04-01-2014, 08:13 AM
Location: Central Texas
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However, many mortgage lenders will not waive the appraisal, since it's their money, too; that means that the buyer who waive the appraisal (and that's a foolish thing for a buyer to do - hopefully their agent will advise them of that) needs to have lots of cash up front to make up the difference if it's not a full cash offer. Lots of variables that go into this kind of thing.
04-01-2014, 08:32 AM
Location: Avery Ranch, Austin, TX
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Quote:
Originally Posted by
austin-steve
Yes, in this market, it is highly likely that the seller is leaving money on the table if the listing is not fully exposed through MLS. That said, many sellers are motivated by something different than "top dollar". Most do want top dollar, but there are legitimate reasons why some value "sales process avoidance", and/or favorable terms (such as a lease-back, quick/delayed close, etc) more as long as they are getting an acceptable amount.
Couldn't have said
it better myself!
04-01-2014, 08:37 AM
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Quote:
Originally Posted by
centralaustinite
Actually, I have realtors cold call me and write letters, asking if I have considered putting my home on the market! There is quite a bit of that going on my neighborhood right now. There are efforts to keep track of who might put on a home on the market in some hot areas at affordable price points over the next year.
I've had this experience too in the Zilker area. I've had realtors leave gifts on my doorstep (coupons for free dinners, little mini coolers, etc) and have had people straight up knock on my door and hand me letters asking if I'd sell. My house isn't even anything special, in fact it's probably one of the most run down in the neighborhood...but it's all about the location.
04-01-2014, 08:54 AM
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Quote:
Originally Posted by
austin-steve
The length of exposure needed is just one weekend. 2 or 3 weeks is an old, stale listing in current conditions. The best strategy is to list it on a Thursday or Friday and select an offer Sunday night or monday morning from the ones that come in.
But then you are only getting people who happened to spot it that exact weekend right? Wouldn't I want to let three weeks of people have a chance to spot it and form an offer? What if the people who spot it next weekend really, really want it and will make a 2% higher offer than anyone else?
04-01-2014, 08:58 AM
Location: Austin, TX
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Quote:
But then you are only getting people who happened to spot it that exact weekend right? Wouldn't I want to let three weeks of people have a chance to spot it and form an offer? What if the people who spot it next weekend really, really want it and will make a 2% higher offer than anyone else?
Probably generally true, but the really serious people now are getting instant notification of new houses on the MLS. If they are 'missing' a weekend, then they are not going to be getting a house in the current conditions, or so it seems. The people that are buying do so withing a day or two and are (likely) offering top dollar because they know how competitive it currently is.
04-01-2014, 09:19 AM
Location: Greater NYC
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Quote:
Originally Posted by
Trainwreck20
Probably generally true, but the really serious people now are getting instant notification of new houses on the MLS. If they are 'missing' a weekend, then they are not going to be getting a house in the current conditions, or so it seems. The people that are buying do so withing a day or two and are (likely) offering top dollar because they know how competitive it currently is.
This is very true. We had instant notification when we were looking two years ago and were in the car for a drive by -- if not for a showing -- within two hours of being listed. We didn't have a choice in the matter -- everyone else interested in our area was operating in the same manner. Fast-forward two years to now and available homes in our neighborhood now go on the market and have a constant stream of cars (showings) throughout the day and evening -- back-to-back-- and the competing buyers/agents all wave at each other as they come and go. I've never seen anything like it.
04-01-2014, 09:24 AM
Location: Central Texas
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Quote:
Originally Posted by
Trainwreck20
Probably generally true, but the really serious people now are getting instant notification of new houses on the MLS. If they are 'missing' a weekend, then they are not going to be getting a house in the current conditions, or so it seems. The people that are buying do so withing a day or two and are (likely) offering top dollar because they know how competitive it currently is.
Exactly my experience and that of other agents I've talked with personally.
All it takes is missing out on a house or two because you didn't move fast enough or thought you'd see how little you can get it for for serious buyers to start making good offers immediately.
04-01-2014, 09:25 AM
Location: Austin, TX
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...not sure on the Good Offers part...I know if is all relative, but some of what I am seeing is awful fizzy and foamy, if not actually bubbly...
04-01-2014, 09:28 AM
Location: SW Austin & Wimberley
6,333 posts, read
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Reputation: 5532
Quote:
Originally Posted by
TexasHorseLady
However, many mortgage lenders will not waive the appraisal , since it's their money, too; that means that the buyer who waive the appraisal (and that's a foolish thing for a buyer to do - hopefully their agent will advise them of that) needs to have lots of cash up front to make up the difference if it's not a full cash offer. Lots of variables that go into this kind of thing.
You're misunderstanding what I'm saying. It's not up to the lender. The lender only cares about the LTV ratio.
If I have $200K cash, and I'm buying a $400K home with 20% down ($80K of my cash), then I'm borrowing $320K based on a $400K value. If I go into multiple offers on that listing and offer $425K with the appraisal waived, all I'm saying is that if the home only appraises for $400K, I'm ok with that and will increase my downpayment by $25K. The mortgage company has no say in this whatsoever, they only care about the loan to value (LTV) ratio.
Of course it would be stupid for a buyer who only has $80K cash to waive the appraisal of bidding up past what they can afford, but that's what makes that buyer a weaker buyer and the one who can waive the appraisal a stronger buyer, though still not as strong as an all-cash buyer.
Steve
04-01-2014, 09:33 AM
Location: SW Austin & Wimberley
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Quote:
Originally Posted by
Trainwreck20
...not sure on the Good Offers part...I know if is all relative, but some of what I am seeing is awful fizzy and foamy, if not actually bubbly...
I actually think new permanent values are being set. Constricted supply in Austin is permanent, not temporary, and the buyer demand is actual real life legitimate demand from buyers who need somewhere to live, not the type of investor/flipper demand that occurred in the sand states during the sub-prime loan bubble.
Steve
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Residents speaking Spanish at home - Native, born elsewhere (%)
Residents speaking Spanish at home - Foreign born (%)
Residents speaking other language at home (%)
Residents speaking other language at home - Born in the United States (%)
Residents speaking other language at home - Native, born elsewhere (%)
Residents speaking other language at home - Foreign born (%)
Class of Workers - Employee of private company (%)
Class of Workers - Self-employed in own incorporated business (%)
Class of Workers - Private not-for-profit wage and salary workers (%)
Class of Workers - Local government workers (%)
Class of Workers - State government workers (%)
Class of Workers - Federal government workers (%)
Class of Workers - Self-employed workers in own not incorporated business and Unpaid family workers (%)
House heating fuel used in houses and condos - Utility gas (%)
House heating fuel used in houses and condos - Bottled, tank, or LP gas (%)
House heating fuel used in houses and condos - Electricity (%)
House heating fuel used in houses and condos - Fuel oil, kerosene, etc. (%)
House heating fuel used in houses and condos - Coal or coke (%)
House heating fuel used in houses and condos - Wood (%)
House heating fuel used in houses and condos - Solar energy (%)
House heating fuel used in houses and condos - Other fuel (%)
House heating fuel used in houses and condos - No fuel used (%)
House heating fuel used in apartments - Utility gas (%)
House heating fuel used in apartments - Bottled, tank, or LP gas (%)
House heating fuel used in apartments - Electricity (%)
House heating fuel used in apartments - Fuel oil, kerosene, etc. (%)
House heating fuel used in apartments - Coal or coke (%)
House heating fuel used in apartments - Wood (%)
House heating fuel used in apartments - Solar energy (%)
House heating fuel used in apartments - Other fuel (%)
House heating fuel used in apartments - No fuel used (%)
Armed forces status - In Armed Forces (%)
Armed forces status - Civilian (%)
Armed forces status - Civilian - Veteran (%)
Armed forces status - Civilian - Nonveteran (%)
Fatal accidents locations in years 2005-2021
Fatal accidents locations in 2005
Fatal accidents locations in 2006
Fatal accidents locations in 2007
Fatal accidents locations in 2008
Fatal accidents locations in 2009
Fatal accidents locations in 2010
Fatal accidents locations in 2011
Fatal accidents locations in 2012
Fatal accidents locations in 2013
Fatal accidents locations in 2014
Fatal accidents locations in 2015
Fatal accidents locations in 2016
Fatal accidents locations in 2017
Fatal accidents locations in 2018
Fatal accidents locations in 2019
Fatal accidents locations in 2020
Fatal accidents locations in 2021
Alcohol use - People drinking some alcohol every month (%)
Alcohol use - People not drinking at all (%)
Alcohol use - Average days/month drinking alcohol
Alcohol use - Average drinks/week
Alcohol use - Average days/year people drink much
Audiometry - Average condition of hearing (%)
Audiometry - People that can hear a whisper from across a quiet room (%)
Audiometry - People that can hear normal voice from across a quiet room (%)
Audiometry - Ears ringing, roaring, buzzing (%)
Audiometry - Had a job exposure to loud noise (%)
Audiometry - Had off-work exposure to loud noise (%)
Blood Pressure & Cholesterol - Has high blood pressure (%)
Blood Pressure & Cholesterol - Checking blood pressure at home (%)
Blood Pressure & Cholesterol - Frequently checking blood cholesterol (%)
Blood Pressure & Cholesterol - Has high cholesterol level (%)
Consumer Behavior - Money monthly spent on food at supermarket/grocery store
Consumer Behavior - Money monthly spent on food at other stores
Consumer Behavior - Money monthly spent on eating out
Consumer Behavior - Money monthly spent on carryout/delivered foods
Consumer Behavior - Income spent on food at supermarket/grocery store (%)
Consumer Behavior - Income spent on food at other stores (%)
Consumer Behavior - Income spent on eating out (%)
Consumer Behavior - Income spent on carryout/delivered foods (%)
Current Health Status - General health condition (%)
Current Health Status - Blood donors (%)
Current Health Status - Has blood ever tested for HIV virus (%)
Current Health Status - Left-handed people (%)
Dermatology - People using sunscreen (%)
Diabetes - Diabetics (%)
Diabetes - Had a blood test for high blood sugar (%)
Diabetes - People taking insulin (%)
Diet Behavior & Nutrition - Diet health (%)
Diet Behavior & Nutrition - Milk product consumption (# of products/month)
Diet Behavior & Nutrition - Meals not home prepared (#/week)
Diet Behavior & Nutrition - Meals from fast food or pizza place (#/week)
Diet Behavior & Nutrition - Ready-to-eat foods (#/month)
Diet Behavior & Nutrition - Frozen meals/pizza (#/month)
Drug Use - People that ever used marijuana or hashish (%)
Drug Use - Ever used hard drugs (%)
Drug Use - Ever used any form of cocaine (%)
Drug Use - Ever used heroin (%)
Drug Use - Ever used methamphetamine (%)
Health Insurance - People covered by health insurance (%)
Kidney Conditions-Urology - Avg. # of times urinating at night
Medical Conditions - People with asthma (%)
Medical Conditions - People with anemia (%)
Medical Conditions - People with psoriasis (%)
Medical Conditions - People with overweight (%)
Medical Conditions - Elderly people having difficulties in thinking or remembering (%)
Medical Conditions - People who ever received blood transfusion (%)
Medical Conditions - People having trouble seeing even with glass/contacts (%)
Medical Conditions - People with arthritis (%)
Medical Conditions - People with gout (%)
Medical Conditions - People with congestive heart failure (%)
Medical Conditions - People with coronary heart disease (%)
Medical Conditions - People with angina pectoris (%)
Medical Conditions - People who ever had heart attack (%)
Medical Conditions - People who ever had stroke (%)
Medical Conditions - People with emphysema (%)
Medical Conditions - People with thyroid problem (%)
Medical Conditions - People with chronic bronchitis (%)
Medical Conditions - People with any liver condition (%)
Medical Conditions - People who ever had cancer or malignancy (%)
Mental Health - People who have little interest in doing things (%)
Mental Health - People feeling down, depressed, or hopeless (%)
Mental Health - People who have trouble sleeping or sleeping too much (%)
Mental Health - People feeling tired or having little energy (%)
Mental Health - People with poor appetite or overeating (%)
Mental Health - People feeling bad about themself (%)
Mental Health - People who have trouble concentrating on things (%)
Mental Health - People moving or speaking slowly or too fast (%)
Mental Health - People having thoughts they would be better off dead (%)
Oral Health - Average years since last visit a dentist
Oral Health - People embarrassed because of mouth (%)
Oral Health - People with gum disease (%)
Oral Health - General health of teeth and gums (%)
Oral Health - Average days a week using dental floss/device
Oral Health - Average days a week using mouthwash for dental problem
Oral Health - Average number of teeth
Pesticide Use - Households using pesticides to control insects (%)
Pesticide Use - Households using pesticides to kill weeds (%)
Physical Activity - People doing vigorous-intensity work activities (%)
Physical Activity - People doing moderate-intensity work activities (%)
Physical Activity - People walking or bicycling (%)
Physical Activity - People doing vigorous-intensity recreational activities (%)
Physical Activity - People doing moderate-intensity recreational activities (%)
Physical Activity - Average hours a day doing sedentary activities
Physical Activity - Average hours a day watching TV or videos
Physical Activity - Average hours a day using computer
Physical Functioning - People having limitations keeping them from working (%)
Physical Functioning - People limited in amount of work they can do (%)
Physical Functioning - People that need special equipment to walk (%)
Physical Functioning - People experiencing confusion/memory problems (%)
Physical Functioning - People requiring special healthcare equipment (%)
Prescription Medications - Average number of prescription medicines taking
Preventive Aspirin Use - Adults 40+ taking low-dose aspirin (%)
Reproductive Health - Vaginal deliveries (%)
Reproductive Health - Cesarean deliveries (%)
Reproductive Health - Deliveries resulted in a live birth (%)
Reproductive Health - Pregnancies resulted in a delivery (%)
Reproductive Health - Women breastfeeding newborns (%)
Reproductive Health - Women that had a hysterectomy (%)
Reproductive Health - Women that had both ovaries removed (%)
Reproductive Health - Women that have ever taken birth control pills (%)
Reproductive Health - Women taking birth control pills (%)
Reproductive Health - Women that have ever used Depo-Provera or injectables (%)
Reproductive Health - Women that have ever used female hormones (%)
Sexual Behavior - People 18+ that ever had sex (vaginal, anal, or oral) (%)
Sexual Behavior - Males 18+ that ever had vaginal sex with a woman (%)
Sexual Behavior - Males 18+ that ever performed oral sex on a woman (%)
Sexual Behavior - Males 18+ that ever had anal sex with a woman (%)
Sexual Behavior - Males 18+ that ever had any sex with a man (%)
Sexual Behavior - Females 18+ that ever had vaginal sex with a man (%)
Sexual Behavior - Females 18+ that ever performed oral sex on a man (%)
Sexual Behavior - Females 18+ that ever had anal sex with a man (%)
Sexual Behavior - Females 18+ that ever had any kind of sex with a woman (%)
Sexual Behavior - Average age people first had sex
Sexual Behavior - Average number of female sex partners in lifetime (males 18+)
Sexual Behavior - Average number of female vaginal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a woman (18+)
Sexual Behavior - Average number of woman performed oral sex on in lifetime (18+)
Sexual Behavior - Average number of male sex partners in lifetime (males 18+)
Sexual Behavior - Average number of male anal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a man (18+)
Sexual Behavior - Average number of male oral sex partners in lifetime (18+)
Sexual Behavior - People using protection when performing oral sex (%)
Sexual Behavior - Average number of times people have vaginal or anal sex a year
Sexual Behavior - People having sex without condom (%)
Sexual Behavior - Average number of male sex partners in lifetime (females 18+)
Sexual Behavior - Average number of male vaginal sex partners in lifetime (females 18+)
Sexual Behavior - Average number of female sex partners in lifetime (females 18+)
Sexual Behavior - Circumcised males 18+ (%)
Sleep Disorders - Average hours sleeping at night
Sleep Disorders - People that has trouble sleeping (%)
Smoking-Cigarette Use - People smoking cigarettes (%)
Taste & Smell - People 40+ having problems with smell (%)
Taste & Smell - People 40+ having problems with taste (%)
Taste & Smell - People 40+ that ever had wisdom teeth removed (%)
Taste & Smell - People 40+ that ever had tonsils teeth removed (%)
Taste & Smell - People 40+ that ever had a loss of consciousness because of a head injury (%)
Taste & Smell - People 40+ that ever had a broken nose or other serious injury to face or skull (%)
Taste & Smell - People 40+ that ever had two or more sinus infections (%)
Weight - Average height (inches)
Weight - Average weight (pounds)
Weight - Average BMI
Weight - People that are obese (%)
Weight - People that ever were obese (%)
Weight - People trying to lose weight (%)
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