{"id":23666,"date":"2021-04-30T13:22:00","date_gmt":"2021-04-30T20:22:00","guid":{"rendered":"https:\/\/www.homelight.com\/blog\/?p=23666"},"modified":"2024-05-29T10:26:31","modified_gmt":"2024-05-29T17:26:31","slug":"buyer-how-to-get-good-value-out-of-house-purchase","status":"publish","type":"post","link":"https:\/\/www.homelight.com\/blog\/buyer-how-to-get-good-value-out-of-house-purchase\/","title":{"rendered":"16 Tips for How to Get Good Value Out of House Purchase (If It\u2019s Your First Time)"},"content":{"rendered":"

You\u2019ve never bought a house before, and you\u2019re nervous about spending this much money at once. Who wouldn\u2019t be? As a first-time homebuyer<\/a>, you\u2019ve been dreaming about and saving for this moment for years.<\/p>\n

However, as of the spring of 2021, it\u2019s a seller\u2019s market <\/a>in many parts of the country. David Small<\/a> is an experienced agent in Florida who works with 66% more single-family homes than the average agent in his area, and he\u2019s seeing \u201cmultiple offers within a 48-hour period; people are going massively over asking, paying cash, and they don\u2019t have appraisal contingencies<\/a>.\u201d<\/p>\n

But he knows how to get value for his clients and make sure they\u2019re not overpaying. Here are some tips for how to get the best value from your first house purchase.<\/p>\n

\"Two<\/a>
Source: (Christina @ wocintechchat.com \/ Unsplash)<\/figcaption><\/figure>\n

1. Make sure the time is right for you to buy<\/h2>\n

In most cases, it costs money to buy a house. You may have saved up enough for a down payment<\/a>, but have you planned for all of the other expenses?<\/p>\n

In addition to the down payment and closing costs<\/a>, you have to pay movers or rent a truck. Your furniture may not fit in your new home, or you could need to buy a lawn mower if you\u2019ve never kept a yard before. No matter how thoroughly you budget for the costs to buy, you\u2019ll likely have one or two surprises.<\/p>\n

And you don\u2019t recoup the momentary loss from buying immediately. There\u2019s a break-even point<\/a> (typically after you\u2019ve lived in your house a few years) when the amount you\u2019ve saved by becoming a homeowner finally outweighs what you spent to buy the house, so you want to make sure you\u2019ll be in the property long enough to reach it.<\/p>\n

Before you start the homebuying process, you\u2019ll want to make sure your credit is in as good of shape as you can get it<\/a>. That way, you\u2019ll receive the best mortgage interest rates<\/a> on your loan.<\/p>\n

2. Know the difference between price and value<\/h2>\n

A house might be overpriced or underpriced to its true value; they don\u2019t always align. Sellers may think a home is worth more than its actual value, and therefore price it too high.<\/p>\n

On the flip side, the same home could represent a different value to different homebuyers. As Small points out, \u201cBuyers who say \u2018We absolutely do not want a swimming pool,\u2019 they would value the home at $325,000 to take out the pool\u2019s value. But somebody else might think, I want a pool, and to them the home is worth $350,000.\u201d<\/p>\n

Amenities such as location, a mother-in-law suite, or a pool could add or subtract value in your eyes.<\/p>\n

Your goal as a buyer is to avoid overpriced homes, uncover underpriced homes, and in general make sure that you feel comfortable you\u2019re paying a fair<\/i> price for what you\u2019re getting.<\/p>\n

3. Work with a local expert<\/h2>\n

Real estate agents are on the frontlines of home purchases, and they\u2019re best able to help you assess what a good value even is!<\/p>\n

They\u2019ll know if an area is up-and-coming, if the city is investing in improving schools, or if a major corporation is opening a new location. Small says that if a buyer really wants to live in a certain neighborhood, he\u2019ll also send them nearby homes that meet their needs.<\/p>\n

\u201cEven five minutes outside of that neighborhood can be very comparable,\u201d he says \u2014 but often buyers don\u2019t know the market as well as an agent with years of experience.<\/p>\n

This in-depth knowledge can help you identify a home that\u2019s likely to increase in value over time.<\/p>\n

\"A<\/a>
Source: (Ludovic Charlet \/ Unsplash)<\/figcaption><\/figure>\n

4. Learn about the place where you want to buy<\/h2>\n

In some metro areas, certain neighborhoods or even blocks are considerably more desirable than others. This could be due to access to public transportation \u2014 a home three blocks from the commuter rail is worth more than one one block away \u2014 or other variables.<\/p>\n

If you\u2019re looking at an unfamiliar neighborhood, check out schools and walkability, proximity to public transportation, and other features that make an area desirable.<\/p>\n

5. Dig into where the neighborhood is going<\/h2>\n

You can learn about upcoming developments through the Chamber of Commerce or public records departments. These records will help you understand if the area where you\u2019re about to move is about to undergo some serious changes \u2026 or if it\u2019s going to stay mostly the same for now.<\/p>\n

\u201cI\u2019ll look to see if there\u2019s a supermarket going in,\u201d Small explains, \u201cbecause they\u2019ve done their background research of where the neighborhood is going.\u201d<\/p>\n

Other signs that property values in that area could improve shortly include widening roads, putting in big amenities like a theme park, or building splash pads, tennis courts, or a community swimming pool in town.<\/p>\n

Don\u2019t forget \u2014 serious change can be a good thing! A major investment in a new rail line that connects the area to the city, money spent to improve the schools, or corporate development can all increase property values.<\/p>\n

6. Ask your agent to explain comps to you<\/h2>\n

Comps<\/a> is a short term for \u201ccomparable recently sold homes,\u201d and they\u2019re usually the best benchmark for how an appraiser would value your home. Comparable homes will have similar square footage, the same features (such as a garage or pool), and the same number of bedrooms and bathrooms.<\/p>\n

Remember that homes aren\u2019t exact replicas of each other, so there might be some regression analytics involved if all the recently sold homes have three bedrooms and your house has two. If an appraiser can\u2019t find any similar homes priced as high as your home, it\u2019s a sign that you could be overpaying.<\/p>\n

7. Take the temperature of the real estate market right now<\/h2>\n

Is it a buyer\u2019s market or a seller\u2019s market<\/a>? Ask a local, experienced agent for their read on market conditions.<\/p>\n

In a buyer\u2019s market, there are more sellers than buyers. This means that you have more negotiating power than the seller. Sometimes, you can buy a home for lower than the list price.<\/p>\n

In a seller\u2019s market, there are more buyers than sellers. Competing offers and negotiations can drive the sale price much higher than the list price. You may have to make offers on several houses before having one accepted.<\/p>\n

In some hot housing markets, buyers are waiving inspection and mortgage contingencies. When homes are selling for $100,000 more than the list price, you\u2019ll have a hard time finding a home with good value.<\/p>\n

If it\u2019s a seller\u2019s market in your area and you don\u2019t have to buy now, it\u2019s better to wait until the market has cooled. You\u2019ll be able to negotiate more and ask the seller for concessions, such as help with paying closing costs.<\/p>\n

\"a<\/a>
Source: (Daniel Thomas \/ Unsplash)<\/figcaption><\/figure>\n

8. Get preapproved for a loan<\/h2>\n

It\u2019s important to get preapproved<\/a> for a loan before you start house shopping. This will clearly tell you how much you have to work with, budget-wise.<\/p>\n

Part of getting value in a home is making sure that it fits your budget and financial situation.<\/p>\n

9. Don\u2019t shop at the top of your budget<\/h2>\n

Shopping at the top of your budget could leave you in financial trouble if the unexpected occurs, like a loss of income or a downturn in the housing market. Think of your preapproval<\/a> amount more like a credit limit than the aimed-for list price that you\u2019re trying to buy.<\/p>\n

When filtering real estate listings in online searches, try setting your upper limit beneath the preapproval\u2019s limit. Leaving room in your budget also means that you could buy an \u201cas is\u201d home or fixer-upper<\/a> and be able to make improvements right away.<\/p>\n

10. Ask for help with closing costs<\/h2>\n

If you aren\u2019t buying a seller\u2019s market, or if you have some negotiating power in other aspects, ask the seller to pay some of your closing costs<\/a>. Closing costs, such as a title company\u2019s fee, legal expenses, or taxes, can add up to between 2% and 5% to your loan\u2019s overall cost. If the seller is willing to pay half, it could save you thousands of dollars.<\/p>\n

11. Determine what\u2019s important to the seller<\/h2>\n

Price is always key, of course, but there are other things that might matter to a seller. If you can make a more attractive offer in other areas, you could get the home for a lower price.<\/p>\n

If they\u2019ve already purchased another home, they might want a faster closing<\/a>. Or, if they\u2019re struggling to find a new place or need time to move, renting the house back from you for a month or two could appeal to them. Sellers have been known to turn down higher offers if they need more flexibility.<\/p>\n

If becoming a landlord sounds risky, don\u2019t worry! They pay their rent at closing out of the home sale proceeds. And your agent will help craft the purchase and sale agreement to protect your interests during the interim period. (Don\u2019t forget to talk to your insurance agent, too!)<\/p>\n

If you can bake their wants into your offer, they might be willing to go for a lower offer.<\/p>\n

12. Look carefully at \u201cFor-Sale-By-Owner\u201d houses<\/h2>\n

In a seller\u2019s market, some sellers may think they can list and sell their homes themselves to maximize their profit. They want to avoid paying a real estate agent\u2019s commission<\/a>, but they don\u2019t always discount their sale price by between 2% and 6% of that commission. If you decide to look at a FSBO<\/a> house, tread cautiously.<\/p>\n

Because they\u2019re not working with an agent, the seller didn\u2019t have someone to pull comps when setting their price. They might not have taken into consideration the home\u2019s condition, or detractors such as being in a flood zone<\/a>. However, if you have a great agent who can pull comps and guide you on a FSBO purchase, you might find a deal.<\/p>\n

\"An
Source: (Joel Filipe \/ Unsplash)<\/figcaption><\/figure>\n

13. If an as-is house would work for you, think about it<\/h2>\n

\u201cAs is\u201d houses are homes that may need repairs or major work done. However, they\u2019re not always in bad shape.<\/p>\n

In estate sales, the heirs may simply not know enough about the home to provide a full seller\u2019s disclosure<\/a>. Because these homes aren\u2019t in top condition, they often list and sell for less.<\/p>\n

Before deciding to include \u201cas is\u201d or distressed properties in your home search, ask yourself if you can move into a fixer-upper<\/a>. Not every household can manage a fixer upper, but could you live with an outdated kitchen or bathroom?<\/p>\n

If you have some handiness with fixing up homes, or if you feel confident that you could afford to pay for the work, then this might be an excellent way to get a good value on your house. You\u2019ll immediately add value when you spruce it up.<\/p>\n

When Lauren and Oron bought a fixer-upper<\/a> with HomeLight agent Annette Wilcox<\/a>\u2019s help, it needed both cosmetic repairs and fixes to the HVAC and water lines. Because Oron could do all the repairs himself, they saved a lot of money and eventually sold the house for a $90,000 profit.<\/p>\n

Lauren\u2019s advice to homebuyers looking at fixer uppers?<\/p>\n

\u201cIf you\u2019re not familiar with houses and fixing them up \u2014 get a good inspector.\u201d<\/p><\/blockquote>\n

14. Always get an inspection<\/h2>\n

Even if you\u2019re comfortable buying a home \u201cas is,\u201d you should still get a home inspection<\/a>. In an \u201cas is\u201d sale, the seller may not accept offers with inspection contingencies, and you may not be able to negotiate after the inspection, but at least you\u2019ll know what you\u2019re getting into.<\/p>\n

If there\u2019s an inspection contingency in your offer, you can back out if there are any serious issues. And there won\u2019t be any repercussions such as losing your earnest money<\/a>.<\/p>\n

15. And don\u2019t forget the appraisal!<\/h2>\n

An appraisal<\/a> is an official valuation of your house performed by a certified professional. They will look at factors such as the age and condition of the home, its location, and comparable sales in the neighborhood to land on a value.<\/p>\n

While there is some subjectivity, \u201can appraisal is by definition a defensible document that needs to show supporting data,\u201d says Thomas Cullen<\/a>, an independent appraiser with 30 years\u2019 experience.<\/p>\n

Even if you aren\u2019t getting a mortgage loan, it\u2019s smart to get your house appraised. You can hire an independent appraiser to make sure that you\u2019re paying a fair price.<\/p>\n

Small says that when he has cash buyers<\/a>, he still puts an appraisal contingency in their offers.<\/p>\n

It\u2019s important that \u201cthey\u2019ve always got that there and have the option to pull out if the value comes in significantly lower,\u201d he says.<\/p>\n

16. Walk away<\/h2>\n

It\u2019s hard to walk away from a home once you\u2019ve got to the point of getting the appraisal. You may have started daydreaming about the paint color you\u2019re going to use in your bedroom, or making lists of furniture to buy. But if the appraisal<\/a> comes in significantly lower than your offer price, it might be smartest to walk away.<\/p>\n

Overpaying for a home is a sure sign that you\u2019re not getting a good value, and you could end up underwater on your mortgage. Sometimes you have to let a few properties go before you find your castle.<\/p>\n

If you\u2019re concerned about getting good value out of a house purchase, work with an experienced agent who knows the market ins and outs. They can steer you away from overpriced properties and towards a home that will meet your needs and your budget.<\/p>\n

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