There is no "going rate" -- in fact, it is against the law for agencies in an area to collude in setting a "standard" commission rate. Each brokerage/agency sets its own commission rate. If you would like to sell your home in the Lake Park area, let me know and I'll be happy to discuss my agency's rate with you, as we negotiate a contract for the listing of your home.
Jeannie Lugo... more
Hi There :o)
Banning Lewis Ranch is the Newest Subdivision in Colorado Springs. the builders have their own people who work at their models and they represent the builders interests...not yours. All the builders there cooperate with Realtor Buyer Agents, but you MUST tell them you are working with a Realtor and who the Realtor is the very first time you contact them or they will not cooperate with your buyer agent.
In Colorado, Builders are not required to use the standard Colorado Contracts approved by the Colorado Real Estate Commission, but rather use contracts drawn up by their attorneys, so it is important that you have someone representing your best interests.
The best way to ensure that your best interests are represented is to choose a buyer agent to work with and allow that Realtor to register you with all the builders before you contact anyone at the community.
Banning Lewis Ranch is a Master Planned Community in the eastern part of Colorado Springs to the East of Marksheffel Road. The entire Banning Lewis Ranch property is just over 21,000 acres and runs from Woodmen Road on the north to Fontaine Road on the south; Marksheffel Road on the west to Meridian Road on the east. Yes, it's a big place, and it will provide a significant portion of the economic growth in Colorado Springs for the next 40 to 50 years.
Their first village, Northtree, includes about 350 acres on the northwest portion of the ranch near Woodmen and Marksheffel roads. Northtree will be comprised of 11 neighborhoods and approximately 1,000 homes. The grand opening for Northtree was held on September 29, 2007. Tree-lined streets, parks, trails, fully furnished models of five different home collections, the Ranch House Recreation & Information Center were all ready for the grand opening. The Ranch House, located at the heart of the village, has exercise facilities, a junior Olympic-size pool as well as an Information Center with information on Banning Lewis Ranch and its Guest Builders.
Retail, office and commercial areas are integral parts of the vision for the Banning Lewis Ranch master plan. We think this sort of "mixed use" community design provides a more complete lifestyle experience, one where residents can live, work, play, and shop in one environment. Northtree, includes Banning Lewis Ranch Academy which opened for the 2006 school year. Enrollment is available to Banning Lewis Ranch children as well as children from outside the Ranch.
Northtree has 9 home collections available to choose from being built by well known builders like Richmond American, Todays Homes, Capital Pacific Homes, Classic Homes, and Oakwood Homes.
I hope this information is of use to you and if you would like my professional assistance in looking for a home in the Banning Lewis Northtree community, please feel free to contact me.
You can read some of my client testimonials at http://www.BrianWess.com/ClientTestimonials
Brian L. A. Wess
CRS, GRI, ABR, ASR, CSR, e-PRO
Realtor®, Broker Associate
Residential & Investment Specialist
Pat Newell & Associates, Inc - Metro Brokers
Colorado Springs, CO
COLORADO REAL ESTATE...DONE RIGHT!™
Voted "Best Realtor in Colorado Springs 2006 & 2008"
The Independent News Readers Poll: Gold 2006, Silver 2008
Voted "Best Realty Company in Colorado Springs"
The Independent News Readers Poll Silver Award 2007... more
I just read your post on Trulia. I specialize in the sales of brand new homes in the Dallas-Ft. Worth area. I would be happy to assist you in finding and purchasing your new home and answering any questions that you may have.
I can get started on this right now, as well as, email you available inventory in those areas.
I always strive to meet and exceed your expectations, as well as, negotiate the best deal possible!
Please call or email me at your convenience.
I look forward to hearing from you soon!
Make it a Blessed Day!!
"Your New Home Specialist"
Cell: (972) 697-1178
Fax: (682) 222-1049
"Specializing in the Sales of Brand New Homes in DFW!"... more
Reporting in from northern NJ:
1 We start by filling out a legal sales contract (6 pages w/ addendum)....showing price offered, closing date, mortgage amount and date, inclusions,k exclkusions, etc.................and we get a $1000 good faith check which is waved under the nose of the seller when the offer is presented. Other typical legal mumbo jumbo is in the contract.....the balance of (typically) 10% of the purchase price, for the deposit will be due 10-14 days after our attorney review period
2. Offer is presented to seller and negotiating back and forth can then be verbal
3. Once there is a meeting of the minds, any changes are initialed and the all parties receive their copies of the contracts
4 The next business day, contracts re given to attorneys and the NJ 3 day Attorney Review period begins - we don''t count legal holidays or weekends....***either party can get OUT of the contract during this time with NO reason given...higher offers may be viewed by the seller..the buyer can just back out - home is usually still shown during this time, but that can vary The home is makred ARIP (attorney review in progress)
5 After the conclusion of the attorney review....... property is marked "Under Contract" and comes off the MLS - no further offers may be considered by the seller
6. The buyers then have 10-14 days at this time in which to have their inspections...........any requets for repairs must come within 5 days following that time frame............attorneys take care of the letters and requests...........attorneys handle our closings, not title companies
7. Usual mortgage contingency these days is 30 days - time starts from end of the attorney review
8. Closing, with mortgage contingencies, can take on 45-60 days. - all cash clsoing can happen in 30 days....average here is 60..sometimes 90 days.............closings take place at the buyer's attorney's office
So.............that's a summary of how it is done here!
Signing off from sunny New Jersey!... more
The seller agrees to a commission with his listing agent. This will be part of his closing cost when it sells.
He is agreeing to walk away with less if agent brings him a buyer, at an acceptable price. The buyer is negotiating on the asking price...not the sellers financial portfolio.... more
In dual agency, an agent is not suppose to disclose any infromation that they know about either side. Technically they are not even suppose to adivse either side. If you feel uncomfortable about this transaction, all you have to do is withdraw your offer. You are under no obligation to go forward at this point. Just tell your agent that you withdraw the offer.... more
Ucar – I read part of your question but it seems that some of it got cut-off. From what I read the 5% is negotiable (as long as you did not already sign and agree to that amount).
The Agreement of Sale is a contract between the Buyer and Seller only. All compensation agreement should be specified between the parties. An Agent can NOT be compensated for any work preformed until they have a WRITTEN agreement with the client specify the relationship, compensation and when this compensation is earned.... more
What's your price range? I have several homes that are offering owner financing. There's not a huge selection of homes like this, but there are a few.
Scott Miller, Realtor®
Hello Helen Park,
The seller is stating that you are responsible not only for your normal due diligence inspections (Home Inspector, termite inspections, etc.) but also any inspections that may be required by local, county or state officials during a real estate transaction. Some cities are now requiring a life safety inspection by the local Authority Having Jurisdiction (AHJ) so that a new Certificate Of Occupancy can be issued. That is getting popular in my neck of the woods as a result of the many homes sold that are in disrepair and potentially unsafe.
The "Compliance Inspections" can be related to the "permits" requirement stated. If the home has had any type of work requiring permits it should have been inspected by the local AHJ controlling the permit to ensure the work was properly performed per the local requirements, codes, etc.
The statement is another way of saying the home is being sold as is and you, the buyer, will be responsible for anything that was improper with the home at the time of the sale. Here is what you can do to help protect yourself:
1. Go to your local AHJ that controls renovation, repairs, building, etc. and pull a record of any permits for the home that may have been requested. Make sure the permits were completed with proper inspections. Ask the AHJ for a list of work that requires permits on any home.
2. Pull the tax records for the home and check the amenities, square footage, utilities, etc. with the MLS listing AND the home itself. Check to see if there was major work of any kind that requires permits and if the permits were properly requested and acted on.
3. Check with the local zoning board to see if your home, other homes in the immediate area or the area around your home is zoned for anything except residential use. A multi-purpose zoning classification could potentially mean your area could turn commercial, industrial, etc. at a later date if a business moves in. Some business' can cause you great headache later on. This could be as simple as a gas station being built on an empty lot next to you. Have you ever smelled the fumes close to a gas station on a regular basis?
In regards to compliance it is actually a combination of the three items above. The reason they say "after close of escrow" is that once you close escrow you are stuck and can not back out if you did find something wrong or objectionable.
As for the cost of home inspections they vary widely even in the same area. Be careful about using the cheapest Inspector as this is no different than any other business. The cheap Inspectors will make their money off of quantity and not quality when it comes to your inspection. A good Inspector will only perform one thorough inspection each day as they do not know what they will run into. Minimalist Inspectors are performing two or more inspections a day and outright cheap Inspectors are flying through your inspection in an effort to get in, out and back home for the evenings television shows.
The inspections by the local AHJ can potentially cost some small amount of money to perform if they agree to perform it for any permits that may still be open. You would have to discuss their fees with them.
Good luck and if you have any further questions or concerns be sure to ask!
Emmanuel J. Scanlan
PS Inspection & Property Services LLC
TREC License # 7593
International Code Council, Residential Combination Inspector #5247015-R5 (Electrical, Mechanical, Plumbing and Building)
Certified Infrared Thermographer (ASNT-TC1A Standards)
Texas Residential Construction Commission, Third Party Warranty Inspector #1593
Texas Residential Construction Commission, Inspector, County Inspection Program
Texas Department Of Insurance, VIP Inspector # 08507061016
Hayman Residential Engineering Services, Field Technician
CMC Energy - Certified Energy Auditor
Knowledge is power, but sharing knowledge brings peace!!... more
Financing could take 30 to 45 days. Some lenders can do it in less that 30 days. If you go with a bank, Wells Fargo or Bank Of America, it will be on the 45 day side. It is not hard to buy an REO property but entails more paperwork. This is a great time to buy.... more
You hit it on the nose, they are estimating a value. Each on these online aggregators have their own formula for determining the "value" of a property. They usually start with the tax records and then add some percentage + or - to come up with a value. They are trying to make the formulas better, but in reality, the value of a home is what a ready willing and able buyer is willing to pay at that point in time. Usually recent sold properties will help a buyer determine their price.... more
You asked this question in the Sacramento forum.
But I can tell you that all commissions are negotiable. What you might want to be concerned about is how much do the buyer's agents in your area expect to get paid? Or are they paid by the buyers directly?... more
I will be glad to represent you, establish a fair value for the home, negotiate the contracts, home inspection, coordinate financing and closing, and protect your best interest throughout the process. You and I can negotiate a fee for the service which I would first try to collect from the seller. You would then only pay whatever portion the seller will not agree to pay. Please let me know if I can help.... more
I am a realtor and loan officer "one stop shopping for all your real estate needs" I this area fairly new construction and foreclosures with equity.
However all is based on what you can qualify for short/long term goals.
CONTACT OUR OFFICE TODAY
Lynn A. Crosby ~ National Featured Realtor
"...Specializing in Residential, Commercial Properties and Loans..."
Dallas Realtor, and Credit Repair Consultant -
The Michael Group - "Dallas Business Journal 08' list top realtors"
Dallas Loan Officer - Homewise Lending
Dallas Real Estate Office: (972) 699-9111
Dallas Real Estate Website: http://www.lynn911.com 60,000 listings Dallas homes for sale... more
I believe you can use the standard 203k loan, but the property still needs to fit the very restictive FHA criteria in regards to condition and appraisa.
Keller Williams Wilshire
Your realtor should able to give you the advice you require in this situation. I am sure your realtor knows that you must have a signed agreement before anything proceeds. Not getting information because a bank is involved is not unusual. Sometimes banks are very slow at responding. This can be very frustrating for your realtor and you because she is depending on information from the seller or sellers agent and the bank. The more people you have in the loop the more time it takes to get accurate information. I am sure your realtor is doing the best she can under the circumstances.... more
Two thoughts for flat fee service:
Here in Texas we shy away from many flat fees for violates State laws on several of these agencies leaves us agents speak direct with seller, who knows nothing (no offense) does not know how to handle contracts. Majority of time when I see these listings we shy away not wanting to show.
Vs. my group we are Dallas flat fee service hold open houses, speak with agents, and etc. seller is not involved till contracts are presented.
You might want to confirm service offered.
~ National Featured Realtor and Consultant, Lecturer regarding Credit Repair, Mortgage Loan Officer... more