If you are not set up to immediately receive notification of new listings that match your specific needs and be ready with documentation that you have the ability to pay for the property either with a loan approval or proof of funds you will miss out on the best opportunities in today's market. In your last question I explained why foreclosures and short sales are not necessarily you rest opportunities and you must be prepared to act quickly with a strong offer based on a complete understanding of that hat property might sell for.
Here is a real life example of what to expect in today's market. A week or so ago one of my clients called me about 8:00 on a Sunday evening about a new listing I had forwarded them about an hour earlier right when it hit the market. The home was listed at $599,000 and in a neighborhood we had targeted. There was no doubt it was well priced and met the needs of their family. I immediately called and scheduled an appointment for 9:00 the next morning and we had an offer to them by 10:30 for $615,773. As it turned out they had 6 offers by 1:00 and asked for our highest and best offer by 6:00 that evening. I thought the offer we had was solid and my client decided to have that be their best shot. As it turned out it sold a bit above our price but that is how it goes. You have to get back on that horse and be ready to ride again.
Again, inventory levels, especially in your price range, are very very low and it will take a well thought out game plan for you to find success in today's market. You may need to open yourself up to a wider geographic area and have plenty of flex in your requirements. Any well priced new listing will sell in days, if not hours, so you must have your pre-qualification letter or proof of funds ready to go and be ready to act lightning fast when new opportunities arise.
A very clear description of your specific requirements is the best place to start your property search and if I can be of service to you and your family I would appreciate the opportunity to be one of the agents you may choose to interview. We are experts in finding our clients that "needle in the haystack" and would love to help you find yours.
Best of luck and if I can offer anything additional please let me know.
Always at Your Service,
Tom Priester e-PRO
"Results Driven Real Estate"
Keller Williams Realty