Author Archives: Karen

Just Sold in San Jose for $2,250,000

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For this home I sold in San Jose for $2,250,000, I was the agent for the buyers. I actually sold them a townhome 22 years ago! The way the listing agent set up for offers was a bit chaotic, because he posted on MLS that there was an offer date, but the seller was open to preemptive offers. Frankly, that just makes for confusion. As a buyer’s agent, it makes for a situation in which it is hard to guide buyers. Typically, the sellers do wait for the offer date so that they can receive all of the offers possible, rather than accepting an offer in advance, and then wondering if they could have received a better offer if they had waited. But, some sellers do take a preemptive offer quickly if they think it is the best they will receive. It’s a dice roll.

In these situations, if the seller will take the preemptive offer, then great, we will write an offer and try to get it accepted before the offer date. If the seller decides to wait for the offer date, then I feel it puts my buyers at a disadvantage to make an offer that the seller just holds and does not accept. Plus, it makes for concern that the offer will be ‘shopped’ and then our offer not as competitive on the offer date. Of course, we can modify our offer on the offer date, but it’s best not to submit a preemptive offer that the seller won’t even work with until the offer date.

So, from Day 1, I kept in touch with the listing agent, just to make sure the home did not sell from under our feet. We did not want to submit a preemptive offer if the seller was not going to actually accept it. The listing agent did get 2 offers within the first couple of days being listed, but the seller seemed to be holding off on decision making, so I just kept in touch with the listing agent to make sure we didn’t lost it before we even were able to make an offer.

Days passed and then the seller did decide to just wait for the offer date, so that is when we submitted our offer. At that point, there were 5 offers on offer day. We were NOT the highest offer, but our price and terms were solid and I had kept in touch very closely with the listing agent. The buyers wrote a wonderful letter to the seller. The seller told the listing agent that it did make a difference. And, the sellers wanted the home to go to a family that would love and care for the home as they did. So, in combination with our offer being solid in price and terms, and also the letter that touched the seller, and that I was keeping in good communication with the listing agent, they came back to us rather than just taking the highest offer in hand. I believe we ended up matching the highest offer, or at least was VERY close, because the seller decided to work with us.

A few quirky things that happened in our transaction that I want to bring up that may help others…

Home insurance has been interesting, to say the least. So, I tell my buyers to get the home insurance set up right away to ensure they can get home insurance and at a decent rate and such. Buyers may need time to shop around, so home insurance is something to jump on quickly. And, some big names have left CA, at least for now, so there are less choices.

In this case, a situation came up that I have never had an issue with in the past. It may be just a one off, but nonetheless, I will bring it up in case it can help someone in the future. The buyers are putting the home in a Living Trust, very common, home insurance and lenders to this all the time. We thought everything was in order, but closer to closing time, there was a discrepancy for the home insurance and lender in regard to the name on title. They needed to match, and one was the Living Trust name and one was the owner’s names. And, that became an 11th hour situation that could have so easily been avoided if it was noticed earlier in the transaction. Key point…if you are putting the home in a Living Trust when you close, make sure you tell the insurance agent upfront and ensure that the names match for the insurance and the title. If worked out upfront, it won’t become an 11th hour matter.

Also, in CA at least, there is a lending law that requires the buyer to wait 3 days after they receive the Closing Disclosure (CD). This time period can NOT be waived. It is supposed to give the buyers a chance to review the documents and have ‘proper’ time to review and let things sink in. Frankly, the 3 days are a pain in most cases and more-so upset buyers and all the other parties to the transaction, because most of the time, we are all in a rush to close, and it can be very frustrating to have to wait for the required 3 days. In an 11th hour rush situation, make sure to sign the CD ASAP because that could also cause a delay in closing. In this case, the buyers signed it after the cut off time for the day, and then was not able to sign the day they were supposed to sign and had to wait until the following day. I thought it was signed, and found out after the fact. I will definitely follow up on these 11th hour rushes to ensure the CD truly gets signed in time for the cut off.

Another situation that actually ended up causing a 1 business day delay, to take us through the weekend in this case, so essentially 3 days, is that the listing agent is local, but for some reason used a San Diego title office. I have no idea why. So, it was impossible to do a same day signing, funding and recording, because the office was too far away to provide the original documents the same day. We have a MILLION local title offices. Frankly, too many! So, it just seems a bit silly to choose a title company that far away, when we already have too many to choose from locally.

My final thought I want to bring up is to sellers and listing agents. Sellers and listing agents, please give ALL of the proper information at closing. It is NO fun for buyers when we have to chase down sellers for information we should have received at closing. In this case, we were told there was a physical key to the front door smart lock, which in fact, the seller didn’t have one. We found this out after closing. We didn’t have the proper master codes, instructions, etc for changing codes.  On closing day, it was a bit of a mess, trying to chase down keys, information, instructions to change smart lock codes, that needed a master code in order to change, devices that open the locks so that they can be changed, etc. I asked for this information a week in advance and again on closing morning. I was informed that everything we needed would be there, but it was not. So, then the texting back and forth began…for days…And, some of the information the seller just didn’t have at all, which would have been nice to know before closing. Basically, not having all of the keys and information a buyer needs for their new home puts a damper in the excitement on closing day.

The good news is that this home is absolutely beautiful and has amazing views! It has many awesome features that makes this home truly unique and special. A wonderful entertaining home for sure. I’m certain that many wonderful memories will be made there.

https://www.zillow.com/homedetails/3450-Valley-Vista-Dr-San-Jose-CA-95148/51074830_zpid/

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Just Sold in San Jose for $1,850,000

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For this home I sold for $1,850,000 in San Jose, I was the agent for the buyers. They were referred to me by another couple that have bought and sold homes with me in the past. In fact, they know a few of my clients I have worked with over the years.

The market is quite hot and competitive for the areas they wanted to buy a home. We were facing fierce competition with multiple offers and bids going over the budget. Inventory is just so low!

This home came on the market and it was an odd situation. The seller inherited this home, as her mother had passed recently, and she wanted to get the home sold ASAP. The seller’s agent listed the home, and then went out of town for the weekend the very next day. There was no staging, no inspections, it was very hard to reach the listing agent, and the seller apparently wanted to get into contract right away and not wait for an offer date.  This combination were what gave us an edge and an “in”. The typical process is to stage, get inspections, hold an open house weekend, and set an offer date.

When I did connect with the agent via text while she was out of town, she was basically telling me to send an offer, and once she got back in town, the seller was going to review whatever was in hand and make a decision. And, the seller was not going to get inspections, so the buyer would need to do their own, which is unusual.

Once the listing agent got back to town, many agents were reaching out to her, but she was truly just going with the first come, first serve approach, and not setting an offer date. There were still multiple offers and fairly fierce competition, but not at the level it would have been if there was staging, inspections, a listing agent that was more reachable, and an offer deadline.

Our fiercest competition was another offer from a buyer’s agent who was apparently aggressive to the point that it was actually offensive to the seller’s agent. Apparently, that agent was so rude and obnoxious, and borderline unethical, that the seller’s agent did not want to work with her. Luckily, the seller’s agent liked me and my approach, and ended up helping me lock in the home for my clients. Based on the written offers, the home could have easily gone to the over aggressive agent, but being pleasant and professional can go along way in getting an offer accepted.

I am convinced that if the seller’s agent would have been in town, staged the home, had inspection reports, and an offer deadline, that this home would have sold quite a bit higher in price and there would have been a higher level of competition with more offers. I truly believe we really lucked out and got a good price for the current market.

The transaction itself was very smooth and seamless, except for the loan process with BofA. One buyer is self employed and BofA makes the process so incredibly frustrating with self employed buyers. I know this from personal experience. It is tough, because if you are a customer of BofA, they seem fairly unbeatable by other banks/lenders in regard to interest rates/fees. But, you really work hard for that lower rate.

Amazingly, the inspections went better than anticipated. There were some components of the home that were actually new/newer that we found out through the inspector. Since the owner had passed away, we didn’t have knowledge of the home itself until we had the inspections performed. And, there were no major issues with the home. Overall, it was lovingly cared for and well maintained for many years.

Just Sold for $1,850,000!

Just Sold for $1,850,000!

 

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Just Sold in Citrus Heights for $460,000!

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For this home I sold in Citrus Heights for $460,000, I was the agent for the buyers, who were referred to me. This adorable couple is moving from San Jose, and wow, what a difference a 2 hour drive from San Jose makes when it comes to home prices!

This is a super cute home in a good neighborhood, 3/2, almost 1500 SF, and I was able to negotiate the price DOWN to $460,000 AND get the buyers a $10,000 credit for closing costs…so a net price of $450,000! Also, ALL contingencies were in place, the buyers had a loan, appraisal, and inspection contingency. And, the buyers were able to put a 10% down payment and the rest of their expenses were covered using the $10,000 credit from the seller.

The transaction itself was super smooth and seamless. And, the buyers are very excited to own their first home!

Just Sold for $460,000!

Just Sold for $460,000!

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Just Sold in Valley Springs for $320,000

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I am going to start with…The buyer got into this home for about $1,400 out of pocket!!!!

For this townhome I sold in Valley Springs for $320,000, I was the agent for the buyer, who was referred to me by good friends. Amazing how vastly different the real estate market is as one goes further out of Silicon Valley. This is a beautiful townhome in a wonderful golf course community. This townhome is surrounded by beautiful and quite large custom homes. And, it is also very close to a lake.

This townhome had been on the market for almost 4 months! Mostly, she was initially priced way too high, and over time, the seller dropped the price little by little. The seller already had a home she wanted to buy, and it was contingent on selling this home, so she was motivated to lock in a buyer so that she could complete her home purchase.

She was still priced on the high side, but we were able to negotiate and ended up getting a great price. My buyer almost passed on this home because of the price, but we figured, let’s give it a shot. So glad we did!

We were the only offer, so the seller wanted to make this work and not lose the buyer so that she could get into the home she really wanted.

The buyer had ALL contingencies in place, so the buyer had an inspection, loan, and appraisal contingency. And, the offer was just overall a buyer friendly offer, since there was no competition with a very motivated seller.

How did the buyer buy this home with only about $1,400 out of pocket costs? There are special loan programs available. For this case there is a 1st and 2nd loan, which took care of the down payment completely. And, I negotiated a $10,000 seller credit for closing costs, which basically covered practically all out of pocket costs for the buyer. He is a very happy homeowner!

Sold for $320,000

Sold for $320,000

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Just Sold in Morgan Hill for $1,420,000…

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For this home I sold in Morgan Hill for $1,420,000, I was the agent for the sellers, who were referred to me by another client that I sold a home to many years ago! And, this home happened to be in the same community and walking distance to another home I sold to my friends about 10 years ago!

The home itself is gorgeous and immaculate! We had a cash offer the very first day it was listed within just a couple of hours! It was a little too soon, in that we planned for an open house weekend and to make sure that there was an opportunity for all buyers who were interested to have a chance to view the home and make an offer. We were really prepared to accept an offer within hours of being listed.

I had explained to the buyer’s agent prior to receiving the offer that the seller was adament about continuing with the open house weekend and ensuring that all interested buyers have a chance to make an offer. But, these buyers and agent were quite agressive and sent the offer to us anyway.

It was a great offer! The price was over list price, ‘as is’, 2 week closing, 2 week free rent back, ALL cash, waived ALL contingencies. It was a pretty golden offer, but there was just that question for what was the right strategy in this situation since they were the very first buyers to see the home on the very first day it was listed.

The sellers decided to take the gamble and tell the buyers they really did want to continue with the open house weekend before making a final decision on their offer.

We held the open house weekend, and the buyers waited, and they ended up being the best offer after the open house weekend. Even though they were still the best offer, it was good to play it out just to make sure and not have the lingering question of if the sellers made the right choice. So, it worked out well. The buyers still got the home and the sellers didn’t have to question their decision for what to do on the very first day.

The transaction itself was super smooth and seamless.

Just Sold in Morgan Hill for $1,420,000!

Just Sold in Morgan Hill for $1,420,000!

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Just Sold in San Jose for $1,999,900…

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For this home I sold in San Jose for $1,999,900 I was the agent for the buyers, who were referred to me by their brother, who I also sold a home to a few years ago. The home search was a journey. The market very hot and there were homes we competed for that had up to 45 offers! Insanity!

For this home, it’s located on a busy street, so the competition was much less fierce. The home itself is big and beautiful, really the only downside being on a very busy road. Even the competition for this home was fierce, we were neck and neck with another offer that was apparently the exact same offer, and apparently, the only difference was that we put in a 21 day closing, rather than a 30 day closing. I was told by the listing agent that was the only real difference between us and the competition and they chose our offer.

One thing I want to point out is the sales price, because this may be helpful for other buyers and sellers in the city of San Jose. San Jose has a luxury city transfer tax called Measure E. For homes sold over $2m, there is an addtional transfer tax added that the buyer and seller typically split 50/50. For $2m-$5m the additional tax is $7.50/1000. So, it’s not chump change. The balance of using sales price and this luxury tax calculation is only going to be a benefit when the sales price is very close to $2m for the numbers to be beneficial to sell under $2m, otherwise, it won’t even matter. So, there are some strategies that will work when the price is close to $2m to take advantage of maybe using some terms and such to avoid this luxury tax and still net out the same or better.

First and foremost, trying to close a transaction that needs a loan in 21 days is typically going to be a stressfest because frankly, even if the lender says it can be done, it’s very hard to get a deal closed with a loan in less than 30 days. Yes, it can be done, but it’s going to be a bumpy ride in most cases. And, this case was a roller coaster ride to the finish with the loan.

When you are buying a house, leave your money alone! It’s best not to move money around. Every single move to/from accounts needs to be tracked, explained, etc. And, that goes for within the US and also internationally, if you have money in banks and such outside of the US. Banks track every single penny and you have to explain every single transaction. And, for anyone that moves around money, that can turn into a logistical nightmare.

Also, a loan preapproval that is “underwriter preapproved” can be really essential in these strange times with banks being pretty picky in our current environment, where the ‘standards’ are not so ‘standard’. In this case, the underwriter decided not to use bonus income, which was quite a shocker, and can impact the loan amount.

The loan part of this transaction was quite stressful and it was just one thing after another with the underwriter overseeing this file, but at the end of the day, we got it done and now the buyers own this beautiful home!

Just Sold in San Jose for $1,999,900!

Just Sold in San Jose for $1,999,900!

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Just Sold in San Jose for $2,260,000

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For this home I just sold in San Jose for $2,260,000, I was the agent for the sellers. I sold this home to them as their buyer’s agent 23 years ago and now they are retired and moving out of the area. I’m always just so excited when clients come back to me after so many years. It’s just so incredibly awesome!

We had multiple offers and the home went for OVER asking price, the buyers waived ALL contingencies, and the buyers gave the sellers a FREE rent back for a couple of weeks. It was a very smooth transaction. The buyers and their agent were lovely to work with and the experience was great.

The sellers are buying a home and the timing was just perfect, both sales/transactions lined up so well and smoothly. The sellers are able to move out of this home and right into their next home.

After 29 years as a realtor, it’s crazy how I am still learning new things that just ‘come up’. For this transaction, I learned that it’s best for the seller to just let escrow pay off the mortgages/HELOCs and for the seller to not pay them off during the transaction. It’s not a huge deal if a seller does pay it off during the transaction. And, it did not affect our closing. But, apparently, per the title company, it’s just a bit of a challenge on their end for some logistical reasons. Moral of the story…when you sell your home and are in contract, just let the title company pay off the mortgages/HELOCS at closing. 🙂

 

Just Sold in San Jose for $2,260,000

Just Sold in San Jose for $2,260,000

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Just Sold in San Jose for $3,350,000…

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For this home I sold in San Jose for $3,350,000, I was the agent for the buyers, who I also worked with back in 2010 when they bought their first home! They were looking to buy a bigger home.

There were multiple offers on this home and it was HIGHLY competitive. In fact, we were NOT the highest offer, but lucky for me, I know this agent and she worked with me to get this home for my buyers. Coincidentally, the seller of this home was a buyer for my listing back in 2016 and used this same agent as their buyer’s agent at the time, who they now used for their listing agent for this home.

Apparently, and I don’t even remember this situation, but back when I had my listing in 2016, this buyer/agent competed for my listing that had over 20 offers at the time! And, this agent was apparently grateful to get the home for her buyers back then…and then consequently wanted to return the favor to me this round in 2023 for my buyers.

What are the chances? The exact same buyer/agent that bought my listing back in 2016, now has a home to sell (not the same home) in 2023 and I have a buyer for it. Crazy!

Praise God, my buyers got this home with the help of the listing agent…and likely the sellers…in that the listing agent told her clients that they owed me one for the home they bought back in 2016.

The transaction itself was smooth overall. The main hiccup was mainly loan related surprises. I had mentioned to the buyers that when a loan is over $2m there is typically 2 appraisals. But, when we locked in the home, the loan officer didn’t mention it, and apparently didn’t even know the home would need 2 appraisals, but it did! Mainly, no one likes surprises mid transaction. Luckily, both appraisals were fine, but it just adds another layer of stress when 2 are needed.

And, a few other quirkly items with the loan, like asking for irrelevant info that was clearly not needed or even applicable, having to deal with things that were just a waste of time. And, a couple last minute items that should have been addressed weeks in advance. But, we got through it and were able to close on time.

Just Sold in San Jose for $3,350,000

Just Sold in San Jose for $3,350,000

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Just Sold in Fremont for $750,000…

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For this townhome that I sold in Fremont for $750,000, I was the agent for the seller, who was referred to me by our family friend. This was an interesting time to be selling, to say the least. We initially started communication in November, when the market was slow, nothing happening, homes sitting on the market, interest rates shockingly high to buyers after such low rates, buyers that were looking wanting a bargain, etc.

The seller told me her target price and I was not convinced in the least that I could make that happen. So, I asked her if she could wait out the market, see how things go, and I would let her know when the market started to pick up and when I felt I could hit the price she wanted to get for her home. She was not in a hurry to sell.

And, that is what we did! I watched the market, waited to see what would happen after the first of the year. January picked up a bit, and then in February, the market was really starting to change and become more of a seller’s market. And, once I thought I could hit that price, we connected and got the home prepped for sale and on the market!

The timing was great! We received 4 offers after the open house weekend. We had a great offer with a buyer that WAIVED all contingencies and was super strong. And, we were able to acheive getting the price she wanted for the home! Yay!

The transaction itself with the buyer was great! It was super smooth. The main issue was the HOA. The HOA dragged their feet big time on multiple occasions and nickeled and dimed the seller. It was horrible. At the end of the transaction, I was mainly thankful to not have to deal with the HOA anymore.

One thing I do want to bring up about this sale that may help others in the same situation, is that this home had a fire in the past. And, one thing that did come up for the buyer was securing insurance. The buyer was able to get insurance and in the end, it was all good. But, that is something a buyer may want to work on quickly once in contract, if a buyer buys a home that had an insurance claim to get a jump start on it.

Just Sold for $750,000

Just Sold in Fremont for $750,000!

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Is It a Good Time to Buy?

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If it is a choice between renting vs. buying, I tend to advise buying for all of the reasons I put in my last post that I wrote.

Inventory is still SUPER low, which keeps the prices from doing a complete free fall and keeps the real estate market relatively stable.

Mortgage rates aren’t bad, I checked today and I am seeing rates at about 5.25% and even lower for shorter term fixed rates. Before we were so spoiled, that interest rate would be quite good actually.

There is no competition on MANY homes and that typically opens doors to some negotiation for an even better price than the list price, especially if the home has sat on the market for some time.

Most homeowners that are selling in this market need to sell, so are motivated to do so.

This time of year is also typical for not as many buyers to be looking for a home regardless of the market, which gives those buyers looking even maybe more opportunity for a better price and terms.

The lower price will be locked in forever, the interest rate can be refinanced when the rates go down.

Renting is an 100% interest rate. No benefits at all to renting.

This market is especially good for buyers who typically can’t otherwise afford to buy with the softening of prices and/or can’t compete with other buyers when the market is hot. Also, buyers that want/need special programs, FHA, VA, low down payment buyers, first time buyer programs…this is the time.

Once the real estate market settles and it becomes more obvious that it is a ‘good time to buy’….guess what? You and EVERYONE ELSE will be ready to buy at the same exact time…and the market will be hot yet again, and there will be lots of competition and prices will rise quickly.

So, for those people that can’t compete at ultra high levels, you will once again, lose an opportunity to buy.

This is also a good time for all cash buyers that do not need financing because then the mortgage rate does not affect you, and there are some good deals to be had at this time.

This is my 27th year as a realtor. I have seen this cycle a few times and in my 27 year career, the lows don’t tend to last very long…but the highs tend to last for many years.

 

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