Joyce Diggs

Hello Wendy:
I have sold homes in the community of Shipley's Choice and have an active listing there now. It is a popular community with many amenities and lies in a very convenient location. It has a Swim/Tennis Club & Shipley's Choice Elementary school is right in the community. They attend Severna Park Middle and High schools and the location is convenient to BWI airport, MARC & Amtrack train station and major roads.
Right now there is one rental available in the community for $2,900/month. The home is also for sale at $675,000. They are 17 other active listings for sale in the community ranging from $550,000 to $684,000. If a home has been on the market for an extended period of time they may consider renting.... all depending on their circumstances. It would be worth it to ask.
Many of the communities in Millersville (i.e. Shipley's Retreat, Olde Mill, etc.) do not feed into Shipley's Choice Elementary so be sure to check it out if you specifically want that school.
If I can help you, I can be contacted at jdiggs@cbmove.com
Good Luck and Welcome to Maryland! - Wed Jul 30 2008, 07:38

It always depends on what you put in writing in your contract of sale. EPA action level is 4.0 pCi/L or more and if the level is less than that the contingency for radon is usually deemed to be satisfied. However, the buyer has the option of inserting a level they deem is appropiate for them even if lower than EPA mandate. They also have the option of wether they can declare the contracat null and void or to ask the seller to take remedial action if that level is higher than what they deem is appropiate. So read your contract first and find out what you agreed to. Also, if you have a buyer's agent representing you, talk to him/her about this issue. If it is that important to you, you should have made it known to your agent when writing up the contract of sale so he/she could have put in those contingencies to protect you. You cannot change your agreement after-the-fact with the seller unless the seller now also agrees to the change. It doesn't hurt to ask. Good Luck! - Fri Jul 4 2008, 09:30

If you are a non contingent buyer I can't imagine that the builder would risk losing you if you are close on price/terms. So make the offer that is best for you and see what they come back with. "He who ask not, receives not".
Good Luck - Fri Jun 6 2008, 19:58

Yes, it really does matter to the builder. When they offer half off the upgrades they are still making some money on them or at least covering their cost. If they throw them in for free it does affect their bottom line. They usually factor in that they will have to make concessions in this Buyer's market and would rather give some upgrades than lower purchase price for the resons I stated in my earlier posting. They may move a little on price but $30,000 could be hard to negotiate especially with throwing in those upgrades. Are you qualified for the $380,000 purchase price? How about asking for more in closing costs? That will help you save money at settlement - Fri Jun 6 2008, 06:56

Most builders would rather give free options/upgrades than lower the purchase price since they want the entire community to be valued/appraised uniformly. If they accept $30,000 lower on one home it will affect the appraisals of the rest of the homes they build in there. In this market, I find that builders are certainly willing to negotiate some items and using your own lender may be a point that they will conceed especially if you can prove to them that their own mortage company cannot match what your lender can do for you. Get a good faith estimate from your credir union to show them. They will still want to use their title company for settlement so ask to see their charges and compare to others.
Remember, the person in the Ryan sales office represents the builder's best interest not yours. So if you do not have a real estate agent representing you, you will have to press these issues yourself. Educate yourself first: Find out what other homes in Dorchester, similiar to the one you want to buy, have sold for. Since there are many other new communities in that area check them out also to see what they offer and their pricing. Then when you go back to Ryan with a proposal you will be an "informed buyer" and know what your best course of action will be.
Much Luck! - Fri Jun 6 2008, 06:23

Hello Patrick;
Anne Arundel County and the Annapolis area is where I live and is my primary selling area. Because AA County is blessed with many bodies of water, there are many waterfront and privileged communities in all price ranges and house styles from which to choose.
When you ask about "desirable areas" I am not sure what you mean. Is it that you want newer/move in ready housing as opposed to an older rehab type home? What exactly do you desire as far as housing amenities, age, price, location, etc? What you desire may be very different from what I or another buyer would desire. I can help you get the information you need and show you available housing in the different communities/areas so that you can make an informed decision as to where you would like to live.
You have to also realize that as a Realtor there are some sensitive issues that we are not allowed to discuss due to Fair Housing Laws. Talking about and giving our opinion of where we think "desirable" areas would be for you to live is considered steering and a major offense. So an ethical agent will "steer" clear of those types of discussions and instead help you find a neutral, impartial source from which to get the information you need.
If you would like more information or to discuss your housing needs please feel free to contact me at jdiggs@cbmove.com. - Sat May 3 2008, 22:05