Washtenaw Housing Report June 2018
Winning the Deal
Available listings have been down over 30% from 2 years ago. The shortage of move-in-ready listings has created a feeding frenzy that heats up when sharp new listings (the kind our buyers all want) hit the market. Through May, over half of homes sold in Washtenaw County have sold in 10 days or less. Fifty-six percent of sales have been at or above asking price.
As well-appointed premium listings have become scarce in all price ranges, buyers are moving quickly with multiple and over-asking price offers.
Percentage of Sales Above List Price
It often takes two or three painful losing bids before buyers figure out what it takes. Here’s where agent coaching becomes important. Making any offer should start with a conversation with the listing agent to uncover the seller’s hot buttons. It’s not always price.
Here are 10 tools that can be used individually or in combination to help our clients win the deal:
- Cash Offer
Cash is king and eliminates potential risks perceived by seller. Not everyone has the luxury of paying cash, but don’t overlook this possibility when discussing options with buyers.
- Escalation Clause
This method is intended to squeeze out the competition by offering “$xxx” more than any other offer received. Be sure to include a ceiling cap, or you may run the risk of the appraisal coming in short—our next point.
- Appraisal Waiver
If your client has the financial ability to put more down, the offer might include “not subject to property appraising for value.” Be sure buyer and lender are on board with this prior to making such an offer.
- Extended/Free Seller Occupancy
With fewer homes on the market, sellers may need time to find their next home before they can move. Offering to extend post-closing occupancy, or letting the seller stay for free might sweeten the deal.
- Letter from Buyer to Seller
Building a connection and making the transaction more about the people than the money sometimes helps a buyer gain an advantage. Keep it short, stay positive, and thank the seller for considering your offer.
- Larger Earnest Money Deposit (EMD)
Money talks. Increasing the EMD sends the message that your client is committed. It helps reduce the seller’s risk that the transaction will fail.
- Inspection Waiver
You don’t need to completely waive the inspection if you arrange to have your buyer bring the inspector on the initial showing. Do an abbreviated inspection during the initial showing so it’s taken care of before going under contract.
- Increase Down Payment
The larger down payment reduces risk to the seller that your buyer will run into financing issues while completing the transaction.
- Strong Pre-Approval
The fewer contingencies in the approval letter the stronger it will be. Some pre-approval letters have more holes than Swiss cheese. Work with your client and their lender to make sure yours doesn’t.
- Be Likable, Professional, and Easy to Work with
It isn’t always the biggest offer that takes it. Sellers often base their decisions on perceived risk and sometimes because they like that you and your client showed respect when you took your shoes off for the showing.
This article is from the June 2018 Housing Report. To get more in-depth info about Washtenaw County, Download the full report (PDF).