Eugene Oregon Real Estate Blog

Good Morning!

Mortgage interest rates declined slightly and are now holding steady. This has brought some relief to a national housing market that is continuing to see prices on the rise. Demand for housing remains very strong, even though home prices are rising faster than wages. Please watch the video for further details. If the attached video does not play, view it HERE.

Have An Awesome Week!

THIS WEEK'S HOT HOME LISTING!

36946 PARSONS CREEK RD

Price: $380,000     Beds: 3     Baths: 1     Partial Baths: 1     Sq Ft: 1890

Shabby chic farmhouse! Terra Cotta tile, wood floor, rustic door & window wood trim, steel beams, large windows. Remodeled kitchen with ship lap feature wall, galvanized metal backsplash, butcher block countertop and eating bar. Kitchen opens to fam...  View this property >> 

AND HERE'S YOUR MONDAY MORNING COFFEE!!

Good Morning!

Even in the strong sellers market that we are currently experiencing in the Eugene and Springfield area, there are always a few homes that just don't sell.  9 times out of 10, the issue is price.  We find that even during hot markets, overpriced homes may get looked at, but they just do not attract offers.  Pricing with the market is crucial with any kind of market and today, we find that competitive pricing often brings in multiple offers and the purchase war begins.  This strategy will bring about a sale for top dollar value in any market.  Along with this, there are a few things that homeowners can do to make their home more attractive to potential buyers.  The following are a few tips that just might help you if you have a home on the market or if you are considering the sale of your home.

If your home is in pretty good shape (i.e. it's decently updated and not in need of a total overhaul), you might think it's ready to go on the market as is. But little things you wouldn't expect can end up being deal breakers. And, when you've got competition, you need your home to stand out for all the right reasons. Give your home a good look and address the little things now before they become big problems when buyers are balking.

Cords hanging from your mounted TV

This is one of those things that tends to fade into the background in a home we live in every day. But don't be surprised if new eyes go right to those dangling cords and wonder why you didn't take the next step and hide them in the wall. Anything that makes a potential buyer question whether you cut corners or were lazy elsewhere could spell bad news for your home sale.

An unkempt yard

So, you had your landscapers out to clean out your flower beds, trim the bushes, plant colorful new blooms and mulch everything. And then, the night before a showing, a storm blew a whole mess of leaves into your yard. Grab that rake and make it a family affair out on the lawn at dawn. You know what they say about first impressions. Buyers likely won't be forgiving of a messy lawn, and your house may stand out if they can see the effort made to clean it up when the neighbors' yards are still 15-deep in leaves.

A dingy front door

Again with the first impressions. Your home may look great inside, but if the front door is chipped or faded, or the hardware is worn, your potential buyers may never get past it. This is an easy fix, and one that consistently rates high on the ROI scale.

Animals

While homebuyers in general may not mind if animals live in the home they are considering purchasing (unless there are severe allergy issues), they don't want to see - and, especially, smell - evidence of them. You have probably gathered up and stowed away the overflowing box of toys and balls. But have you considered the smell? You might not notice it, but first-time visitors likely will.

You don't have to rehome your pets; Use these tips from petMD to make your home smell pet-free.

Cobwebs

Even if you keep a pretty clean home, there may be areas that need attention, like ceiling fans or windowsills that are out of reach. You may not have a housekeeper on a regular basis, but doing a one-time, super deep clean before your home hits the market is a good way to make sure potential buyers don't nitpick and find a reason to question the home's condition.

Poor furniture arrangement

If you're rolling your eyes at the idea that the way you have your living room laid out could make a difference in whether or not your home sells, remember back to when you saw the home for the first time. Were you picturing your own furniture in the space? That's what real buyers do, and if they can't picture how it will work because you have too much stuff in the space or it's oddly configured - blocking a fireplace or doorway, for instance - you're keeping them from doing the thing that could make them buy the home.

"Square footage is important to homebuyers, so when you're selling a house it's important to maximize the space to appear bigger and highlight each room's dual functionality to enhance buyer appeal," said U.S. News & World Report. "A home seller can do this by decluttering, lighting up the room and especially by having your furniture strategically placed to show off the square footage. The layout will determine the visual size and flow of the room." You can learn more staging tips for arranging your furniture here.

Junk drawers and crammed cabinets

Buyers who are genuinely interested in your home are likely going to open everything and look everywhere. It's not snooping (at least, we hope it's not snooping!) - it's an interest in how much storage there is in the home. You may be forgiven for one "junk drawer," but the neater and cleaner you can make everything else, the better. You want people to see the space, not your stuff.

Overfilled closets

The need to showcase the space, not the stuff, goes double for closets. "Whether it's a hallway coat closet or a master suite walk-in, your home's closets will have a major big impact on prospective buyers," said Apartment Therapy. "Box up off-season apparel - or better yet, donate it - and remove extra hangers so yours looks spacious and streamlined."

Cluttered countertops

Eliminating, or at least cutting down on, clutter in your home is key to getting it sale-ready, and this is especially important in kitchens and bathrooms. While people may be impressed by your professional mixer and juicer, they're much more interested in knowing they have ample countertop space for their own stuff.

Have An Awesome Week!

THIS WEEK'S HOT HOME LISTING!

1670 Ridgley Blvd

Price: $415,000   Beds: 3   Baths: 2 full, 1 half   Sq. Ft: 1,951

Terrific two-story in highly desirable area! Features vaulted ceiling, skylights, bay windows, recessed lights and hardwood floor. Gas fireplace in living room. Kitchen with eating bar opens to dining room. Family room with closet and slider to back. Master suite with...View this property>>

AND HERE'S YOUR MONDAY MORNING COFFEE!! 

Good Morning!

Nationally, the news for first time homebuyers is not improving.  At this time, the prices of homes under $300,000 are still increasing and the availabity of these homes is not improving.  Here is an article from "Realtor.com" that talks about this trend.

Home buyers looking for a bargain should brace themselves for some serious disappointment.

The share of existing (aka previously lived-in) homes priced under $100,000 dropped 20.7% in March from the same month a year ago, according to the most recent National Association of Realtors® report. The percentage of homes under $250,000 fell 7.8%.

Nationally, the median home price was $250,400 in March. That's up 3.9% from February and represents a 5.8% rise from the same month a year earlier.

"In general, we’re seeing that there aren’t enough homes available for sale across all price ranges," says Danielle Hale, chief economist at realtor.com®. "But the biggest shortage is under $250,000.”

The number of overall existing home sales hit 5.6 million in March. That's up 1.1% from February, but a 1.2% decrease from the same month a year ago. (Realtor.com looked only at the seasonally adjusted numbers in the report. These have been smoothed out over 12 months to account for seasonal fluctuations.)

Single-family home sales were up 0.6% from February, but down 1% from the same month a year ago. The median home price was $252,100.

Condo and co-op sales were up 5.2% from the previous month, but were down 3.2% annually. The median price of these homes were $236,100.

Existing home sale prices were significantly lower than newly constructed abodes, by about 30.5%, as it isn't cheap to put up a new home with high land, construction, and materials costs. The median price of a newly constructed home was $326,800 in February, according to the most recent data from the U.S. Census Bureau and U.S. Department of Housing and Urban Development.

“The unwelcoming news is that while the healthy economy is generating sustained interest in buying a home this spring, sales are lagging year-ago levels," NAR's chief economist, Lawrence Yun, said in a statement. "Supply is woefully low, and home prices keep climbing above what some would-be buyers can afford.”

If you are looking for a home in the Eugene an Springfiels area under $300,000, it is a tough situation right now. The good news is that we can help you.  We are extremely successful in finding homes in this price range for our buyers.  Many of the homes we are finding are homes that we have knowledge about before they hit the market.  If you would like for us to help you with your home search, call us at 541-349-2620 and we will go to work for you.

Have An Awesome Week!

THIS WEEK'S HOT HOME LISTING!

3025 Guadalupe Way

Price: $389,900    Beds: 3   Baths: 2    Sq. Ft.:2,560

Fabulous 2-story home on dead-end street! Crown molding, oil-rubbed bronze fixtures, stainless steel appliances, gas fireplace & lots of storage. Engineered hardwood floors in kitchen & eating area. Quartz counters & painted maple cabinets in kitchen...View this property>>

AND HERE'S YOUR MONDAY MORNING COFFEE!!

Good Morning!

Rents have crept up in most communities just as home prices have.  In fact in many areas rents have increased at a higher rate than home prices.  I find today that many of the renters are paying more money to rent than they would be spending on a home payment.  By renting they are also losing out on some great opportunities such as depreciation and interest tax deductions.  Renters are also just making the landlords payments and not building equity.  Long term the buidling of equity in a home is one of the greatest wealth building opportunities for most people.  The followng is an article from "Realtor.com" on a recent study of the current trend towards renting.

A growing percentage of apartment renters aren’t interested in buying a home as affordability challenges take a bigger toll on American aspirations of homeownership.

In all, 20% of renters said they have no interest in owning a home, up from 17% in August and 13% in 2016, according to results of a semiannual survey of renters by mortgage company Freddie Mac in January.

Two-thirds of renters who plan to continue renting said they are doing so for financial reasons, up from 59% two years ago, according to the survey. 

“Housing is becoming less and less affordable. Renting is perceived to be the more affordable housing option,” said David Brickman, an executive vice president at Freddie Mac and head of its multifamily division.

The growing preference for renting comes even as the economy has strengthened and credit has loosened, in theory making homeownership possible for more people. Renters generally report being better off financially, with some 39% saying they have money to take them beyond the next payday, up from 34% in August, according to Freddie.

But home prices have risen strongly in recent years while rent increases have slowed, especially for luxury buildings in urban centers. The S&P CoreLogic Case-Shiller National Home Price Index rose 6.2% in January from the same month a year earlier, while the average apartment rent increased a more manageable 3.9% in the first quarter from a year earlier, according to real-estate research firm Reis Inc.

The preference for renting is being driven in part by baby boomers, who are more likely to have experienced some of the pitfalls of homeownership. Some 35% of baby boomers said they have no interest in owning a home, up from 31% in August and 23% two years ago, according to the Freddie Mac survey.

At the same time, concerns about affordability are most prevalent among younger renters. Nearly three-quarters of millennials said they are renting for financial reasons, up from 59% two years ago.

The survey was taken in late January, so it likely doesn’t reflect the full impact of the tax bill that passed in late December and shifted the equation in favor of renting for many households.

Have An Awesome Week!

THIS WEEKS HOT HOME LISTING!

88107 Keola Ln

Price: $595,000   Beds: 3   Baths: 3   Sq. Ft.: 3,488

Luxurious rural living! Serene tree views surround 1.79 acres. Every room has been updated! Tubular skylights, recessed LED lights, quartz and granite counters, solid oak floors, new tile floors and carpet, fresh interior paint and more. Master suite on main level. Large kitchen, formal dining, living plus family room, vaulted bonus room, laundry/mud room, 3 fireplaces. 4-car garage, RV parking, greenhouse, orchard...View property. 

AND HERE'S YOUR MONDAY MORNING COFFEE!! 

Good Morning!

March home sale numbers are in for the Eugene and Springfield area and the sellers market trend continues.  The inventory of homes for sale actually decreased from February, which is not normal and home prices continue to increase.  This is not the best news for homebuyers, but continued good news for homesellers. My caution here is that with mortgage interest rates up and the continued increase in home prices, there will be a point where this market will shift and make a correction.  That time could be sooner than later.  Here is the March 2018 homes sales report.

March Residential Highlights

March brought gains nearly across the board in Lane County, with closings taking an impressive lead. Closed sales (404) ended 13.8% ahead of March 2017 (355) and 36.9% ahead of February 2018 (295). It was the strongest March for closings in the county since 2006, when 409 were recorded.

Pending sales (489) edged 2.3% ahead of March 2017 (478) and outpaced February 2018 (392) by 24.7%.

New listings, at 531, fell six short of last year in March 2017 (537, -1.1%) but warmed 42.7% from last month in February 2018 (372).

Total market time decreased by three days to end at 61 days this March, with inventory creeping downward to 1.4 months.

Average and Median Sale Prices

Comparing the average price of homes in the twelve months ending March 31st of this year ($292,800) with the average price of homes sold in the twelve months ending March 2017 ($268,000) shows an increase of 9.3%. The same comparison of the median shows an increase of 10.4% over that same period.

Have An Awesome Week!

THIS WEEK'S HOT HOME LISTING

 Wedgewood Dr

List Price: $330,000     Beds: 3    Baths: 2.5    Sq. Ft.:1,855

Fabulous one-level home in desirable Santa Clara neighborhood! Spacious 0.22 acre lot on lovely low-traffic street. Living room w/ fireplace. Large galley kitchen w/ pantry. Dining/Family room combination w/ fireplace. Large private master suite w/ 2 closets & access to back. Laundry room w/ half bath.  Well-manicured lawns w/ sprinklers, fence backyard, covered deck & patio, & tool shed. Only 5 minute drive to schools, stores & park... View property

AND HERE'S YOUR MONDAY MORNING COFFEE!!

Good Monday Morning!

In the Eugene and Springfield area, the housing market has become very tight for first-time home buyers.  Lack of inventory, rising home prices, and now, increased mortgage interest rates have made the home search for first-time buyers even more difficult than it has over the past several years.  This trend is not something that is just specific to Eugene and Springfield.  The following article from "Realtor.com" addresses this national problem.

Soaring home prices and the shortage of properties on the market are taking a toll on buyers, particularly first-time buyers.

The share of first-time homeowners fell to just 29% of all existing home buyers in January, according to the most recent National Association of Realtors® report. That's down from 32% in December and 33% in January 2017.

"First-time buyers are typically people with a tighter budget," says realtor.com® Senior Economist Joseph Kirchner, who worries this could further depress homeownership rates down the line. "They're looking for homes on the more affordable end of the market, but that is where the lack of homes is most severe."

Nationally, the dearth of inventory also drove down the number of existing homes sold, 5.38 million overall, in January. (Existing homes have previously been lived in.) Monthly sales dropped 3.2%, while annual sales decreased 4.8%.

(Realtor.com looked only at the seasonally adjusted numbers in the report. These have been smoothed out over 12 months to account for seasonal fluctuations.)

“There’s plenty of demand, but people just cannot find a home on the market that meets their needs and they can afford," Kirchner says. "It’s not a good start for the spring market. The shortage will continue.”

Across the country, there were 15.5% fewer existing homes in January selling for $250,000 or less compared with a year ago. Meanwhile, there were 25% more selling for $500,000 or more.

In January, sales of single-family homes, which are often the most sought-after properties, hit 4.76 million. That's a 3.8% fall from December and 4.8% from the same month a year earlier.

Condos and co-ops fared a bit better, as they're generally priced a little lower than single-family homes, with the number of monthly sales rising 1.6% in January to hit about 620,000. But that's down 4.6% from January 2017.

The median existing home price was $240,500 in January. That was a 2.4% drop from December but represented a 5.8% jump from January of the previous year. However, the cost was still substantially less than the median price of a newly constructed abode.

New homes cost a median $335,400 in December, according to the most recent joint report by the U.S. Census Bureau and U.S. Department of Housing and Urban Development. That's nearly 39.5% more than an existing home.

Around the country, higher prices and the lack of inventory took its toll. In January, the South had the most existing home sales, at about 2.26 million. However, that was still down 1.3% from December and was a 1.7% drop from January 2017.

The Midwest had the second most home sales, at 1.25 million, in January. That was down 6% from December and 3.8% lower than the same month last year.

There were 1.14 million existing homes sold in the West. That was a 5% drop from the previous month and a 9.5% fall from the previous year.

The Northeast had the fewest existing home sales, at just 730,000. That was also down, both by 1.4% month-over-month and 7.6% year-over-year.

Meanwhile, prices of existing homes were up in every region. They were the most expensive in the West, at a median $362,600 in January. That was a 8.8% jump over January 2017.

In the Northeast, median prices hit $269,100, up 6.8% annually. In the South, they were $208,200, up 4.3%, and in the Midwest, they were $188,000, up 8.7%.

In January, sales of single-family homes, which are often the most sought-after properties, hit 4.76 million. That's a 3.8% fall from December and 4.8% from the same month a year earlier.

Condos and co-ops fared a bit better, as they're generally priced a little lower than single-family homes, with the number of monthly sales rising 1.6% in January to hit about 620,000. But that's down 4.6% from January 2017.

The median existing home price was $240,500 in January. That was a 2.4% drop from December but represented a 5.8% jump from January of the previous year. However, the cost was still substantially less than the median price of a newly constructed abode.

New homes cost a median $335,400 in December, according to the most recent joint report by the U.S. Census Bureau and U.S. Department of Housing and Urban Development. That's nearly 39.5% more than an existing home.

"It’s very clear that too many markets right now are becoming less affordable and desperately need more new listings to calm the speedy price growth," NAR Chief Economist Lawrence Yun said in a statement.

Have an awesome week!

THIS WEEK'S HOT HOME LISTING!

Vineyard Hill Dr

Price: $230,000    Type: Bare Land    Acres: 5

In The Vineyards! Gated entry, paved access, gorgeous views with meadow and trees. Great solar exposure potential for vineyard ground. Additional 6 acres to be deeded upon completion of approval for adjacent property.... View this property >> 

AND HERE'S YOUR MONDAY MORNING COFFEE!!

Good Monday Morning!

The Real Estate market in the Eugene and Springfield area shows no sign of change.  Home sales remain strong and the inventory of homes for sale remains extremely low.  The inventory is critically low in the price ranges for first time buyers from $150,000 to $300,000.  The cost of homes in our area also continues to increase and the inventory of affordable brand new housing is close to non-existant.  Mortgage intereste rates dropped slightly and are now at around 4.4% for 30 year fixed financing. Here is the report for February 2018.

Lane County saw mixed activity this February, but most measures were ahead of February 2017. Closed sales (295) outpaced February 2017 (247) by 19.4% but fell 9.5% short of the 326 closings recorded last month in January 2018. It was the strongest February for closings in Lane County since 2007, when 305 were recorded. 

Similarly, pending sales (392) rose 6.2% ahead of the 369 offers accepted in February 2017 but fell 7.8% short of the 425 offers accepted last month in January 2018. 

New listings, at 372, were 5.3% short of the 393 new listings recorded last year in February 2017 and 12.7% short of the 426 new listings recorded last month in January 2018. 

February saw total market time decrease by two days to end at 64 days. Inventory crawled slightly upward in the same month, ending at 1.8 months. 

Average and Median Sale Prices 

Comparing the average price of homes in the twelve months ending February 28th of this year ($290,400) with the average price of homes sold in the twelve months ending February 2017 ($265,900) shows an increase of 9.2%. The same comparison of the median shows an increase of 10.5% over that same period.

Have an awesome week!

THIS WEEK'S HOT HOME LISTING!

798 70th St 

$245,000  Beds: 3   Baths: 2   Sq. Ft.: 1,395

Spacious corner lot in Thurston area. This 3 bedroom, 2 bathroom home has new furnace & water heater, mountain view & vinyl windows. Sunken living rm w/ pellet stove insert. Kitchen w/ eating bar & pantry opens to large dining area. Laundry rm. Cove... 

View this property >> 

AND HERE'S YOUR MONDAY MORNING COFFEE!!

Good Morning!

Yes, our national economy is taking off.  Wages are up, employment is up and many economists say that this is just the beginning of a long improvement.  The value of homes across the nation have steadily increased since the recession and have added to a large increase in national wealth.

Americans are feeling richer. Household net worth neared $100 trillion in the final quarter of last year, falling into record territory, according to new data released by the Federal Reserve on Thursday. Rising stock markets and property prices were attributed to the jolt in the fourth quarter. (Household net worth is the value of all of a consumer’s assets, like stocks and real estate, minus any liabilities like mortgage and credit card debt.)

Household net worth increased more than $2 trillion last quarter to a record $98.7 trillion in the final three months of last year, according to the report. Households in the U.S. saw their net worth increase to nearly seven times their disposable personal income in 2017.

The impact real estate has had on that increase can’t be understated, economists say. The value of households’ real estate rose $511.2 billion, which reflects recent run-ups in home prices.

But the rate at which consumers are saving is concerning, JPMorgan Chase Economist Michael Feroli told The Wall Street Journal. The saving rate was 3.74 percent in 2017, down from 7.19 percent in 2015.

Have An Awesome Week!

THIS WEEKS HOT HOME LISTING!

309 Country Club Rd, Eugene OR

$215,000    Bedrooms: 1    Bathrooms: 1    SQ FT: 801 

Marvelous condo in highly desirable Ferry Street Bridge! Wonderfully updated, acacia hardwood, quartz counters, vaulted ceiling, exposed beams, recessed lights, open layout. One bedroom with walk-in closet and vanity with attached bathroom. Bonus room with wall of windows and French doors. Laundry area with built-in storage. Carport with extra storage. Located next to Eugene Country Club, only 3 minute drive to shops & freeway access. View property

AND HERE'S YOUR MONDAY MORNING COFFEE!!

Good Morning!

The Real Estate market in the Eugene and Springfield area was stronger in January of 2018 than in January of 2017.  Both sales and new listings were up.  The inventory of homes on the market remains low at 1.7 months and critically low in the first time buyer price ranges of $250,000 and below.  Here are the home sale statistics for January 2018.

January Residential Highlights 

January brought waves of warm real estate activity to Lane County, almost across the board. Pending sales (425) outpaced January 2017 (318) by 33.6% and December 2017 (309) by 37.5%. This is the strongest January for pending sales in Lane County on the RMLSTM record, dating to 2001. 

New listings, at 426, ended 33.1% stronger than in January 2017 (320) and 91.0% stronger than last month in December 2017 (223). 

There were 326 closed sales, faring 19.4% better than last year in January 2017 (273) but cooling 12.1% compared to December 2017 when 371 closings were recorded. 

Inventory held steady in January at 1.7 months, and total market time increased by four days to end at 66 days. 

Average and Median Sale Prices 

Comparing the average price of homes in the twelve months ending January 31st of this year ($289,100) with the average price of homes sold in the twelve months ending January 2017 ($264,800) shows an increase of 9.2%. The same comparison of the median shows an increase of 10.1% over that same period. 

Have An Awesome Week!

THIS WEEK'S HOT HOME LISTING!

AND HERE'S YOUR MONDAY MORNING COFFEE!!

Good Morning!

One of the largest problems that comes about during a home sale is the fact that there are typically seller paid repairs that need to be done.  The majority of buyers are going to want both a pest and dry rot inspection and a whole home inspection completed as part of their purchase due diligence.  From this inspection, there are typically some repair items that will come about and in most cases the buyer will want many of them taken care by the seller prior to the close of escrow.  Negotiating these repairs during escrow can be nerve racking and can also sometimes create delays with closing.  My suggestion to all of my sellers is to have their home inspected before we go on the market.  This gives us a heads up for any potential issues and also allows the seller to repair major problems.  Typically, this creates a much easier sale process.  The followiong is and article from "US News" on why having a professional inspection prior to selling is a good thing to do.

A home inspection is traditionally known as a part of the due diligence process when a home is under contract with an intended buyer. A professional home inspector will visit the home and conduct a thorough review of the structure, noting any deferred maintenance, defects in the building and the remaining useful life of major appliances and systems such as the air conditioner and water heater.

Depending on what the inspector finds, the results can have a powerful impact on the sale of the house. The buyer can ask for repairs or updates to be made, try negotiating on the sale price or walk away from the deal.

To avoid the unpleasant surprises a home inspection may bring to light, homeowners looking to put their house on the market can opt for a prelisting home inspection, which provides sellers with a thorough report before the home goes on the market. Sellers have the opportunity to make necessary repairs before potential buyers start touring the property and to avoid a deal that falls through due to structural or maintenance problems that could lead to other potential buyers steering clear of a property that has issues.

"The homeowners would do the same diligence as if they were going to buy the house," says Frank Lesh, executive director of the American Society of Home Inspectors.

A prelisting inspection costs the same as one conducted while a property is under contract – ranging between $200 and $475, according to HomeAdvisor, depending on location and whether the inspection includes special checks like those for radon or termites.

Even in a hot real estate market where buyers are snapping up available homes quickly, a prelisting inspection can help reduce the chances a deal could fall through and get you closer to selling your home for the price you want in the time frame you need. Here are five reasons you should consider a prelisting home inspection before putting your house on the market.

Advance notice. Every house comes with its fair share of quirks and problems, and you're probably at least vaguely aware of a few of them – a window that lets water in when it rains or bowing floorboards in one corner of the dining room, for example. If you're planning to put your property on the market, an inspection report ahead of time will help you see all the potential problems together, including some you may not have known about.

The prelisting inspection gives you the knowledge to do with it what you will – make repairs or updates or reflect any deferred maintenance in your sale price, explains Drew White, founder and owner of AmPro Inspections in Colorado Springs, Colorado. "[Sellers] have all the cards – they're not going to be blindsided by any major finds from the buyer's inspection," he says.

There is a caveat: Once you have the report in your hands, you can't completely ignore a problem. If your inspector finds cracks in the foundation, you'll be required to disclose that information as a known defect to the buyer, or fix it before anyone puts an offer in.

"You know the old saying, 'Ignorance is bliss?' Now you can't do that," Lesh says. 

DIY option. For simple repairs, however, the prelisting inspection gives you the added benefit of being able to take on projects yourself. When negotiating with a buyer, necessary repairs will typically require you to bring in professionals for all work done, even when the fixes are simple.

"There's a lot of do-it-yourself projects that the homeowner can do where it's satisfactory, it's not going to be an issue," White says. "If the buyer's inspector finds it – let's say there's an electrical outlet that needs to be replaced or some simple plumbing – they're going to typically mandate that a professional electrician or plumber do it."

An outlet replacement or tightening a washer on a faucet – both simple projects homeowners can do – could be a couple hundred dollars for a pro to complete, White says.

Contractor of choice. For those bigger projects that do require professionals to come out, time is also on your side when your home isn't yet on the market. "They get time to use the contractors they want," White says.

Rather than needing to find a roofer in a specific time frame to appease the buyer, you can shop around for the right price, availability and skill to ensure you're satisfied with the work.

Informed pricing. Of course, there are some projects you're just not willing to take on. If you can't afford to fix a foundation issue with your house or you don't want to invest the money to replace cracked tile in a bathroom when you know a buyer will completely renovate it anyway, you don't necessarily have to take care of the repairs. Instead, "that can be reflected in the price," Lesh says.

Work with your real estate agent to establish the right sale price, taking into account whatever issues you can't – or aren't willing to – fix before putting the house on the market. Your final sale price will be lower, but it may be better than paying for repairs that won't be fully recouped by a buyer's offer.

Buyer may accept results. The fact that your house has already had an inspection can have its own appeal for buyers and can serve as a plus if included in marketing descriptions of the house. Especially in a tight seller's market where buyers have to fiercely compete with each other, you may see more buyers willing to accept the prelisting inspection report and forgo an additional inspection during the due diligence period, moving the process along faster.

Some home inspectors provide a warranty with their inspection reports. AmPro Inspections is one such company, White says, which helps some buyers feel more comfortable because the warranty can be transferred to the next owner. He says homebuyers accept the prelisting inspection roughly 50 percent of the time.

That doesn't mean you can expect buyers to accept the prelisting report as the only inspection. It's like buying a used car from a private individual, Lesh says. While the seller's mechanic may say the car is in great shape, you'll likely want a mechanic you trust to look at it, too.

Plus, if any significant amount of time passes between that first inspection and the buyer's offer, more problems could have popped up, especially in winter, Lesh says: "Are the conditions going to be the same in April as they are in January? Probably not."

Have An Awesome Week!

AND HERE'S YOUR MONDAY MORNING COFFEE!!