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Speaking safe about neighborhood safety (and other matters of disclosure)

Often, buyers turn to me and ask one of the most frequently asked questions: “So, how is the neighborhood?”

These five words encompass so much: School system? Demographics? Neighbors? Safety?

Most buyers ask these questions because they view real estate brokers as local experts who can shed light and provide information on matters that are important to them and their transition into a new neighborhood. Often they are new to the city and look to an experienced broker for guidance and wisdom.

Many buyers are not aware of how tricky and dangerous such disclosures might be for a licensed broker.

Consider this – an innocent buyer approaches a broker at a public open house and begins a conversation. During their conversation, the broker is excited to learn that the buyer has no representation, thus making him a potential new client. The buyer indicates that he/she LOVES the property and has many questions about the building, neighborhood, school around the corner and mixed-income housing located on a nearby street.

Every one of these questions invites a deep dilemma for the broker. Speaking about the building might cause him to volunteer information about other owners (race, occupation, pets, personality). Discussing the school might cause him to describe who attends, what is the racial ratio and test scores in recent years. Speaking about nearby housing projects might result in the wrong information and impression about project dwellers. Talking about neighborhood safety is a complex can of worms.

The broker wants to engage the buyer and earn his/her business. The buyer is pressing on some of these burning questions, demanding guidance.

What should a buyer know:

1. According to the fair housing act, real estate professionals are not allowed to disclose any information that may sway buyers towards or away from a neighborhood. The act of “steering” may result in a broker’s license being revoked. A home purchase decision should be based on market value and not factors such as race, religion, ethnicity, etc. Buyers should do as much homework as they can about a neighborhood prior to looking for a home. Much of the information buyers seek is public record, and an experienced broker should guide buyers to do their own research and explain the limitations of disclosure conduct by which he must abide.

2. If you are not clear on how safe the neighborhood might be for you, visit the local police precinct and request an activity report. Such a report will summarize illegal activity in a neighborhood and help you decide if you are comfortable with your surroundings. If you are concerned about specific pockets or buildings, inspect the police reports carefully for disclosures of activity in those particular locations.

3. Walk around a neighborhood during different hours of the day and evening. Engage residents and visit local establishments. If you are a family, look for parents and strollers and gauge their comfort level while enjoying a family stroll. If you are a pet owner, walk to the nearest dog park, speak with other pet owners. These simple steps will allow you to have a first-hand experience of what it might be like to live in a neighborhood. By doing so you will avoid a situation in which your real estate broker is faced with the disclosure dilemma.

4. Every school should be willing and able to provide you with specific information. Respect the fact that a broker might not be able to elaborate beyond some very basic information in order to avoid misrepresentation.

5. Know that no matter how expensive the property you are looking to buy, an experienced, ethical broker will not engage you as a client if you insist on information that is wrong for him/her to provide.

The path of a healthy real estate transaction is littered with obstacles. Knowing what your broker can disclose should set the conversation in the right direction.

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Oh No, We Got Outbid on Our Condo Offer AGAIN!

How to cope with the frustrations of an overheated Boston real estate market

 

Stop me if you’ve heard this before.  Chris and Jennifer have had a very frustrating month, putting three offers down on three different condos they loved, only to lose all of them to buyers who significantly outbid them or came in with an all-cash offer. Sound familiar?

In a normal market environment, inventory is healthy and proportional to the number of prospective buyers. In a normal market, the premise of “a home for every buyer” exists and the majority of serious buyers happily find a new home after a productive search. Results are satisfactory and frustration levels are healthy.

Unfortunately, the Boston real estate market in the last few years is anything but normal from a buyer’s perspective. Historically low interest rates, VERY limited inventory, and a great influx of buyers have all contributed to the current market frustration.

I recently listed a lovely parlor one bedroom condo in Boston’s South End. Minutes after I posted the property to MLS, reverse prospecting indicated there were nearly 2800 prospective buyers. This number is music to a seller’s ear but not so much for a ready, willing and able buyer. After 14 years as a real estate broker, I am astonished with the demand we are seeing these days.

As an example, a well-qualified couple is looking to purchase a two bedroom home in the city. Both husband and wife are well-educated, enjoy successful careers, earn above average income, have solid credit and a healthy down payment they’ve worked hard to save. During their search they repeatedly lose properties. In every instance, another buyer was willing to pay a price substantially above the asking – often not in line with property market value or trajectory of growth – with many buyers able to pay cash and remove all contingencies regardless of potential risk.

The premise of an easier market during the winter or summer (traditionally known as the slow market seasons) has long gone. Buyers are now searching throughout the year and properties sell at the speed of light in January or August.

All of these factors have created much frustration.

As a broker, I have tried to find ways to make the process easier for my clients and allow them an edge over other buyers.

If you are looking to better your chances I highly recommend:

1. View all prospects ASAP – DO NOT wait for a Sunday open house if your broker is able to schedule a private viewing prior. Make your search a priority!  If you don’t, others will beat you to the punch.

2. Present a clean offer – try to reduce the number of contingencies and avoid requesting seller concessions.

3. Be flexible on a closing date – this might give you an edge over a buyer with a higher offer but a less flexible closing date.

4. Pay what the place is worth to you – in this low mortgage rate environment paying a tad above asking may not translate to a substantial change in your monthly mortgage payment.  Ask your mortgage broker for a chart reflecting monthly payments for various purchase prices. Your realtor can also provide neighborhood sales data so you can make an educated decision.  Go only as high as you feel comfortable.

5. Don’t overreact – frustration leads to fatigue, and fatigue often leads to bad judgment. Remember that market conditions do change and that it is okay to participate but not to overreact and possibly overpay.

6. Let your broker help – a calm and experienced broker can assist you with putting together an attractive offer even if the odds seem to be against you.

7.  Keep your chin up and dwell on the positive.  Make sure to keep things in perspective and take advantage of learning the market and the process as you go about your search.  This will most likely not be the last time you will be on the market for a home and getting familiar with all aspects of a real estate transaction, in particular during frustrating times, can be a blessing you will benefit from in the future.

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