them both repeatedly to put in stronger offers to begin with and now they are finding themselves really wanting the houses and at risk of not getting them. 

Right place at the right time...

If you want a deal, that is great - just have the mindset that there are other houses out there for you.  There are deals out there, but there are also a lot of people out there trying to scoop them up despite what the news might be chanting these days.  Yes, it is true, there are fewer mortgage programs and fewer buyers out there competing, but the qualified fence sitters are there.  They have been there all along waiting and watching and they know that house is a good deal, too.

Right house...

If you on the other hand, want the house and know it is THE house, then don't haggle over smaller differences in price only to have it scooped out from under you.  If you are dealing with a very specific set of criteria when looking for a home and you happen to find one that actually meets all of your needs and all of your wants, then you should put in a strong offer!  Ask yourself whether not it would be okay with you if another buyer came along and beat you by that thousand dollars you were trying to knock off the price.  Would you kick yourself if it was another five thousand or ten thousand?  You have to know your limit, but you also have to know how high you are really willing to go if it is THE right house.

Final thoughts? 

Seattle is the same way - there are deals and good houses and deals on good houses and these bring many prospects.  I hope both my siblings get the house, but I wish they had just listened to me to begin with.  This is my job after all.  I am pretty sure that I am qualified to give them advice - both as the big sister and the real estate broker. 

Are you interested in Seattle real estate?  realestate@cooperjacobs.com

Seattle real estate has been tricky lately.  Buyers are getting pretty much what they want and sellers are learning to play ball.  Yes, the mortgage rates as of late have been all over the place and have a huge impact on affordability when it comes to buying a new house. 

Looking in your correct price range is helpful when it comes to avoiding sticker shock.  The only way to know if you are in a good price range for your situation is to talk to a good mortgage person! Rates change, but looking at an appropriately priced house to begin with will save everyone a bunch of headaches and avoid disappointment along the way.

Historically, these rates are still good rates, too, by the way - even if they are all over the board!

Courtney Cooper ....For all your Seattle Washington Real Estate Needs! Seattle Area Real Estate Agent: Broker and Realtor serving North King & South Snohomish County.  Seattle Real Estate and Seattle Suburbs!  Cooper Jacobs Real Estate Services:   Experienced REALTOR with a background in accounting - I love my clients and work hard for them! Please call me if you are looking for a home or investment property (including short sales, preforeclosures, foreclosures, and REO properties) in Seattle (Ballard real estate, Crown Hill, Phinney, Ravenna, Maple Leaf real estate, Green Lake real estate (Greenlake), Greenwood, Northgate, Lake City,University, Sand Point, Laurelhurst, Windermere, Fremont, Wallingford, Queen Anne, Westlake, Eastlake, Lake Union, Downtown, Madison Park), Shoreline real estate, Edmonds, Brier real estate, Lynnwood real estate, Mountlake Terrace real estate, Lake Forest Park real estate, Bothell real estate,Redmond, Kirkland, Mill Creek real estate, Everett, or other Seattle Suburbs real estate!

Seattle & Seattle Suburb New Construction How To s 

I recently saw a question on another site about new construction and pricing and whether or not you could get a deal on a Seattle suburb new construction house.  It seems the buyer's agent had told them that there was absolutely no bargaining power with a builder.  Essentially, this Seattle area buyer was told to pay full price and not try to negotiate.   HELLO????  Sorry, but as a buyer, even in a hot market, you should always try to get a good deal for yourself!!!  That is why you hire us!!!!  I consider myself an advocate for hot deals and responsible representation, and I am not alone!  There are many great agents out there that can successfully negotiate on your behalf.

In the past negotiating with builders wasn't easy so this may have been somewhat true, although I have always tried to negotiate with builders on behalf of my buyers.  In the 2008 Seattle real estate market, I think builders are expecting EVERYONE to negotiate!  Seriously, go in lower than ask and ask for A LOT of seller concessions! You are a golden buyer in a market where buyers have decreased and inventory sits a little longer.  This is your time!

Even in faster Seattle market times, negotiating should always be in your mind when it comes to getting a house at the best possible price.  Even when builders weren't budging on price much if at all, they were still running specials and throwing in builder perks.  I had one buyer that purchase don a builder special only to find that he liked the builder special they ran the next month better. What did we do? I called and asked for the new special and they gave us both specials.  Builders want to make you happy!

My Tips for putting in an offer on Seattle area new construction:

1. Go in low on price
2. Look at their preferred lender and see if your lender can beat that offer
3. Ask for closing costs
4. Ask for upgrades and add ons (fencing, better appliances, a nicer landscaping package, hardwoods throughout instead of carpet, etc.)
5. Put up as much earnest money as possible to be a stronger buyer
6. Have your preapproval in hand

Lastly, don't be afraid or ashamed to offer less even if the house is beautiful.  It is a lot easier to get a better deal on new construction than a resale in my opinion because the builders are just looking at it as a business transaction.  It really isn't personal and they want you to love your house!  They also want you to bring in more buyers by telling them how great the house is and what a great deal you got on it.

Courtney Cooper ....For all your Seattle Washington Real Estate Needs! Seattle Area Real Estate Agent: Broker and Realtor serving North King & South Snohomish County.  Seattle Real Estate and Seattle Suburbs!  Cooper Jacobs Real Estate Services:   Experienced REALTOR with a background in accounting - I love my clients and work hard for them! Please call me if you are looking for a home or investment property (including short sales, preforeclosures, foreclosures, and REO properties) in Seattle (Ballard, Crown Hill, Phinney, Ravenna, Maple Leaf, Green Lake (Greenlake), Greenwood, Northgate, Lake City,University, Sand Point, Laurelhurst, Windermere, Fremont, Wallingford, Queen Anne, Westlake, Eastlake, Lake Union, Downtown, Madison Park), Shoreline, Edmonds, Brier, Lynnwood, Mountlake Terrace, Lake Forest Park, Bothell, Mill Creek, Everett, or other Seattle Suburbs!

 If you are thinking of relocating to Seattle, I am an expert at Seattle Relocation services and can help you find the perfect home while making sure it is a solid financial investment! 

What is a short sale?

Simply put:  A Short sale is when the seller owes more than the house can be sold for in the current market.

The problem? 

 There are no guarantees that just because a house is listed for a certain price that it will sell for that price or even close to it.  The listing agents list these short sale homes as "subject to lien holder approval" in the agent only remarks.  First of all, I strongly think that this lingo should be put in the public comments so that a prospective buyer is well aware that the price is not a definite.

Not only will you not get an answer immediately when you put in an offer for a short sale, you will more than likely have to wait for weeks and weeks.  The bank is in no hurry to sell you this house for $50,000 or more under market.  If you want the deal, you have to be very patient.

Short sales can be a great buy, but know in advance that there are a lot of patience required to get the deal.

Courtney Cooper ....For all your Seattle Washington Real Estate Needs! Seattle Area Real Estate Agent: Broker and Realtor serving North King & South Snohomish County.  Seattle Real Estate and Seattle Suburbs!  Cooper Jacobs Real Estate Services:   Experienced REALTOR with a background in accounting - I love my clients and work hard for them! Please call me if you are looking for a home or investment property (including short sales, preforeclosures, foreclosures, and REO properties) in Seattle (Ballard, Crown Hill, Phinney, Ravenna, Maple Leaf, Green Lake (Greenlake), Greenwood, Northgate, Lake City,University, Sand Point, Laurelhurst, Windermere, Fremont, Wallingford, Queen Anne, Westlake, Eastlake, Lake Union, Downtown, Madison Park), Shoreline, Edmonds, Brier, Lynnwood, Mountlake Terrace, Lake Forest Park, Bothell, Mill Creek, Everett, or other Seattle Suburbs!