October Monthly Market Real Estate Update

As expected the FED dropped rates 50 BP at their September meeting, but now they are facing scrutiny for potentially making some political moves ahead of the election. 

All Real Estate is local.  Here is a snapshot of our current local market and the trends to pay attention to.  

Current Active Listings (All Types)	3015	Down 1.3% from last month & up 18% from this time last year
Current Pending Listings	1024	Up 1.7% from last month & up 6.6% from this time last year
Sold Listings Last Month	696	Down 12% from last month & down 1.6% from this time last year
New Listings Last Month	934	Down 14% from last month & down 1.9% from this time last year
Months of Inventory	4.53	Down 1% from last month & up 24% from this time last year
% List to Sold Ratio	98.41%	Down .2% from last month & down .2% from this time last year
Absorption Rate *Based on current active listings vs sold listings for the past month	23%*	Down 11% from last month & down 18% from this time last year
Average Sales Price in All Categories	$472,000	Down .4% from last month & up 4% from this time last year
Median Residential Sales Price Average Residential Sales Price **Based on Willamette Valley Multiple Listing Statistics	$453,000** $503,682**	Down .4% from last month & up 1.8% from this time last year. Down .1% from last month & up 2.1% from this time last year
Average Owner Occupied Interest Rates ***Based on Freddiemac.com Statistics of 30 year fixed mortgage	6.32%***	Down .4% from last month & down 15.6% from this time last year
Consumer Price Index (CPI) **** All items-FED’s Goal is 2%	2.4%****	Down 4% from last month & down 35% from this time last year

+Some numbers are rounded

The Fed had telegraphed in August that they were going to make a strong rate cut in September, which caused mortgage rates to decrease in the prior month.  Rates have been lower as they were already adjusted in anticipation of the FED meeting.  Once the Fed lowered short term interest rates on September 18th, mortgage rates stayed relatively flat.  The FED argued that rates were cooling down to their 2% goal, which justified a large rate cut, but then the September jobs report came out last Friday showing 254,000 jobs were created.  Although the devil is in the details as the government continues to hire a high amount of employees and many people are continuing to work multiple jobs, the markets reacted late last week which caused mortgage rates to bounce up!  Now we are seeing rates in the mid 6’s on average for mortgages.  These continue to adjust throughout the days, but we expect them to stay relatively flat depending on what the Mortgage Backed Securities/10 year Treasury prices do for the time being.  The jobs reports are usually adjusted lower after more data comes in, however last month they increased the jobs numbers from their initial reporting.

The CPI report for September shows that inflation grew higher than expected at a rate of 2.4% instead of the expected 2.3%.  This is making economists scrutinize the idea that we are consistently heading towards lower inflation.  Did the FED move too quickly?  Possibly, but we will see how the economy adjusts over the next few months, and how the FED reacts to that news.

Real Estate sales were fairly level this past month with a small decline in the number of sales from last month, but also a slight decline from the number of sales from September of 2023.  We saw both the average sales prices and average median prices decrease ever so slightly signifying a stall in appreciation rates for the time being.  The months of inventory (MOI) dropped slightly showing that homes were absorbed at a higher rate in September and we are also seeing an increase in pending sales from last month as well as from last September.  Days on Market have also increased which shows that pricing is ever so important because inventory is sitting longer.  Sellers who are priced well are selling at a higher price and a shorter time frame.  We would not be surprised if we continue to see more price reductions and expired listings in the next few months as we enter the holidays.  Distressed properties continue to be very low, although those numbers are increasing slightly.  The Notice of Default lists do show a few more properties that are entering the distressed stage.  We hope that these homeowners do not face foreclosure, but that may be inevitable.  If you or anyone you know is entering any kind of distressed situation, please let us know.  We can help you position yourself with the best plan to strategize depending on your goals and the outlook of the Real Estate market.

Most people know up to 4 people who will make a move within the year.  Let us know so we can help them. In the meantime, enjoy this Fall.  We look forward to connecting again in November.

September Monthly Market Real Estate Update

The markets are showing some more increased activity as mortgage rates are continuing to trend downward.  The FED is meeting on September 17-18th!

All Real Estate is local.  Here is a snapshot of our current local market and the trends to pay attention to.  

Current Active Listings (All Types)	3055	Up 1% from last month & up 17% from this time last year
Current Pending Listings	1007	Down 8% from last month & down 5.3% from this time last year
Sold Listings Last Month	792	Down 1.6% from last month & up 8.6% from this time last year
New Listings Last Month	1085	Down 9% from last month & down 3.4% from this time last year
Months of Inventory	4.58	Up 2% from last month & up 25% from this time last year
% List to Sold Ratio	98.60%	Down .3% from last month & down .6% from this time last year
Absorption Rate *Based on current active listings vs sold listings for the past month	26%*	Down 3% from last month & down 26% from this time last year
Average Sales Price in All Categories	$474,000	Down .2% from last month & up .9% from this time last year
Median Residential Sales Price Average Residential Sales Price **Based on Willamette Valley Multiple Listing Statistics	$455,000** $504,162**	Up .6% from last month & up 2.9% from this time last year. Up .5% from last month & up 2.2% from this time last year
Average Owner Occupied Interest Rates ***Based on Freddiemac.com Statistics of 30 year fixed mortgage	6.35%***	Down 1.9% from last month & down 11.4% from this time last year
Consumer Price Index (CPI) **** All items-FED’s Goal is 2%	2.5%****	Down 14.8% from last month & down 39% from this time last year

+Some numbers are roundedWe are enjoying some increased sales activity in our office as rates have decreased over the past few months.  Home buyers are seeing opportunities that weren’t here before.  Many sellers are working through the commission structure overhaul with ease and understanding the value of the extra layer of negotiations with buyers.  Buyers are grasping it as well as they are negotiating those commissions.  We have seen that inventory increased slightly in August, but slowed dramatically from the high increases over the past few months.  Average sales price continues to increase as Days on Market has decreased as we are still seeing the nicer homes sell quicker as some continue to experience multiple offers if they are priced well.  After choosing the right agent, pricing well is the most important decision for sellers at this time.  There are over 3300 agents in our small Mid Valley area, where only about 800 have sold a handful or more and approximately 1500 agents have not sold one home this year.  Many have only sold one or two.  Experience Matters ~ Choose Wisely.  We are entering into more of a balanced buyer/seller market at over 4 & 1/2 months of standing available inventory.  We expect this to continue to increase, growing further into more of a balanced, but yet more of a buyer’s market.
We often communicate that our PEP Talk is the foundation for sellers to consider in selling their homes.  Price, Exposure & Presentation.  Pricing correctly is ‘paramount’ right now in a market like this.  No one can tell you what your home is worth until the highest paying buyer is negotiated with.  There are thousands of Automated Value Models (AVM) on the net, but they do not understand your location, curb appeal, condition, amenities, functionality, etc.  We can help you focus on a range of higher probability selling through our pricing analysis.  Going to market is the key to success.  The exposure of your property is why you hire us to help you market your home to get the highest return.  A highly advanced marketing plan covers all of the bases to gather the most views and buyer activity on a property.  Presentation is so important as we hire the best stagers and photographers to showcase our listings to the highest ability, however the seller is in control of how well the home shows; and does it pass the ‘sniff test’?

  Most of these items are out of our control, but in order to sell for the highest price in the shortest amount of time, these 3 foundational pillars are important to discuss.
We enjoy keeping an eye on average mortgage rates at Mortgage News Daily because they do a good job in trending the Treasury Yields, which have more of a direct correlation with mortgage rates.  The FED influences short term rates, but the mortgage industry tends to make moves prior to the FED meetings to speculate positioning ahead of policy changes.  The FED is expected to cut rates as the inflationary numbers that the FED uses to make policy are showing significant signs of slowing down.  The August CPI report shows that inflation grew 2.5%, but the core (minus food and energy) grew at 3.2%.  The FED’s goal is 2%, but not only to get to 2%, but they have communicated that they want to see an average of 2%.  We are a long way from that; over a year at this pace.

We do appreciate some local lenders keeping us updated weekly on their mortgage rates, which appear to be lower than the national averages.  Rates will depend on each buyer’s situation regarding the sales price, type of financing, income, debt to income ratios, credit scores, etc to determine the risk of the borrower.  Using a good & local lender that has experience and communicates well is our advice.

August Monthly Market Real Estate Update

The markets are showing some increased activities as mortgage rates are trending downward.  All Real Estate is local.  Here is a snapshot of our current local market and the trends to pay attention to.  

Current Active Listings (All Types)	3023	Up 6.7% from last month & up 20% from this time last year
Current Pending Listings	1099	Up .8% from last month & down 6.7% from this time last year
Sold Listings Last Month	805	Up 5.6% from last month & up 3% from this time last year
New Listings Last Month	1189	Up 6.7% from last month & up 5.9% from this time last year
Months of Inventory	4.49	Up 6.4% from last month & up 27% from this time last year
% List to Sold Ratio	98.90%	Up .3% from last month & down .6% from this time last year
Absorption Rate *Based on current active listings vs sold listings for the past month	27%*	Even from last month & down 17% from this time last year
Average Sales Price in All Categories	$475,000	Even from last month & up 5% from this time last year
Median Residential Sales Price Average Residential Sales Price **Based on Willamette Valley Multiple Listing Statistics	$452,000** $501,835**	Even from last month & up 2.7% from this time last year. Up .05% from last month & up 2.6% from this time last year
Average Owner Occupied Interest Rates ***Based on Freddiemac.com Statistics of 30 year fixed mortgage	6.47%***	Down 7% from last month & down 6.4% from this time last year
Consumer Price Index (CPI) **** All items-FED’s Goal is 2%	2.9%****	Down 3.4% from last month & down 13% from this time last year

+Some numbers are rounded

Mortgage rates are looking much better these days and have decreased significantly in the past 30 days alone!  This is causing more buyers to jump off the fence and entertain purchasing again.  That along with increased inventory is helping many people get back into the game.  We are currently at 4 1/2 months of inventory as more homes are coming on the market.  We are seeing at the front lines that more homes are being presented as “Coming Soon” or “Pre Listing”, which means that listing contracts have been signed, but the sellers are still planning to get in position to hit the market live.  We have a database of these opportunities, so we can help our clients prepare for more upcoming inventory.  As rates continue to decrease, we could easily see the market shift and head the other direction as more buyer competition enters the market.  Is now a good time to buy?  Give us a call.

This month is the start of the National Association of Realtors settlement agreement terms.  The industry is changing on August 17th.  Let us know if you would like a consultation to discuss these changes and how they might affect you in your Real Estate endeavors.  Here is more information on the situation.

We have been saying for quite some time that we have seen cracks in the economy starting to show, and it could be evident to the entire world now, that the US administration is acknowledging that the economy is not as healthy as has been portrayed.  It sounds like almost everyone is expecting the FED to lower rates up to 50 Basis Points in their September 17-18th meeting.  This will indirectly help mortgage rates as well, but more importantly will help alleviate short term debt service that affects so many American consumers. The less they have to pay for their consumer loans, the more they will have to put toward the solid investment of Real Estate and their home buying process.

The CPI report that came out on the 14th shows that inflation rose at a rate of .2% for the month and inflation rose at a 2.9% rate YOY, which is lower than expected.  The FED’s goal is 2% on average, so that will still take some time.  Things are trending in the right direction in this department, however it is important to note that housing is increasing at a higher rate than desired.  The recent report shows that shelter is at a rate of 5.1% YOY, which is still concerning depending on which side you are on.  Our low inventory has hedged against the lower demand in housing even as inventory has increased at a slower rate over the past 2 years.  However, we are seeing inventory increase at a higher level recently.  It will be interesting to see how those stats roll out over the next year.  Many new home builders are still cautious as we saw some of their products sitting stagnant for longer than desired periods over the last 18 months.  Activity has picked up since then and we are seeing builders and developers increase their activity, however it is nothing near what is needed.  The main factor for increased pricing is regulation from the state, cities and counties along with increased risk for builders and developers.  With this highly volatile market, it is difficult for them to project 6 months to a year in the future.  We need to encourage our leaders of our municipalities to lower costs and regulations and incentivize home ownership instead of rental units.  The efforts that have been made here locally encourage renters, but not homeowners.  We are in favor of homeownership for everyone.

The recent jobs report shows only 114,000 jobs created (sure to be revised downward soon) and the unemployment rate increasing to 4.3%.  BLS U1-U6 Chart. It is interesting to note that back in 1994 the employment rate data was changed in how it was calculated by BLS.  As the data indicates, we are trending in the wrong direction in the employment department.

Everything cycles.  It is inevitable as there are good times followed by bad times.  But there are always good times ahead.  As our country and local area grapples with its own concerns, we see so many opportunities out there and a bright future on the horizon.  There are so many things to be thankful for.  We hope that you and your family are doing well and enjoying this Summer.

We hope this information is useful.  We work hard to research and study our local market so we can be of high value to our clients.  If you know of anyone thinking of making a move, please send them this information and let us know if we can help.

Buyer’s Agent Responsibilities

There are many moving parts to a full Real Estate transaction. These are some items that we manage so you don’t have to.

REPRESENTING BUYERS

• Provide fiduciary responsibilities to our buyers through agency laws
• Understanding Real Estate contracts and contract law
• Stay on top of market trends, statistics and changes to bring valuable information to our buyers
• Manage all details of the transaction protecting buyers’ timelines, deadlines and contingencies
• Financial & time investments up front for researching and viewing properties for sale
• Protecting buyers’ interests so they are not in default of contract
• Handling potential issues that may arise from liabilities on the premises
• Understanding all state and federal Real Estate, Equal and Fair Housing laws
• Understanding ongoing changes to tenants’ rights and applicable laws
• Manage buyers’ responses to health issues, expectations, disappointments, feelings and moods as they change
• Manage family, partner, and other influential relationships including challenging emotional experiences
• Manage the difficult transitions between simultaneously selling and buying by protecting buyers’ interests
• Manage sensitive personal situations including marriage, divorce, bankruptcy, job loss & transitions
• Balance the fact that sometimes we have multiple clients that we have a fiduciary duty to that pursue the same property.
• Work outside of normal working hours because ‘time is of the essence’
• Work on short notices because ‘time is of the essence’
• Work on the contingency that the transaction will close as competing clients must agree on the terms and conditions
• When transactions fail, start over from the beginning while encouraging positivity and managing buyers’ emotions
• Consult with buyers to learn their goals and interests
• Discuss Agency Relationships and Buyer Broker Agreements
• Qualify buyers with their abilities to purchase
• Discuss the home buying process and funnel process
• Discuss the purchase contracts and addenda
• Discuss all buyer contingencies and protections
• Consult with any listing agents to try to gather as much information to position the buyers in the best light
• Discuss strategies to craft the best offer specifically for the sellers and property that buyers are interested in
• Discuss offer strategies to protect buyers interests taking into consideration the proper process of paying for inspections and appraisals
• Consult with buyer’s lender to ensure the proper verbiage is used in crafting offer for buyers
• Advised by lender to take into account any important and confidential information to protect buyers interests
• Consult with lender to understand buyer’s lending guidelines and restrictions
• Consult with buyer over their lender’s estimate
• Search through the many properties in buyer’s given criteria to find the most suitable for buyers
• Network with other agents to identify off market properties or coming soon pocket listings
• Tour potential properties with buyers
• Perform a market analysis on interested property to ensure value
• Research property’s ownership and deed type
• Research property’s public record information for lot size and dimensions
• Research and verify legal description
• Research property’s current use and zoning, deed restrictions
• Consult with surveyor if needed
• Verify legal names of owner(s) in county’s public property records & deed of trust or contract
• Craft offers with respect to the fiducial responsibilities to the buyer’s interests
• Understand the many lending guidelines ahead of time that would prohibit buyers to purchase certain properties
• Discuss the specific items that appraisers are looking for that would be problematic for buyers
• Discuss certain limitations that are revealed through CC&Rs that may be burdensome to buyers
• Ensure that any credits from the seller are allocated to the buyer and not wasted
• Ensure the listing side has all signed documents and signed disclosures
• Ensure buyers have submitted proper earnest money so they are not in default
• Research any geotechnical, slide or flood plain issues
• Advise researching against any insurance CLUE reports
• Schedule all inspections including full home, pest & dry rot, termite, lead based paint, sewer or septic, asbestos, radon, mold, foundation & well system inspections, if applicable within the timeframes allowed
• Assist all inspectors to fully inspect all areas of concern for the buyer
• Advise buyer on further specialty inspections 
• Ensure seller’s compliance with some inspection processes
• Receive all property disclosures and consult with buyer any areas of concern
• Negotiate any repair issues on buyer’s behalf
• Confirm all repairs are completed by licensed & bonded contractors as applicable by law
• Understanding Oregon Contractor Control Board rules and laws within Real Estate transactions
• Confirm buyers are satisfied with repairs through reinspection process
• Examine preliminary title report to ensure there are no clouds unacceptable to buyers
• Coordinate the appraisal inspection
• Advocate for the buyer if there are any lender or appraisal issues
• Manage any transactional details for land sales contract, if applicable
• Prepare a utility sheet for buyers information
• Ensure buyer’s insurance agent has issued insurance binder
• Ensure seller is not a foreign investor to protect buyers potential tax penalty
• Consult with buyer regarding the closing disclosure documents
• Schedule closing appointment with buyers and escrow closing officer
• Ensure the closing statement is accurately calculated for buyer
• Ensure buyer brings in the correct amount of funds at closing and in the proper form
• Guide buyer to location of signing and preparing them for the expectations for closing
• Present utility information sheet to buyers
• Present keys and possession to the buyers
• Ensure sellers leave all fixated and personal property included in the transaction for buyers
• In the case of a rental, ensure the rent rolls and deposits have been transferred to the buyer
• If rental, ensure sellers understand current landlord/tenant laws to ensure proper transfer of possession
• Ensure the property is in expected condition upon possession
• Follow up with buyers to ensure there are no surprises and help facilitate closure to any challenges
• Ensure buyers receive their Title Insurance Policy
• Follow up consistently to provide education, contractors, market updates and other resources that benefit our clients

We understand that the services for good Real Estate Professionals can be expensive. Here is an explanation as to why the costs have traditionally been based on a contingency fee.

Seller’s Real Estate Agent Responsibilities

There are many moving parts to a full Real Estate transaction. These are some items that we manage so you don’t have to.

REPRESENTING SELLERS

• Provide fiduciary responsibilities to our sellers through agency laws
• Understanding Real Estate contracts and contract law
• Stay on top of market trends, statistics and changes to bring valuable information to our sellers
• Manage all details of the transaction protecting clients timelines, deadlines and contingencies
• Vetting potential buyers to ensure the safety of sellers & their property
• Protecting clients’ interests so they are not in default of contract
• Handling potential issues that may arise from liabilities on the premises
• Understanding all state and federal Real Estate, Equal and Fair Housing laws
• Understanding ongoing changes to tenants’ rights and applicable laws
• Negotiating to bring fiduciary value to our sellers based on their interests
• Manage clients’ responses to health issues, expectations, disappointments, feelings and moods as they change
• Manage family, partner, and other influential relationships including challenging emotional experiences
• Manage the difficult transitions between simultaneously selling and buying by protecting clients interests
• Manage sensitive personal situations including marriage, divorce, bankruptcy, short sales and foreclosure
• Work outside of normal working hours because ‘time is of the essence’
• Work on short notices because ‘time is of the essence’
• Work on the contingency that the transaction will close as competing clients must agree on the terms and conditions
• When transactions fail, start over from the beginning while encouraging positivity and managing sellers’ emotions
• Research listing packet including deed, tax history and plat/tax assessor maps
• Research sales activity from Local MLS Broker Marketplaces and public records databases
• Research absorption rates for property of this type, price range, and location
• Research property’s ownership and deed type
• Research property’s public record information for lot size and dimensions
• Research and verify legal description
• Research property’s current use and zoning, deed restrictions
• Verify legal names of owner(s) in county’s public property records & deed of trust or contract
• Perform exterior Curb Appeal & Neighborhood Assessment of subject property
• Confirm current public schools and explain impact of schools & neighbors on market value
• Tour property & present staging consultation and/or staging services to seller
• Manage any pre listing repairs, updates or maintenance issues
• Review agent’s and company’s credentials and accomplishments in the market
• Present company’s profile and position or niche in the marketplace
• Present preliminary CMA to seller, including comparable properties, sold properties, current listings, and expired listings
• Meet with seller & present listing presentation
• Offer pricing strategy with updates to CMA based on tour of home and updates, upgrades, professional judgment, and current market conditions
• Discuss goals & motivation with seller to market effectively
• Discuss marketing of MLS systems, Internet Data Exchanges and other Real Estate websites
• Screen to qualify buyers and protect seller from curiosity seekers or dangerous individuals
• Prepare for listing presentation including studying market analysis and absorption statistics
• Present and discuss strategic marketing plan
• Discuss service plan
• Discuss transaction process and agency brokerage relationships
• Review and explain clauses in listing contract and addendums
• Gather square footage, measure rooms and overall heated square footage as required
• Discuss any unrecorded property liens, agreements or easements
• Obtain house plans, if applicable and available
• Discuss showing instructions for buyers’ agents and showing times with seller
• Discuss possible buyer financing alternatives and options with seller
• Review current appraisal if available
• Gather Home Owner Association information,  if applicable
• Order copy of HOA bylaws, if applicable
• Gather all utility service and cost information
• Gather Well Report, if applicable
• Verify security system, current terms of service and whether owned or leased
• Discuss implications for the Federal Lead-Based Paint disclosure law
• Discuss the state requirements for smoke and carbon monoxide detectors
• Prepare detailed list of property amenities and assess marketability 
• Confirm detailed list of property’s inclusions and conveyances with sale
• Compile list of completed and future repairs and maintenance items
• Explain Homeowner Warranty options to clients
• Have extra key made for lockbox and one for file
• Verify if property has rental units involved.  FHA guidelines for condos
• If the property is rented, make copies of all leases and prepare seller for tenant legal protections
• Verify all rents and deposits
• Inform tenants of listing and discuss how showings will be performed
• Installation of yard sign and lockboxes
• Load listing into transaction management software program
• Submit all listing paperwork and disclosures to company for broker review and approval
• Enter property data from Profile Sheet into Local MLS Broker Marketplaces Database
• Create property Virtual Tour web site platform page
• Add property to company’s web site
• Provide seller copies of the listing agreement 
• Pay for, schedule & manage staging event
• Pay for & schedule photo and video shoots
• Upload all media to MLS and websites
• Create all marketing ads complying with all state and federal equal and fair housing laws
• Coordinate showings with owners, tenants, and other agents.
• Return all prospecting calls including filtering scam callers, fraudsters and phishing expeditions
• Prepare mailing and emailing marketing campaigns
• Order & mail Just Listed postcards and marketing materials to network and neighborhood residents
• Prepare fliers and feedback reports
• Review comparable Local MLS Broker Marketplaces regularly to ensure property remains relevant
• Order property counter display brochures
• Order exterior fliers for front of property 
• Present property to other agents within networking events
• Advertise on social media, magazine, and other means as per marketing plan
• Ensure listing has syndicated on web sites
• Upload specific documents to the MLS documents section
• Schedule & advertise Open Houses, if applicable
• Manage showings and provide marketing data to potential buyers
• Provide Special Feature displays for marketing, if applicable
• Manage price changes and other change orders
• Reprint or order supply marketing materials as needed
• Gather and present feedback from buyers’ agents after showings
• Discuss with sellers any feedback from showings to determine if changes are needed
• Review weekly market studies, competition reports and seller’s strategy
• Send marketing and exposure reports to sellers
• Regular communication with seller to discuss interest, marketing and pricing
• Manage changes in system databases
• Review, present and explain all details of Offers to Purchase contracts submitted 
• Evaluate offer(s) and prepare a net sheet for the sellers for comparison purposes
• Explain merits and weakness of each offer to sellers based on research of buyers
• Contact buyers’ agents to review buyer’s qualifications and discuss buyer’s motivation & potential red flags
• Contact buyers’ lenders to qualify buyers’ abilities
• Deliver Property Disclosures to buyer’s agent or buyer
• Open Escrow and order Title Report
• Confirm buyer’s earnest money deposit in escrow account so there’s no breach of contract
• Communicate under-contract showing restrictions as seller requests
• Deliver copies of fully signed Offer to Purchase contract to seller
• Confirm copies of Offer to Purchase contract delivered to lender
• Submit signed contracts for office broker review and approval
• Negotiate all offers per seller’s direction on seller’s behalf
• Prepare and convey counteroffers, acceptance or amendments to buyer’s agent
• Provide copies of contract and all addenda to the closing title company
• Ensure buyer’s agent has all signed documentation
• Keep status updated in all MLS and web site systems
• Update transaction management program as needed throughout the process
• Manage any transactional details for land sales contracts, if applicable
• Communicate with lender & follow loan processing through to the underwriter process
• Advocate for sellers if there are any buyer’s appraisal issues
• Constantly communicate with buyer’s lender to ensure there are no surprises
• Review Preliminary Title Report and identify any clouds that may affect the sale
• Manage entry for all inspection appointments
• Receive and review all inspection reports, if requested by seller, and discuss with client
• Discuss sellers and buyers responsibilities & expectations regarding inspection appointments
• Ensure seller’s compliance with some inspection processes
• Assist seller with identifying licensed contractors to perform any repairs and compliance of repairs
• Understanding Oregon Contractor Control Board rules and laws within Real Estate transactions
• Negotiate payment, and oversee all required repairs on seller’s behalf, if needed
• Schedule & facilitate appraisal appointment
• Provide to appraiser any comparable sales used in market pricing
• Confirm closing process with buyer’s agent and lender
• Schedule final signing and closing steps
• Assist sellers with understanding closing documents
• Meet with seller and escrow officer to sign closing documents
• Assist in solving any title problems or in obtaining trust documents and death certificates
• Scheduling buyer’s final walk-thru prior to closing, if applicable
• Double check all tax, homeowners’ association dues, utility, and applicable prorations
• Review & approve final closing figures from closing escrow agent
• Confirm buyer and buyer’s agent have received title insurance commitment
• Provide homeowners warranty information, if applicable
• Ensure all parties have all documents to close their files
• Manage any and all transitory situations with clients between simultaneously buying and selling
• Ensuring seller receives a final net-proceeds check at closing
• Update sold details to all MLS and Website marketplaces 
• Enter completion into transaction management program
• Follow up with any warranty paperwork for claims in the future
• Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
• In the case of rentals, verify all deposits and prorated rent rolls are reflected accurately on the closing statement and transferred appropriately
• Transfer of keys, codes and any other pertinent information to the buyers
• Communicate with buyer’s agents to work through any surprises or challenges after closing.
• Follow up consistently to provide education, contractors, market updates and other resources that benefit our clients

We understand that the services for good Real Estate Professionals can be expensive. Here is an explanation as to why the costs have traditionally been based on a contingency fee.