How to Buy in Today’s Buyer’s Market

Buy like you’ll have to sell tomorrow.
Avoid buying someone else’s mess.
Buy with the future in mind.

1. Buy like you’ll have to sell tomorrow … the formula is pretty straight forward.

Part One: The cost of selling a home in today’s market is approximately 10.5% of the sales price. 6% real estate commission, .75% title fees, .75% tax proration and 3% seller assistance with the buyer’s closing costs.

Part Two: The effect of the previous quarter’s appreciation or decline in market value, based on comparable homes in the neighborhood.

Example: If the market value of similar homes in the neighborhood declined 2% in the previous quarter, you would ideally want to negotiate an ultimate sales price 12.5% under the CMA (comparative market analysis) prepared by your Realtor®. On a home where the CMA = $200,000, goal would be to purchase at $175,000 plus whatever you are asking the seller to pay for YOUR closing costs.

Note that I did not refer to “list” price. The homes that are selling today are already priced below the median price of comparable homes actively listed.

2. Avoid buying someone else’s mess … the stains on the carpet are only the tip of the iceberg

I always tell my clients that what happens at the front door sets the tone for what to expect in the rest of the house. Even the “banks” have figured out that they simply cannot sell foreclosed properties as-is. That’s why the vast majority of Fannie Mae and Freddie Mac/Homesteps owned homes aren’t put back on the market until they have 1) fresh two or three tone paint 2) new floor coverings and 3) new appliances.

Homebuyer’s Tip: Budget for three times the amount that you think you will need to get a “fixer upper” to the stage that you would be proud to live in. Trust me, you will discover hidden (expensive) defects in a home that has been, on the surface, neglected. There are very, very few “fixer uppers” that need only “cosmetic” repairs.

3. Buy with the future in mind … never say never

Yes, you will move again. Or, at least, prudence would dictate that you plan for the day that you may want to or need to. Here is a checklist of features and amenities that cannot be “repaired”, but matter for resale:

~ location, location, location
~ situs = view, exposure, street type, lot size
~ schools (even if you don’t have kids)
~ master bath – double sinks, private water closet
~ bedroom level laundry
~ square footage (size matters)

JMHO

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