How To Buy Your First Home & 9 Buyer Traps To Avoid


How To Buy Your First Home


9 Buyer Traps to Avoid

 Houses For Sale

    When first time home buyers area looking for houses for sale, sometimes it is difficult to know where to start.  Finding houses for sale, is the easy part.  There are a few things that one can do first to help make the home buying process very simple and fun.  Our buyer education program “The RWA Buyer” and free library of resources and tools help make the home buying process simple and rewarding.  As a “RWA Buyer” or Ready Willing & Able home buyer, you will receive a few free gifts from our team.  Home warranties, closing costs and Advanced Online Home Search Tools are just a few of the benefits provided by our team.  We are excited for you as you take the next towards home ownership.


Fill Out The Information Below

And Receive Your Free Report Instantly

pick my brainNew Picture (15)May2013-41what agent to pickhomesmart logoNew Picture (5)

What the Housing Market is doing…. Looking at the Numbers

Preparing your home to sellWhat is the housing market doing?

The quick video is great for a fast look at what is going on but lets take a more in depth look at what the Arizona residential real estate market is doing.  (see KEY A) The chart below gives us some very valuable data about the phoenix housing market.  It shows us in detail what the absorption rates for the housing market are by specific price range.  We also can look at the Pending ratios to show us the expected market growth and movement.  In this discussion we will focus on the 3 most popular price ranges.  $200k – $249k / $250k – $300k / and $300k – $400k.  These 3 price ranges are where the most homes are sold and the most homes are listed.  If you are a home buyer it is very likely you will be in this price range.  This information should help educate you on what to expect when making an offer.  Most home buyers like to get deals on their home purchase.  Now you will know what kind of discount to expect.

“Key A”

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Price Range Number 1 ($200k – $249k)

your homes value   There are currently 2,613 homes that are listed for sale between the price range of $200k – $249k.  There are currently 867 homes that have accepted an offer and are now pending.   If we take 867 pending homes and divide it by 2,613 active listings we get a 33.2% Pending ratio.  Meaning of the homes listed right now, only 33.2% of those homes are likely to get an offer.  For every 3 homes that are listed 1 home has a chance of getting an offer on it.

The average list price for this price range of homes for sale is $225,714 and the average sales price is only $220,723.  That means on average, home sellers are  getting 97.8% of their list price.  This translates to seller’s losing $5,000 on the sale price and  very likely they lose another $5,000 with assisting a buyer with closing costs.  Meaning home sellers are losing on average about $10,000 from where they list their home with the suggestions of real estate agent, to when they sell their home to a new buyer.  Part of this may be due to the supply vs demand for the price range of homes (see key #2 below)  There currently is a 3.4 month supply of homes and the average days on market is 64.  Hiring the wrong agent can cost you Thou$and$.

Ill get the job done

Price Range Number 2 ($250k – $300k)

As we climb in price we see a the numbers drop slightly more.  A reason for this is usually as we get in the higher price range home buyers are more educated as they have been through the process, their families are growing and they are more fiscally responsible and more selective in the home they want.  There are currently 2,212expired 2 active single family homes for sale in this price range in Maricopa County and 633  pending single family homes. This gives us a 28.6% pending ratio.  This means out of every 3 to 4 homes listed 1 will get an offer each month. The average list price is $275,381 and the average sales price is $268,970. That is 97.7% sales price : list price.

What I also want you to look at on “Key A” is the number of Expired homes for the last 12 months since today August 20th 2014.  This price range had 1,045 single family homes never got an offer and expired.  This is a top 3 price range for selling a home and 87 homes each month on average expire from active status.  Of the current active homes in this price range 2,212, 4% are going to expire without an offer based on the averages.

Price Range Number 3 ($300k – $400k)

This is the price range that is key for move up home buyer’s.  Home owner’s usually have purchased a home when they were younger and over time have either gotten married, had children or New Picture (6)advanced it career.  They are now ready for a larger home .  If you have another home to sell or rent out and keep as a long term investment, it is important to talk with a professional real estate agent and get the facts and details for what is best for your situation, lifestyle and goals.  As a professional, I have a vast knowledge of both residential resale and rental markets.  I can help guide you down the path you feel is best for you.

It’s time to look at the numbers.  In this price range we have a larger gap of $100,000.  There are currently 3,209 homes listed for sale and 672 pending properties.  That is a 20.9% pending ratio or 1 out of 5 homes listed is likely to get an offer.  There is a 5.4 month supply (see key B) , meaning the supply and demand is more in the favor of the buyer.  That is why we see  a $9,000 difference in average sales price to average list price.  The average list price is $348,025 and the average sales price is $339,004 and homes sit on the market on average 76 days.

(Key B) How to Price Your Home

0-2 Months Inventory-Price with the Market to 10% above Market

3-4 Months Inventory-Price Aggressively with the Market

5-6 Months Inventory-Price with the Market to 5% below Market

7-12 Months Inventory-Price 10% below Market

12+ Months Inventory-Price 10% + Below Market

prepared to work for youFor more information about your home and its value please contact me for a Free Market analysis on your home today.



Thank you for reading about Low Down Payments For Homes For Sale in Gilbert AZ 85044. 

 Provided courtesy of the Bradley Potter, PLLC Home Selling Team
Homesmart Realty
Hire a positive and proactive Team of Realtors to help you find your next home!
Call or text 480-239-5468 for information on Buyer’s Representation Services
Search entire Arizona MLS for FREE at
Get a FREE report on YOUR HOME’s Value at
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Why my Great Home didn’t sell and it Expired?

Why Great Home’s Don’t Sell And Exactly What To Do Next to Sell Your Home Fast!

expired 2   I hope you enjoy this article.  It will be unlike any other you’ve read before.  When you are done reading it, you will be crystal clear on how to sell your home quick once and for all and likely sell it for more money than expected.

    We will cover the following topics together:

*The # 1 secret to selling for up to 18% more money

* Why the CMA should not be used to determine the price of your home and exactly how you should set your price to attract the highest offer.

*What it takes to make your house stand out from the competition, drive up demand and attract the highest price.Ill get the job done

* How to get agent “excited” about selling your home.

* The #1 most mismanaged variable in the home sale: Negotiation.

* How to determine if your home will be targeting the largest number of qualified buyers

* What mistakes to avoid when hiring an agent

Quick Introduction

The national association of Expert Advisors conducted a nationwide study over the past two years that revealed a proven, repeatable system to sell your home for up to 18% more money than the methods of traditional real estate agents. What you will learn in this controversial report has been highly guarded by the real estate industry for over 105 years.  You are about to learn what most real estate agents will never tell you about how to sell your home fast and for the most money.

Let’s start with some shocking statistics you may not have know about the real estate industry, and why up to 58.4% of homes that go on the market fail to sell.

* The average real estate agent only sells 6-8 homes a year

* The average real estate agent is only required to take between 90 and 500 hours of training to begin selling real estate.

* The average real estate agent spends less than $150 per month in marketing and promotion of their business

* The typical accepted offer an average agent will negotiate is 11% below your original asking price.

The Laws of Selling a Home

We will now go over each law and provide a brief description.  The full detailed report is available in PDF form.  Just contact us and request the “Why Great Homes Don’t Sell” report or fill out the contact form on this page.

Law 1:  Law of Expertise –  While the technology that is used in the real estate industry today is extremely current and effective in helping buyers and sellers navigate the overall real estate landscape, the same thing can’t be said about the strategies traditionally employed to help you determine the best price at which to sell your home.setting your list price

You see, the same protocol for pricing that’s been used for hundreds of years, a Comparative Market Analysis (CMA). It’s still being used today and it’s literally killing sellers’ ability to maximize the sales price of their home.

In fact, using the CMA is so detrimental to sellers getting top dollar, that the average sale-to-list pirce of a home across the country is only 89%.  A full 11% less than the original asking price and worth about $16,210 to average home seller that past couple years.

As a Certified Home Selling Advisor, under the Law of Expertise,pick my brain I will consider as many as 27 separate outside threats to the likelihood that your home will sell at a specific price.  Included in the list of threats are:

* Economic Indicators – What bearing does the overall local and state economy have on the housing market in your area?

* Trends Analysis – Are the current market trends more or less favorable for the style, location, demand, etc for your home?

* Absorption rates with in local market – Is there regular consumption of homes in your local market, and if so , how many homes a month are being purchased?

* Inventory of Short Sale Properties & Bank Owned – How many homes are distressed sales, like short sales, in your area and what effect are they having on the overall prices of homes in your market?

* Rent vs Buy Trends – Are people more inclined to buy a home or rent property in your market and if so, what is the ratio of rents to purchases in your area?

* Job stability in Market/Unemployment – Is there a stable job market in your area or are major employers coming to or leaving your area at the time you want to sell your home?

LAW # 2: Law of Differentiation – A proper differentiation strategy can get you up to 18% more for your home.what agent to pick

Albert Einstein said, “The definition of insanity is doing the same thing over and over again, expecting different results.”  Nowhere does this definition hold truer than in the real estate industry.

To get you maximum differentiation and up to 18% more for your home, as a Certified Home Selling Expert I use a four pronged approach.

1) Expert Staging Advice – Access to a professional staging expert who will consult with you to determine what, if anything, needs improvement in your home to make it show the best while on the market.  Market research shows professionally staged homes sell in as little as 30 days and for up to 6 -10% more than homes not professionally staged.  This is a critical first step in the differentiation process.

2) Quality of Life Upgrade Analysis – In order to drive the perceived value of your home up as high as possible, as a Certified Home Selling Advisor, I will evaluate any possible upgrades required.  Then I will recommend, if necessary any upgrades and help you arrange the lowest price guaranteed on any work needed to complete the required upgrades.  Please note that upgrades are not required on all homes sales to achieve maximum differentiation.

3) Professional Pre-Inspection – Knowing what pitfalls you’ll Preparing your home to sellencounter with an inspection and getting them resolved prior to listing your home can save you as much as 2 to 4 % in repair costs.  Subsequently, I will help you as a Certified Home Selling Advisor get a home inspection to head off any major issues that might come up.  In addition to cost savings on repairs, a pre- inspection will reveal any  “deal killers” and positoins your home to attract a higher offer.

4) Home Warranty – Offering a home warranty to perspective buyers helps your home sell faster and for up to 2.2% more. Additionally, you get coverage on the major mechanical systems in your home while it’s on the market to protect you from any unexpected issues that might arise during the listing and selling period.  The peace of mind a home warranty offers you and the prospective buyers on your listing is literally priceless.

    Differentiation when listing and selling your home in is not optional when it comes to helping you get top dollar from your home.  As a Certified Home Selling Advisor, I know how to help you achieve maximum differentiation and capitalize on it to get you up to 18% more for your home.

Law # 3 : Law of Exposure – Exposing your home to the largest number of qualified buyers gets you the best possible price for your home.

Most agents only invest 10% of their income on marketing and systems to run their business.  With the average real estate netting about $25,000 a year in 2011, he/she only invests about $150 per month to run his/her business, including marketing for your home which is certainly not sufficient to get your home the exposure it needs to attract the largest number of qualified leads.

To get the details on all 7 laws click here to request your free report on Why Great Homes Don’t Sell.  Or fill out the contact form below.

your homes value


By Bradley Potter, PLLC

Homesmart Realty




Monthly Housing Market Updates for Phoenix Arizona & Surrounding Area

This Month’s Market Updates

August 12, 2014

In an ongoing effort to post consistent and timely Phoenix housing market updates.  I have provided the educational  video above.  It provides a concise market snapshot from statistics provided by the Arizona Regional Multiple Listing Service.  It is my goal to continue to provide current information on the phoenix housing market and keep both home buyer’s and home seller’s educated on the current trends.


May2013-37   Lets Take a look at specific cities and what the numbers are doing to be more focused on a specific area.  The city we are going to focus on is Gilbert.  We can see the absorption rate is 3.8 months which supports slow growth in the residential market in Gilbert Arizona. The average List price is up 7% from last year and the average sales price is up 4.5% from last year with a current price of $256,110 for the beautiful city of Gilbert Arizona.  To view current Gilbert homes for sale see the links below.


Gilbert Homes Listings Search

Finally let’s talk about the 3rd largest city in Arizona.  The city of Mesa is amazing and it’s leading the charge in growth and development thanks to the Mayor Alex Finter . The Mesa housing market is in even higher  demand with a monthly supply of 3.41% which supports slow continued growth in the residential market in Mesa Arizona. The average List price is up 13.18% from last year and the average sales price is also up at 5.92% from last year with a current price of $206,275 for the beautiful city of Mesa Arizona.  To view current Mesa homes for sale see the links below.

mesa-page-002Mesa homes Listings Search

What is Happening in the Arizona Housing Market August 2014

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The market continues to cruise at a moderate pace with 6,114 total resales in Maricopa County for July. REO closed was 367 which is 6%. Short sales closed were 214 which is 4% and normal sales closed was 5,533 which is 90%. Pending inventory is at 8,448 with REO pending at 450 which is 5% and short sales pending at 1,366 which is 16% and normal pending at 6,631 which is 79%. Active inventory in Maricopa County is down again slightly to 19,457. REO active is 644 and short sale active is also at 693 which is 3% each. Normal active is at 18,124 which is 94%.

school reports 2Home buyers and Home Sellers get started now.  Utilize our Free services and excellent resources for excellent information on the community you want to know about.

Master Planned Communities Seville vs Encaterra

Seville vs Encanterra



Seville is located in the beautiful city of Gilbert Arizona, which was recently voted as one of the top 5 safest cities in America. Seville is 10 minutes away from the San Tan Mall, San Tan Freeway, Gilbert Mercy Hospital, The San Tan Village with shopping dining and entertainment.May2013-41

Seville Currently has 2,829 Single family homes in the subdivision. 1,830 of the homes are single story properties and 999 homes are 2 stories or more. As of August 2014 the Average Listing Price on a single family home for sale in Seville is $380,000 and the average size is approximately 2,908 sq feet. The current active listings are sitting on the market for approximately 80 days and listed at $130 a sq foot.Phoenix Area Homes

There have been 188 homes sold over the past 12 months. The average list price of the homes that sold was $332,473. The average sales price was $324,041, meaning homes are selling for 97.5% of what they are listed for. The average size for homes that have sold is 2,418. They are selling for $134 a sq foot and are on the market for approximately 72 days on average.

The Seville Country Club is top notch. It has 3 swimming pools, water slides, sand volleyball, tennis courts, basketball courts, a fitness center, day care, club house and immaculate championship 18 hole golf course complimented by the view of the San Tan Mountains. The membership dues are separate from the community as it is a private club located in the heart of Seville. Dues Range from $200 – $800 a month depending on whether you have the pool and golf memberships.


Encanterra is located in San Tan Valley, which is a few miles east of Queen Creek in the South East Valley. The community is about 25 minutes to the San Tan 202 Freeway, San Tan Mall, Gilbert Mercy Hospital and San Tan Village with Shopping, dining and entertainment.find-a-home

The Encanterra community is still building a lot of new homes. Currently there are only 462 homes in the community per Pinal County tax records. The community primarily a single story home provider. There are 443 single story homes and only 19 multi level homes. As of August 2014 the Average Listing Price for resale on a single family home in Encanterra is $375,000 and the average size is approximately 2,235 sq feet. The current active listings are sitting on the market for approximately 318 days and listed at $168 a sq foot.

There have been 42 homes sold over the past 12 months in the resale market. The average list price of the homes that sold was $344,779. The average sales price was $332,858, meaning homes are selling for 96.5% of what they are listed for. The average size for homes that have sold is 1,913. They are selling for $173 a sq foot and are on the market for approximately 290 days on average.

school reports 2 The Encanterra Community is also an Amazing club house, with a lot of amenities to choose from. All homeowners hold social membership in the Encanterra Country Club, with optional upgrade to full golf membership. Quarterly dues for all homes are $939.75 with a one-time reserve fee of $1062.00, utility fee of $26.68, transfer fee of $120.00, disclosure fee of $210.00, & a one-time buyer social membership fee of $7000.00 (80% refundable).

If you are interested in either of these communities contact us today to go over your home buying goals.  You will appreciate all our free home buyer services

For Sale By Owner Proven System to Help you Sell on your own

Would you Like to sell your home for 18% more money?


We have worked with a number of excellent agents through our many years in the real estate industry to come up with a step by step Process for getting homes sold and for the maximum amount possible.  We call these steps the 7 laws that will help you sell your home for 18% more than the average For Sale By Owner.

As you read this, you will discover:

* The #1 secret to selling for up to 18% more money

* Why the CMA should not be used to determine the price of you home and exactly how you should set your price to attract the highest offer.

* What it take to make your house stand out from the competition, drive up demand and attract the highest price

* How to get agents “excited” about selling your home

* The #1 most mismanaged variable in the home sale : Negotiation.

* How to determine if your home will be targeting the largest number of qualified buyers – including buyers working with other agents – to get your home sold faster than ever.

* What mistakes to avoid when hiring an agent and how hiring the wrong one could cost you thousands.


As a Certified National Expert Advisor we conducted a nationwide study over the past 2 years that revealed a proven, repeatable system to sell your home for up to 18% more money than the methods of traditional real estate agents.  Let’s start with some shocking statistics.

1. The average real estate agent only sells 6-8 homes a year

2. The average real estate agent is only required to take up to 120 hours of training to begin selling real estate

3. The average real estate agent spends less than $150 per month in marketing and promotion of their business.

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THE FSBO vs The Certified Home Selling Advisor

In 2011, the founder of, Colby Sambrotto gave up on selling his own home after six months and listed it with a Prominent Broker who sold the home for above the asking price shortly there after.  This raised the all too obvious question: “can you really sell your own home and net more money?”

Market research shows that more than 80% of For Sale By Owners eventually list their home with an agent.  But, with only a 50/50 chance of selling with most agents, are you sure you are making the right choice?  While the average agent is clearly not a good choice for handling your largest asset, the Certified Home Selling Advisor has the tools, skills and knowledge to be of great service.

For years, the process of becoming an average real estate agent has been too easy.  There has never been an organization that truly taught the knowledge and skills needed to manage the more than 115 variable involved in the home selling process. Until now.

Only agents with the Certified Home Selling Advisor designation through the National Association of Expert Advisor’s can give you a proven, repeatable system to sell you home for up to 18% more money than the methods of traditional real estate agents.

While attempting to save the money on commission by selling by owner might be tempting, the following laws might give you a better understanding of how to better your odds if you decide to sell on your own.

THE 7 Laws

You can get the full report by clicking here and requesting

The FSBO Report or fill out the contact form below

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Law 1: The Law of Expertise: ” Giving you a price before analysis is like a doctor giving you a prescription before making a diagnosis”

Law 2: Law of Differentiation: “Differentiation that drives consumer preference can help sell your home for up to 18% more”

Law 3: Law of Exposure: “To attract a buyer that is willing to pay the most money, you must allocate your marketing budget across market research proven areas the expose your homes benefits to the highest number of qualified buyers”

Law 4: Law of Cooperation: “Up to 71% of homes are sold by co-op agents. We target these agents to increase your homes visibility in the marketplace”

Law 5: Law of Buyer Acquisition: “Our Immediate- Response systems track all buyer activity and allow immediate response to buyers interested in you home”

Law 6: Law of Negotiation: “The are of negotiation is a powerful tool that most real estate agents don’t possess.  Most agents need to sell your home worse than you do, making their advice biased and shaving points off your net proceeds check”

Law 7: Law of Executions: “The real estate industry is the only industry that has failed to employ proven systems that provide a repeatable consumer experience- Certified home selling advisors are the only real estate agents trained to execute it.”

FSBO TIP:  Since you are going to be responsible for managing the entire real estate sales process, be sure you have a good mortgage professional, title company and attorney ready to work on your behalf.  Since you won’t have someone representing your best interests, you will want to make sure the contract is written to your benefit.  Keep in mind that in today’s Market, financing is the #2 reason a deal falls apart.  Be sure to get all buyers pre-approved and talk directly to the lender to find out what potential challenges they might have in connection to getting their loan.

Send Me The Full Report

How to Buy a Home In Arizona

How To Purchase A Home In Arizona

New Picture (2)1.  The very first thing you should do is contact a real estate agent. Better known as a Trusted Advisor

Why-  Many people ask this question.  “Why should I use a realtor to help me find a home?  I can use the internet.” This is true the internet is a great tool for helping find properties.  But guess what, most realtors also use the internet and their tools far exceed the abilities of those other websites.  I am sure if you have ever tried to look at homes online you have discovered when you contact someone about a home,  that  home is no longer available.  That is because those sites are delayed.  Technological agents have resources that are up to date and to the minute with accuracy.  Best of all most real estate agents are FREE to use when you purchase.   A realtor will walk you through every process step by step.  Think of it like starting a new job.  When you arrive to work would you want to be thrown in your position and told “good luck”?  Probably not, you would want training on the systems, and processes before you started to be responsible for major tasks and your new employers money.  That is what a realtor provides, think about it.  You are about to sign a legal binding contract for HUNDREDS of THOUSANDS of DOLLARS!!!  Don’t you want to be protected and guided through the process step by step?

2. Get Pre Approved for a loan

Getting pre approved for a loan will help you determine how much of a home you can afford.  This will help you plan out your budget, ensuring that you are protected from future disaster or loses.  Getting pre approved also helps to strengthen your offer in the eyes of a home seller.  When a home seller sees that you have taken the necessary steps to get a pre qualification letter from a home loan establishment “bank or mortgage company” it helps them feel more comfortable when accepting your offer on their home.

3. Start Looking for homes

New Picture (15)    You and your agent will sit down and develop your buyer profile.  This is where you determine what you need and want in your new home.  Once your profile is developed a search will be set up.   This search will keep you informed when  homes come to the market that meet your search criteria, or when a home has a price reduction.  You will be able to track your favorites and watch them on your own time, with 24 hour unlimited access.  When you are ready to go view a home or homes you let your trusted advisor aka realtor know you are ready.  Your agent should be able to show you homes that same day or at least the following day.  NOTE:  The best homes sell very fast, it is important to be first.

4. You found a home, Now it’s time to make the offer.

Phoenix Area HomesThis is where the expertise of your Trusted Advisor becomes very important. You have found a home that fits your needs, wants and desires.  You are excited.  It’s time to head into the office and do some research.  Your Trusted Advisor will pull the property up to check a few things. 1st and most important does the home owner have any excessive mortgage balances that would not allow the sale and 2nd what is the home currently worth.  Your agent will pull up comparable homes that are listed for sale and comparable homes that have recently sold.  This will help your decision in making a good solid offer on the home.  Once you have established a price, your Trusted Advisor will provide you with the proper legal documents to protect your best interest and  secure the property into a legal binding contract.

5. Congratulations, the seller accepted your offer!

You did it, you listened to the advice of your trusted advisor and you successfully entered into contract on your future home.  Now you are  half way done.  Escrow will be opened up with a neutral 3rd party or TITLE COMPANY and a deposit will be put down by you the buyer.  This shows monetary commitment by you in order to secure the offer on the home.  This deposit will be applied towards the purchase of the home when you close.  We recommend Security Title off of Baseline and Stapley.  After the contract is accepted and escrow is opened you need to get the home professionally inspected. Some people skip this step because it costs $400 – $500 dollars.  If you use our team of Trusted Advisor’s we will credit you back at closing for the inspection fee, because we know how important it is.  Home inspections are the number 1 reason contracts are cancelled.  Think of it like an insurance policy.  You spend $400 now and find out the roof is bad and the AC system is about to go out.  We you can either cancel the contract or you can now request the seller fix those items before you purchase the home.  You just saved yourself about $15,000 dollars.  That was a pretty good investment.

6. Completing your Home Loan Process

This is where your lender will provide you with a list of items thatNew Picture (9) they will need to get your loan fully approved for purchase.  This list includes items such as bank statements, pay stubs, current lease agreements, tax returns and a credit report.  A good lender will ensure you have all this done very early so you do not run into potential delays later.  We have a great lender that we recommend as your Trusted Advisor.

7. Getting the Keys

Congratulations, you are almost done.  It is signing day.  Your Trusted Advisor has walked you through everything step by step.  Your mortgage expert has completed your loan early.  It is Friday morning and it is time for the final walk through before you go in to sign your home loan documents at Security Title at 10am.  Your Trusted Advisor will take you through the home one more time before you become the home owner to make sure everything is the same as it was or better when you wrote the offer.  The final walk through looks good, you head to Security Title to meet with Kerry Evans your escrow officer.  Your documents are signed and sent back to the lender.  Then lender then send the funds over to the title company and sets the home up to record the new owner of the home “YOU”.  Its 5pm and you meet your Trusted Advisor to get the keys to your new home!

Thank You!

Thank you for taking the time to read this article about purchasing a home.  We are hear to provide you free quality service as a Trusted Advisor in one of the biggest transactions of your life.  We hope to hear from you, when you are ready to make the move.

Provided courtesy of the Bradley Potter, PLLC Home Selling Team
Homesmart Realty
Hire a positive and proactive Team of Realtors to help you find your next home!
Call or text 480-239-5468 for information on Buyer’s Representation Services
Search entire Arizona MLS for FREE at
Get a FREE report on YOUR HOME’s Value at
Like us on Facebook!

Appraisers Are Not My Favorite People in the world

First a Quick Poll Do you Think Appraisers Should See a Purchase Contract Before Appraising a home?

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     I recently helped a family get into a beautiful home over in the Val Vista Lakes community.  The home is 2911 St, two story with 4 bedrooms, 3 full bathrooms and a loft.  The home Was listed at $330,000 and with my help and negotiation skills we were able to get the seller down to $310,000 for the sales price with $1,500 paid towards our closing costs.  The buyer stated and I quote , “I am as happy as a pig in mud”  classic and comical.

     So we got off to a good start we were $21,500 below list price.  The average home was listed for $133 a sf, we just locked down our contract at a value of $106 a sq ft.  There were some minor repairs that needed to be done from when we did our walk through. But we still needed to get into our deep dark home inspection and really break down the integrity of the reports 2

     The DAY OF THE INSPECTION.  The home is in pretty good shape except the roof has some minor issues.  We got a licensed roofer, well actually 2 roofer’s to come out and inspect the roof more thoroughly.  To replace the roof it would be $6,500 dollars, to just make repairs it would be about $1500. ( Yea $6500 to replace the roof, Hit me up if you need a good roofer that is cheap ).  So not to big of a deal.  We are $21,500 below the list price of the home and $27 below the average price per sq foot for the community.  We are still in great shape.

     DAY THE APPRAISAL COMES IN –  The lender calls me up and says congrats the appraisal came in at the contract price.  My response was not  excitement.  I was not happy with the results and asked the lender to forward me a copy to review.  Upon reviewing there was not one comparable that the appraiser used that supported the low $310,000 sale price in fact he used homes that were $20 to $30 thousand dollars more. One  was $27 a sq foot more than our property. If you take 2911 sq feet x $27 a sq ft that equals $78,597, just a small difference here, right?  Now you may be wondering why I was upset.  Well when your client thinks they are getting a great deal and the appraisal only comes back at the purchase price of the home, some buyers get discouraged and want to back out.

     Luckily I had explained to the buyers that it was very likely that we would get an appraisal just like the one we received because appraisers now a days are too conservative and worried that the banks will get upset with them if they appraise the home higher.  Now this brings me to my thought process, appraisals are supposed to be done by a non biased, licensed 3rd party to the transaction.  Well if the appraiser is supposed to come up with the true value of the home, the appraiser should never receive a copy of the purchase contract.  They don’t get a contract when they do appraisals for a refinance!

    Make sure you educate your clients before hand to help set the expectations so that you don’t have a deal killer later.

Stop Renting

Gilbert Home for Rent in Val Vista Classics

We have an amazing property available here in the private gated community of Val Vista Classic in Gilbert Arizona.  The Val Vista Classic community is located in an excellent location off of Val Vista and Pecos. Just 1 mile East is the San Tan Mall & San Tan Village shopping center with entertainment and restaurants.  To the south just 1 mile is the 202 Freeway, making it quick to get on the move, no waiting at multiple stop lights.

The quiet community provided 3 swimming pools to keep nice and cool in the summer time, 5 beautiful lakes with water features and a basket ball court to keep your competitive spirit entertained.  The property 2634 S Harmony Ave is located to the North West of the community right in front of the 1 acre grassy common area with large trees and walking paths.  This is a common location for people walking their dogs and socializing with each other.

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This beautiful home offers the 2nd largest floor plan in the community.  It was recently remodeled in 2013 with granite counter tops, tile flooring in the kitchen and bathrooms, wood flooring in the common areas and carpet in the bedrooms.  All rooms have ceiling fans with lights.  The windows have blinds to keep the sun out and the heavy insulation helps keep the energy costs low.  The living room and kitchen are very spacious with lots of room for entertaining.

For more information call our pre recorded Hot line

about this property 800-218-7929 ext 105