Chico Sellers
What is a Good Faith Deposit, and Why Do I Need One?
November 25th, 2007 categories: Anatomy of a Chico CA Real Estate Transaction, Chico Buyers, Chico Sellers
I’m always a little surprised when I sit down to write a purchase offer on Chico CA Real Estate for a new buyer, and they don’t have their checkbook with them!
It seems that many buyers don’t know that they are expected to submit a good faith deposit with their offer to purchase a property. I often hear “Oh…. um… JEEZ! I forgot my checkbook!” Unfortunately, in California, a contract must have consideration (a deposit) to be valid.
A good faith deposit is an amount of money that the buyer submits with the offer to show that he or she is acting in good faith and intends to fulfill the terms of their agreement.
The deposit basically says to the seller, “I want your house badly enough, I’m willing to put my money where my mouth is!”
The amount of an acceptable good faith deposit varies widely by region.
In Chico, CA, a good rule of thumb is to offer about 1% of the purchase price for every 30 days in escrow. In other words, if you are offering on a $300,000 home and you are requesting a 60 day escrow, a $6,000 deposit will probably fit the bill. This is a very loose rule, however, and each transaction should be considered carefully. For instance, in a strong buyer’s market, it is likely that a buyer can offer a smaller deposit without too much grumbling from the seller. However, in a competitive situation where the property is bringing in multiple offers, a buyer can help make his offer more appealing by providing a more substantial deposit.
Your good faith deposit is typically held by the broker who is writing the offer for you. If I was acting as your buyer’s agent, I would accept the check on the seller’s behalf. Chico Homes would then hold it in a separately maintained trust account until your offer was accepted by the seller. Within 3 days of acceptance, the deposit is required to be deposited with the title company that will be handling the escrow. Your check should always be made out to the title company, not the agent you are working with, or the company where they are employed!
The seller is only entitled to keep your good faith deposit in the event that you, the buyer default on the contract.
It is important that you are very clear as to the terms you are agreeing to. If the contract says you have 17 days to complete your investigations, and you decide on day 25 that you no longer want the property because the house next door has barking dogs, you may sacrifice your deposit! Be sure to work with your trusted Realtor to adhere to the terms and timelines specified in the contract.
If the transaction proceeds without issues, the deposit is typically applied to the closing costs the buyer will incur during the escrow. In the event that both buyer and seller agree to terminate the contract, the buyer can receive his deposit back minus any inspection costs that he may have agreed to.
Have more questions? I’m happy to answer them! Sandi 530-864-5407
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Looking to buy or sell Chico CA Real Estate? Need a Top Producing Chico CA Realtor? Call Sandi Bauman 530-864-5407 or email [email protected]. Specializing in REO, residential, relocation, investment & ag property.
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Short escrow? Get your ducks in a row BEFORE you make an offer.
November 2nd, 2007 categories: Anatomy of a Chico CA Real Estate Transaction, Chico Buyers, Chico CA Real Estate News, Chico Sellers, My Opinion on Things
There is no disputing the fact that Chico, CA is currently in what is commonly known as a “Buyer’s Market.”
That is FABULOUS news for all the buyers out there who have patiently been waiting for this day. The inventory is high, the prices have dropped, and the interest rates are still phenomenal!
Now is the time to get a great deal! 
A “Buyer’s Market” is a wonderful thing. A Chico, CA home that might have cost $400,000 in 2005 may only set you back $350,000 today. On average, prices seem to have corrected between 10 and 15 percent for residential properties.
I have noticed a growing trend with buyers. In an effort to get the absolute lowest price on a property, they attempt to entice the sellers with a very short escrow period. For some sellers, a quick sale in this market is a dream come true! They need out from under that house payment, and will gladly accept less than asking price just to be DONE.
However, when representing a seller, I have had to caution against signing the first contract we see, simply because the buyer promises to make it the pain go away with a 10 day escrow. The offer to close in 10 days is an empty one if the buyer has not done his homework.
The following items must be taken into consideration to close an escrow quickly:
- Is the buyer preapproved?
- Is the lender local and knowledgeable about our issues and resources?
- Is the lender willing to commit to closing on time?
- What kind of loan product is the buyer applying for? A VA loan, for instance, is highly unlikely to close in less than 30 days.
- What inspections does the buyer request? Well potability tests may require 14 days or more to obtain results.
- Can we get the appraisal completed immediately?
- Will repairs be required by the lender to fund the loan? If so, is there a contractor available to bid, complete, and final the work within a days notice?
An escrow that closes quickly can be a wonderful solution for both the buyer and the seller, but it doesn’t happen without forethought, preparation, and a willingness for all parties to be focused on immediate results.
If you are a buyer, hoping to get the best deal of the year by offering to close quickly, get your ducks in a row BEFORE you make an offer. No seller in their right mind will accept your offer if you aren’t prepared to close the deal.
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Shopping for Chico foreclosure property? Give me a call- I’m currently working with several REO departments on bank-owned Chico property. Sandi Bauman 530-864-5407
Looking to buy or sell Chico CA Real Estate? Need a Top Producing Chico CA Realtor? Call Sandi Bauman 530-864-5407 or email [email protected]. Specializing in REO, residential, relocation, investment & ag property.
| Discussion: 6 Comments »
Absorption Rate and Pricing a Chico Property
October 7th, 2007 categories: Chico CA Real Estate Market Stats, Chico Sellers
The term “absorption rate” is one you may hear a Realtor use when discussing pricing Chico CA real estate property.
Columnist Jerry Rossi explained it beautifully in the June 2006 edition of Realty Times. The application of his example allows us to explore, based on fact, the liklihood of selling a Chico, CA property at the price you are considering listing it at.Jerry’s example!An investor wants to sell his 4-plex for $300,000. After doing a Comparative Market Analysis on the property, a competent Realtor knows that his 4-plex is probably only worth $275,000. To help him understand why he should NOT list it $25,000 over value, you apply the formula to figure out the absorption rate.
In simple terms:
- Take the number of 4 plexes sold in the past 12 months at $300,000. (let’s say 5 sold)
- Divide this number by 12 to get the absorption rate. (5 divided by 12 = .42)
- Find the number of 4 plexes available at $300,000. (10 available)
- Divide this number by the absorption rate. (10 divided by .42 = 23.80)
It will take 23.80 months (yikes!) for the market to absorb the 4 plexes currently for sale at $300,000.
It would take 7.5 months on the other hand, if the investor was to list at your suggested price of $275,000… and there were 5 4-plexes available at $275,000.
If the difference in the number of months doesn’t help in the understanding of the dangers of overpricing, try considering the amount of money the seller will pay OUT during that extra 16.3 months the property could sit on the market.
If the seller is paying $1900 per month on a mortgage, their SAVINGS could be $30,970 in payments.
Ultimately, they will save $5970 by pricing their 4 plex $25,000 LESS!!
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Looking to buy or sell Chico CA Real Estate? Need a Top Producing Chico CA Realtor? Call Sandi Bauman 530-864-5407 or email [email protected]. Specializing in Chico CA REO, residential, relocation, investment & ag real estate.
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My perspective: The Chico, CA Real Estate Market is not THAT bad!
October 7th, 2007 categories: Chico CA Real Estate Market Stats, Chico CA Real Estate News, Chico Sellers
Call me a hopeless optimist if you like, but I don’t think the Chico CA real estate market is half as bad as everyone makes it out to be!
The power that the media has on people’s perception of reality is both amazing and frightening.Considering the facts stated below, can anyone really argue that the Chico CA real estate market is all that horrible?
These numbers represent all class of property including single family homes, residential income, commercial, manufactured homes, vacant land, ranches and farms, year to date as reported by the Sierra North Valley MLS.
Year Listed Sold % Listed Sold Avg List Price Avg Sold Price List/Sold DOM
2007 6498 2067 31.81% $303,327 $289,171 95.33% 92
2006 7401 2430 32.83% $302,084 $290,848 96.28% 73
I’m thinking the numbers look pretty gosh darn good! My biggest caution to sellers would be to expect an extra 20 days on the market for a reasonably priced house to sell.
To sum it up, approximately 40 less properties per month have sold in 2007 than in 2006. Nearly 400 Chico Realtors have closed at least one transaction this year!
Compared to the statistics that are being posted for other regions in the United States, I really think that Chico CA has faired very well. Take Ponciana, FL for instance. Only 1.77% of their total inventory is actually selling! It appears that Chico CA property is a safer investment than you might find somewhere else.
Am I really the only one seeing this glass half full?
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Looking to buy or sell Chico CA Real Estate? Need a Top Producing Chico CA Realtor? Call Sandi Bauman 530-864-5407 or email [email protected]. Specializing in REO, residential, relocation, investment & ag property.
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How to Hire a Chico, CA Realtor and Make More Money!
September 16th, 2007 categories: Anatomy of a Chico CA Real Estate Transaction, Chico Buyers, Chico Sellers
It’s often fascinating to hear how people go about hiring a Chico, CA Realtor to represent them in the sale or purchase of a home. More often than not, I hear things like:
“Jeff has those big bulletin boards all over town- he must be REALLY successful!”
“Ann is our next door neighbor.”
“Bill is my co-workers son. He just got his license, and we thought we’d help him out.”
“Julie always has her picture in those real estate magazines, she must sell a lot of homes!”
Yikes!
A real estate investment is arguably one of the biggest, most costly financial decisions a person will make in their lifetime.
As such, it is critical to choose carefully the professional that will be guiding you through the complex transaction. As nice as it would be to give “Bill” an opportunity to learn the trade, are you willing to put your financial security on the line for him? “Ann” might be the best neighbor in the world, but the worst Realtor in town! One of the biggest mistakes I see people making when hiring a Realtor is ASSUMING that an agent is a top producer, simply because he or she is good at advertising. In truth, the agent might not have sold anything all year!
Ideally, you will find yourself a competent, proven professional who is knowledgeable about the industry, the local Chico, CA market, and your needs as a consumer. By doing so, you will make more money!
“How do I go about hiring the right Realtor?” you might ask.
I suggest that you conduct a minimum of 3 interviews with agents you are considering to represent you. That’s right– INTERVIEWS! Ask the tough questions, and take notes on the answers. Compare the experience, professionalism, and general attitude of each agent.
Here is a great list to get you started:
1. Are you a FULL time Realtor?
(IMHO you can find VERY good part timers… you should just know up front who you’re hiring.)
2. What is your total sales volume this year?
(Consider that an average Chico, CA house is around $350,000).
3. How many transaction sides have you closed this year?
(The top 20 producers in Chico, CA will close an average of 30 per year).
4. How do you rank in your company?
5. What price range does your typical listing fall under?
(If your house is worth $1 mill, you don’t want to hire a $200k agent!)
6. How do you rank in comparison to the other 400+ Realtors in the Chico MLS area?
7. Do you have a personal web site or blog site?
8. Tell me about your Internet marketing programs.
(Do you understand and cater to the 92% of buyers that utilize the Internet?)
9. Tell me about your traditional marketing methods.
10. Are you currently active in your local Board of Realtors?
(Do you keep yourself current on local issues and network with other Top Producers?)
11. Do you offer Exclusive Buyer Agency?
(Will you explain all levels of agency representation, how they apply, and how affect me?)
12. What real estate specialty designations have you received or are you pursuing?
(Do you find continuing education to be valuable?)
13. Before we agree to work together will you do a ‘listening presentation’ so you can learn about all of my ‘wants’?
14. Are you equipped with the newest tools of the trade?
(the latest in software such as Relay, smart phones, scanners … all of those high-tech things that will help you be an industry leader?)
15. Do you have systems in place to insure that you contact me regularly with useful information?
(Will you continue your relationship with me even when I am not buying or selling real estate?)
16. What percentage of your business comes from referrals and how important is this for you?
(In other words, how much time do you spend prospecting versus working on finding me a home?)
17. What sets you apart from all of the other Chico, CA Realtors that I know??
It stands to reason that a top producing agent has a certain level of proven skill, knowledge, and ability to work with people, all of which are crucial elements to getting you the most money possible from your sale or purchase. Your job, as a consumer, is to be aware and responsible for whom you are hiring to represent you. After all, you are the one who will inevitably suffer in the long run!
One last bit of advice: you need to genuinely like the person you hire! Throughout the course of a transaction, you may spend a considerable amount of time with your Chico, California Realtor. Make sure that you are comfortable communicating with the individual, and that you feel he or she truly has your best interests at heart. Many are great sales persons, but lack the personal connections that are critical.
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Looking to buy or sell Chico CA Real Estate? Need a Top Producing Chico CA Realtor? Call Sandi Bauman 530-864-5407 or email [email protected]. Specializing in REO, residential, relocation, investment & ag property.
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