Doug Buenz
Real Estate Broker
Alain Pinel Realtors
(925) 463-2000
I am a local Real Estate Broker with
Alain Pinel Realtors serving the
Pleasanton and the Tri-Valley
area. I am an avid watcher of the
local real estate market, as well as
cultural and political events.
But that is what I do, not who I am... » read more
Real Estate Q & A
Unreasonable buyers asking for more money from Seller
I entered into a contract to sell my house a couple of weeks ago. Because the market is slow, I ended up taking a lot less for my house than I was planning on. Now the buyers have had inspections, and they want me to credit them $3500 for repairs, most of which are complete B.S. I am really mad about this. Should I tell them to take a hike? Fred W.
Fred, take a deep breath and relax. In some ways this market can be called "Revenge of the Buyers". Remember 4 or 5 years ago when Sellers told buyers things like "take it or leave it" or "don't ask for anything to be fixed... we have 2 other buyers who want it". Now the tables have turned. Don't get hung up on the details of what the buyer wants. Some may be legit, and some might be categorized as outright extortion. But so what. If you want to sell you house, swallow hard and sign it. If you think you can do better in this market, tell them no. It is really that simple. But tread carefully, because working with buyers today is a little like trying to feed a squirrel. They don't really trust you, they are skittish, and at the first sign of trouble they go scampering for the woods. If you refuse the $3500, it could end up costing you $5000, $10,000, or even $20,000 more to get the next buyer in contract.
Stubborn Seller Won't Move Out?
I am buying a house in Pleasanton, and the contract is signed and the escrow is getting ready to close, and the seller decides he does not want to move out at close of escrow, but wants a week after close to move out. When we express the fact that this will not work for us, he threatens to cancel the contract. Can he do this? Ben in Pleasanton
Ben, I have good news and not so good news. The good news is that no, the seller can not unilaterally cancel a ratified contract just because he doesn't get his way. If all contingencies are removed and you are coming down to the wire, the seller can't arbitrarily start changing the terms. And he certainly can not cancel a contract. Real estate contracts are bilateral. they require the agreement of both the buyer and seller. If he attempted to cancel the contract, you could likely tie up his property so he could not sell it to someone else, and take him to court to force him to sell to you under the terms of the contract. That is the good news. The not so good news is that this course of action is time consuming, emotionally draining, and costly. If the seller becomes difficult to deal with, try to relax and work around him if you really want the house. You can always take him to small claims court after the close to recoup any out of pocket expenses you incur. Unfortunately, there is virtually no protection in a contract for an obstinant seller. You can either put up with him as best you can, and then seek renumeration in small claims court, or threaten him back, but it is difficult if not impossible to physically force the seller out of the premises. As always, consult an attorney about the specifics of your case.
Confusion on Commission Agreement?
Doug, my friend listed her house with an agent with the understanding that if one of her friends (named specifically) buys her property, the agent would be compensated at 4% commission. So one of her friends has made an offer. When the agent sent my friend the estimated pay out from the transaction, the agent put in her commission as 6%. Her explanation is that the original deal was only good until she listed the house in MLS. Is this ethical? Or legal? Or standard practice? Ginny C.
Ginny, that is a great question. As is often the case, the devil is in the details. Any agreement involving the sale or transfer or brokerage of real estate in California must be in writing to be enforceable. So if there was no written clause regarding the friend, then your friends are out of luck. So is it legal? I think a better question is the agent legally entitled to the 6%. Based on what you have described, the answer is yes, since there obviously is no written agreement regarding this situation. Is this ethical? I always have a problem with any party that does not honor the spirit of an agreement, even if the details are not specifically spelled out. But keep in mind that neither you nor I heard what was actually said. Again, this is why all agreements dealing with real estate must be in writing. I this standard practice? Again, I am not sure what you are referring to, but if there is an exception or exclusion to the commission agreement for one party, there normally is a time limit during which the party must act. Whether or not that was clearly stated in writing, or clearly explained, is a matter of conjecture at this point. The lesson here is to always get agreements in writing, especially if they are modifications to standard agreements.
The Pleasanton rea estate market showed good sales activity in May, but inventory is trending up as we head into summer. Overall sales activity remained steady, registering 61 pending sales for single family homes in the month of May, which is certainly good activity. Inventory ended the month at 191 homes, and it looks like we may break the 200 mark in the next week or two. This is up from 170 at the end of April. (click on graph to enlarge)
The under $1 million market in May showed an increase in inventory, ending the month at 89 homes for sale, up from 73 last month. Sales were solid again in this price bracket, with 45 pending sales, which is up 1 from the month of April. (click on graph to enlarge)
In the midrange market in Pleasanton between $1 million and $2 million, inventory increased to 63 available homes at the end of the month, up slightly from April and up substantially from the beginning of the year. Sales were moderate with 12 pending sales, but this bracket is soft and market times are generally 60 days or more with few exceptions. (click on the graph to enlarge)
The luxury home bracket over $2 million continued to struggle in May, with inventory ending the month at 39 homes, which is up from January which ended at 31. Sales were sporatic again in May, with 4 pending sales. Essentially, there is a 10 month supply of homes in this market, so there continues to be downward pressure on prices in this segment. (Click on graph to enlarge)
Overall, the upward trend in inventory and the negative national news about real estate will continue to impact buyers perceptions of value, and keep prices flat to eroding in most price brackets and neighborhoods, although there are some exceptions. Prime properties in excellent location and condition will still get strong interest from buyers, with occaisional multiple offers. I have 2 recent listings with multiple offers, and they both sold over asking price. But this is the exception rather than the norm. For the rest of the market, it is typically a struggle, with long market times and price reductions the rule of the day. Hopefully, the generally steady sales activity in most price ranges will help burn off some of the new inventory and keep some balance in the market. Stay tuned….
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Pleasanton Market Update… Chugging Along