Boise Schools Grow

A decade of enrollment declines in the Boise School District might be coming to an end.

Early numbers show that the student population was up by between 100 and 200 people, school district officials said. Last year on the first day of school, 24,304 students were counted. Read more

Buyers – Get Your Inspections

If you are in the process of purchasing a new home, it will definitely be in your best interest to have a home inspection done.

Not only will you want to have a home inspection done for your own sake, and peace of mind. But most lenders will require that you have a home inspection before they will proceed with the loan. The lending institution has just as much interest in the home as you do, so that is why they require a home inspection.

Getting a home inspection requires hiring a company to send out a home inspector to go through the home you are going to purchase. With you present, the home inspector goes through the home, and thoroughly inspects to make sure nothing in is need of major repair that cannot be seen with the naked eye.

Basically, a home inspector goes through a home and checks wiring, fixtures, plumbing, and the foundation of the home to make sure it is structurally sound. He will also inspect the outside of the home along with the roof to make sure there isn’t any exterior damage.

Along with the home inspection, it would also be in your best interest to inspect for wood boring insects, such as termites and beetles.

Imagine if you found your dream home and loved it so much that you purchased it without having the home inspection done. On the day that you and your family move in, it is the happiest day of your lives. Than, three days after you move in, you get your first rain fall while in your new house. Than, the next thing you know, you have rain coming through the ceilings up stairs.

After something like this, you’ll be wishing you had the home inspected. Trust me.

Believe me, this stuff happens. So be smart, and get a home inspection. It beats paying $15,000.00 to $20,000.00 for a new roof.

In addition, once you have a home inspection done, you will have peace of mind that the house is sound and in good living condition. However, should anything happen to go wrong after you move in that was covered under your home inspection, you will have the home inspection company to hold accountable for the damage, and not have to pay it out of your own pocket.

To summarize, the home inspection is very important to both you and the lending institution. You both have an interest in the property, so have the home inspection done, you will sleep a lot easier.

Real Estate Buyers Get Your Inspections

If you are in the process of purchasing a new home, it will definitely be in your best interest to have a home inspection done.

Not only will you want to have a home inspection done for your own sake, and peace of mind. But most lenders will require that you have a home inspection before they will proceed with the loan. The lending institution has just as much interest in the home as you do, so that is why they require a home inspection.

Getting a home inspection requires hiring a company to send out a home inspector to go through the home you are going to purchase. With you present, the home inspector goes through the home, and thoroughly inspects to make sure nothing in is need of major repair that cannot be seen with the naked eye.

Basically, a home inspector goes through a home and checks wiring, fixtures, plumbing, and the foundation of the home to make sure it is structurally sound. He will also inspect the outside of the home along with the roof to make sure there isn’t any exterior damage.

Along with the home inspection, it would also be in your best interest to inspect for wood boring insects, such as termites and beetles.

A pest inspection is also required by the lender before they proceed with a loan.

A pest inspection is done separately from the home inspection and is done through a different company that specializes in pest inspections.

Not only are home and pest inspections required by the lending institutions, but it would be in your best interest even if they were not. They cost anywhere from $300.00 to $400.00 depending on the size of the home, and you are aloud to be present and ask questions through the entire inspection.

Imagine if you found your dream home and loved it so much that you purchased it without having the home inspection done. On the day that you and your family move in, it is the happiest day of your lives. Than, three days after you move in, you get your first rain fall while in your new house. Than, the next thing you know, you have rain coming through the ceilings up stairs.

After something like this, you’ll be wishing you had the home inspected. Trust me.

Believe me, this stuff happens. So be smart, and get a home inspection. It beats paying $15,000.00 to $20,000.00 for a new roof.

In addition, once you have a home inspection done, you will have peace of mind that the house is sound and in good living condition. However, should anything happen to go wrong after you move in that was covered under your home inspection, you will have the home inspection company to hold accountable for the damage, and not have to pay it out of your own pocket.

To summarize, the home inspection is very important to both you and the lending institution. You both have an interest in the property, so have the home inspection done, you will sleep a lot easier.

Boise Real Estate – Inspections

Getting Through the Home Inspection
Home Selling Advice
Nearly all Boise home buyers hire a professional home inspector to take a close look at their new house before closing. You can speed things along by analyzing the condition of your home and making necessary repairs now, before the house is under contract. It will make the process less stressful and smoother.

Whole-home inspections cover numerous systems within the house, but there are a handful of hot-spots that seem to worry buyers the most:

Mold & Mildew
Mildew stains and odors scare buyers, especially now that toxic black mold is such a hot topic, and chances are you won’t even get an acceptable offer if mold and mildew are present. Even if the mold in your house is the normal variety kill it and fix the source of the problem.

Damp Basements and Crawlspaces
Mildew odors signal that a basement is too moist. Buyers and home inspectors will look closely at the walls and floors for patches of mildew and signs of dampness. The inspector might use a meter to determine how much moisture is present in these spaces, because moisture deteriorates building materials and attracts insects.

Cover exposed earth in basements and crawl spaces with plastic to help keep moisture levels down.

Most foundation “leaks” we see are a result of poor drainage that funnels water towards the foundation.

* Make sure gutters are clean so that rainwater flows toward downspouts instead of spilling over gutter sides along the foundation.

* Point drainage downspouts away from the house.

* Check water flow through buried drainage lines by flooding them with water from a hose. If water comes back towards you the line is plugged and should be cleared.

If foundation problems do exist, and you cannot make repairs, you might need to lower the price of the house upfront, with the understanding that the price reflects the problem. Another option is to give the buyers an allowance to make repairs after closing.

Roofs and Chimneys
Deteriorated shingles or other roof coverings are one of the first things home buyers and home inspectors notice. If the elements underneath the shingles are moist or rotted, you can bet repairs will be requested.

Make sure flashing around the base of the chimney is watertight, and that mortar and bricks are in good condition.

Inspect the fireplace to make sure it is functioning properly.

Plumbing Problems
Fix leaks long before the home inspection takes place. The inspector will check water pressure by turning on multiple faucets and flushing toilets at the same time. The inspector will also run the dishwasher.

The home inspector might check the septic system. One method uses dyes that are flushed down a stool. The inspector waits to see if the dye surfaces on top of the septic drainfield, which would indicate a drainage problem.

Inadequate or Inferior Electrical Systems
The electrical panel and circuit breaker configuration should be adequate for the needs of the house.

The inspector will look for receptacles with ground fault circuit interrupters (GFI) in bathrooms and kitchens. These receptacles contain mini circuit breakers that click off during a short circuit or overload. The home inspector will likely make sure the receptacles are what they appear to be, and not “dummies” that aren’t wired correctly.

The inspector will test a portion of the remaining receptacles in the house.

Other Important Home Inspection Checks

* The home inspector will check the heating and cooling systems, making sure they work and commenting about their efficiency.

* The home inspector will take a close look at the structure and foundation.

* The home inspector will check appliances that remain with the house, including smoke detectors.

Before the Home Inspection
Do everything you can to get the house in good condition before you attempt to sell it, but don’t be discouraged if the inspection report contains a few negative statements. Home inspectors make note of everything they see.

Remember that the home inspection report is not a wish-list for buyers. Read your contract carefully–it dictates which systems should be in good working order at closing. If the roof is older, but doesn’t leak, it’s in good working condition. The same is true for older appliances.

Your contract may also state that you are under no obligation to make any repairs at all–although the buyers can then likely withdraw from the contract. Don’t feel you must comply with unreasonable demands for repairs.

Boise Real Estate – Short Sales

Well, how do you find the best Boise real estate deals out there on the market right now. Probably the best way is to get with a professional buyer’s agent that has experience with short sales and foreclosures.

Short Sale is a situation where the sellers are usually already behind on their payments and have probably stopped paying on their loan. They are on their way to foreclosure and owe more than they can net out of the house after closing costs and penalties. We then have to turn to the bank and offer them a deal that they can’t refuse. Let the owner sell the house and have the bank take a loss on the loan so they don’t have to take back the house. There are a plenty of short sales in the Boise real estate market right now.

Why would a bank agree to this? Because they don’t want default loans on their books that severely limit their lending power. It also can cost a bank anywhere from $20,000-$60,000 to send a home through foreclosure. Why not take a portion of that $20,000-$60,000 and put it in your pocket?

You can. There are services in every state that can notify you of defaulted loans (some are better than others). This will allow you to go directly to the owners and see if you can work out a deal with them. This method is for knowledgeable and experienced investors only. You do need to know what you are doing. Or, you can hire an experienced Boise area Realtor that knows their stuff. They can typically help you with a home whether it is listed or not.

With so much opportunity out there, make sure that when you buy, you are taking advantage of the great deals that are out there.

Happy House Hunting!!

Idaho Real Estate – Prices Going Up?

A new home price index published for the first time this summer by Integrated Asset Services showed that home prices rose 1.1 percent on a national level in June compared to May, although prices dropped 11.5 percent over the previous year.

The IAS360 House Price Index indicates that Midwest prices increased 4.7 percent in June, resulting in a 0.2 percent decline compared with the previous year. Prices in the West fell 0.5 percent in June and were down 16.9 percent compared to a year ago.

The index is not adjusted for seasonal forces, such as the typically stronger spring and summer selling season and appears more volatile than other indexes, observers say.

Denver-based IAS specializes in residential real estate valuations and the disposition of bank-owned properties.

Buy in Idaho – Know Your Credit

When you begin to consider whether now is the right time to buy a new home, you should pay close attention to your credit report.  Every lender will want to pull a copy of your credit report Read more

Boise Home Values – Increasing Your Home Value

Three Tips for Increasing Your Home’s Value

The best way to increase your home’s value before you sell it is to think like a buyer! Think back to the time when you were shopping for a new home, or analyze your current experience if you are already looking for your next home. As a buyer, what features did you look for? What features attracted you to your current home and helped you to decide that it was the right one for you?

When you think about the features that attracted you, remember that others will most likely find them attractive as well. However, if you have owned your home for several years or more, it might be time to update some things in order to meet the growing demands of today’s home buyers.

Curb Appeal Draws Potential Buyers to Your Home
Anyone who has ever purchased a home will tell you that the first thing they noticed about the home was how it looked from the outside. And they will probably also tell you that they drove past many homes before they found a few that piqued their interest.

This is a commonly known fact among real-estate agents. Buyers appreciate homes that sparkle on the outside and, once they’re drawn inside, they will be very excited to see what else these homes have to offer.

Most of today’s buyers research homes online before they ever make that first drive. The very first thing buyers are presented with online is a photograph. Only after the photo has their attention do they begin looking at the details of what the home has to offer.

Take a photograph of your home and look at it objectively, from a buyer’s perspective. Do the lawn and gardens that are visible from the front of the home appear to be well maintained? Is the roof in good repair? Are there any sagging gutters? Do you see debris in the gutters? What about the windows and exterior paint?

If any of these items look like they are in need of some TLC (tender loving care), then they probably are. Apart from the roof, these items are generally inexpensive to address. With only a small amount of time and money, you can improve your home’s appearance significantly.

Consider hiring a professional landscaper in order to get your lawn in tip-top condition. You may decide that your home would be more welcoming if the walkway to the front door were bordered with planters full of beautiful flowers.

If you decide to paint the exterior of your Idaho home, look around the neighborhood first. Try to select a neutral color that will blend in nicely with the other colors commonly used in the neighborhood. White is almost always a good choice, along with beige, grey or brown.
Potential buyers can view your home more easily when it is bright inside. Often this is quite easy to achieve. Sometimes you can make your home brighter simply by lifting the shades, opening the curtains or cleaning your windows.

Buyers Love New Kitchens and Bathrooms

If you purchased your home in the 1970s, you may have loved the orange Formica that covers your countertops. Likewise, the blue ceramic tile in the bathroom was probably just the right shade to match the towels given to you as a wedding gift. Unfortunately, a potential buyer might not get quite as excited about the matching pink toilet and sink in the powder room.

If you can relate to these statements, then consider updating your kitchen and bathrooms. Although kitchen and bathroom remodeling projects are significant home improvements, buyers will be willing to pay more for your home when you advertise that it has a brand-new kitchen.

Your real-estate agent can offer some suggestions about what buyers want in a kitchen or bathroom, and you can also ask friends and family members what they think would improve your home’s attractiveness.

If your kitchen is small, look for a way to enlarge the space. Removing a wall, or even cutting a wall in half to install an island or breakfast bar, could improve the space.

If you decide to replace your cabinets, select light-colored, solid-wood cabinetry with quality hardware. Consider a hardwood floor or ceramic tiles. Today’s buyers appreciate natural materials and neutral decors.

Don’t forget about the appliances. Even if you do not plan to sell your appliances with the home, purchase new appliances when you update your kitchen. Brand-new appliances sparkle, demonstrating your commitment to quality to potential buyers.

A quick visit to a local home-improvement store will show you the latest trends for kitchens and bathrooms. Pursuing a modern look is alright, but you will probably attract more buyers if you maintain a classic look achieved through the use of timeless, high- quality materials.

Increase the Amount of Light, or at Least Create the Illusion
Real-estate agents everywhere offer one piece of advice for improving the value of a home more than any other. That advice is, “let in the light!”

Potential buyers can view your home more easily when it is bright inside. Often this is quite easy to achieve. Sometimes you can make your home brighter simply by lifting the shades, opening the curtains or cleaning your windows. Consider selecting some inexpensive fabric to use as a flowing drape to replace your normal, heavy curtains.

If your home is still on the dark side, consider applying a fresh coat of paint. Clean white ceilings alone will probably improve the appearance and value of your home. Reflection provides the illusion of light, so a simple coat of white paint can help to create that illusion.

If your walls are dark or covered in wallpaper or paneling, remove the covering in favor of a neutral paint color. Much like curb appeal, increasing the amount of light in your home is almost always a relatively inexpensive way to boost the your home’s value for potential buyers.

Improving the appearance of your home will significantly increase the amount that potential buyers are willing to pay for your home. The three tips above are the fastest ways to increase the value of your home, and two of them require only minimal investment.

By spending a few weekends improving your home in these ways, you can increase the number of buyers who will want to see the inside of your home. Obviously, you do not want a potential buyer to be excited when looking at the outside of your home, but disappointed when looking at the interior, so consider a fresh coat of paint throughout.

Once the buyer has stepped inside, he or she will be pleased to discover the updated kitchen and bathrooms. A beautiful kitchen alone can sell your home. A modern, yet classy kitchen with the latest features can raise the home’s value significantly.

Your realtor is prepared to offer suggestions for improving your home’s value before it is listed for sale. Even if your home has already been listed, your realtor can make suggestions about things you can do to get more competitive offers.

Depending on where you currently live, buyers may be attracted to specific home features. Your realtor can point you in the right direction and help you prioritize the types of repairs and upgrades that will help you sell your home for the price you want.

Boise Home Selling – Property Disclosures

Historically, a buyer who made the decision to purchase a specific home assumed all of the risks associated with homeownership. Those risks included things that they did not know about the home they were purchasing. Thankfully, today’s buyers have learned from the past. Assumed risk continues, but ignorance has fallen by the wayside.

To protect consumer interests, many states and localities have enacted laws requiring the current homeowner to complete legal disclosures about the property that is for sale.

The actual contents of each disclosure form vary, depending on the area. But generally, laws require homeowners to tell potential buyers about any known liens or other legal issues surrounding the home and any known or suspected defects. The area of legal issues is fairly standard. However, local requirement vary regarding the defects that must be reported. Sometimes minor defects may be overlooked by the owner, but at other times the homeowner must disclose every visible crack on the walls.

As a seller, when you complete a property disclosure form, you are required to provide only material facts. This article explains the difference between material facts and immaterial facts. Here are some examples of what you might need to write on your property disclosure form:

*

The age of your home, the approximate age of any additions, and the age of the major systems and their components (furnace, circuit box, water heater, air conditioner, etc.)
*

Any current problems with the home, or anything that you suspect could be happening within the home, such as a leaking roof, consistently clogged drains, or water in the basement. This might also include problems with the heating or cooling systems, plumbing, or electrical systems.
*

Structural problems. This is a difficult area for many home sellers, because exterior cracks are common when foundations settle. It is often difficult for the average homeowner to recognize signs of trouble until there actually IS trouble with the structure. Therefore, you need to note any visible exterior cracking in the mortar joints if your home is brick. The same is true for interior walls. If you see cracking on the interior walls, it is always best to protect your interests and disclose the information.
*

If at some point during the life of the home, you or some other owner built a portion of the home, driveway, or another item on a neighbor’s property, it needs to be disclosed. Even if your neighbors were willing to lend you two feet of driveway width, the new owners of that home may want to reclaim that space as their own. As the seller, you must tell potential buyers that this possibility exists, so that they can make arrangements regarding the encroachment.
*

Any and all legal issues surrounding the home in question. These legal issues could include tax liens, contractor liens, etc. Or, it might be that the home is at the center of an estate dispute or a nasty divorce in which one spouse refuses to give up his or her rights to the property. Try to clear up any legal issues prior to placing the home on the market. However, under some circumstances the sale simply cannot wait. In this case, try to be completely honest with your potential buyers, unless you are willing to risk losing them once they discover the legal issues on their own.

As mentioned above, some states and localities may not require the completion of a formal property disclosure form. Just because there is no official form, you as the seller have an obligation to potential buyers to disclose known repair and legal issues related to your home. National laws govern the release of information carefully, so be certain to ask your realtor for information about what types of disclosure must be completed prior to placing your home on the market. If you aren’t working with a realtor, call your state’s real-estate commission to ask what types of disclosure are required and how they should be completed.
Every seller must prepare a disclosure of some sort. Here are some more specific examples of what you might need to add to your list of disclosed items:
If you live in an area prone to natural disasters, such as flooding or earthquakes, you will probably need to disclose any damage your home has suffered as a result.

Specific Examples of Facts to Disclose

*

The approximate age of the home’s roof and the materials used.
*

Any current or past leaks from either the roof or the foundation.
*

Any suspected or known presence of mold or mildew anywhere in the home.
*

Termite or carpenter ant damage or infestation (current or past).
*

Known or suspected problems with the plumbing system, including sewer backups or septic system problems.
*

The amount of property, school and real-estate taxes as an annual rate.
*

The square footage and dimensions of the home.
*

Any knowledge of projects planned by the locality that will result in an inconvenience or loss of property for the new owner.
*

All known legal disputes involving the house (e.g., estate or divorce).
*

The presence of any utilities, fuel tanks, wells, etc. located on the property.

You Are Not Required to Release Information Unrelated to the Condition of the Home on a Disclosure Form
Many home owners become overzealous with the amount of information that they release to potential buyers. Sometimes, too much information is just as bad as not enough information being disclosed. Here are some examples of what you should NOT tell potential buyers on your disclosure paperwork:

*

Personal information about you and your family, including ages, marital status, employment information, etc
*

Information about why you are planning to move and where you will be living in the future.
*

The medical condition of you or your family members and whether any of the current residents are HIV-positive.

There are some grey areas about disclosure, and the rules vary depending on where your home is located. Consider, for example, the following list of items that may or may not be required on a disclosure form.

*

In most places, an owner does not have to disclose that a death occurred inside of the home. However, if the death was a homicide, the law treats the death differently and the information may need to be reported on a disclosure. Know that if you tell your agent about a death in the home, and the agent is asked about it later, he or she must answer the question truthfully.
*

Methamphetamine labs are a new addition to many states’ disclosure requirements. If you know that a meth lab was located in your home or on your property, then you need to disclose the information. The residue from amphetamines production can be toxic and buyers need to know about this in advance.
*

If you live in an area prone to natural disasters, such as flooding or earthquakes, you will probably need to disclose any damage your home has suffered as a result.
*

Finally, if you believe that your home is haunted, in a handful of states you need to tell potential buyers. Check with your realtor for more information if you believe that this is an issue you need to disclose.

Selecting The Right Boise Agent

If you’re considering buying a home, you may have a number of things on your mind: finding a house that suits
your budget, locating a house in the right school district, and deciding on the right floor plan. While all of these
things are important, the single most critical decision you have to make when home shopping is what realtor to
choose. It’s true, you could do it alone, but without proper representation, you’ll be at a distinct disadvantage
negotiating a deal, as well as finding the right house.

For your sake and the sake of your family’s, it’s best if you work with an agent. An agent can help you locate
properties for sale in a desirable neighborhood. He or she can also provide valuable advice during the “looking
stage”; your agent is likely to notice things that you don’t and could therefore end up saving you a great deal of
money. In addition, since an agent will most likely represent the seller, you’ll require an agent to look out for
your best interests.

Once you make the decision to retain an agent, the next decision you’ll have to make is who to choose. This is
not as easy as it might appear. You’ll want to do more than just flip through a phone book to find a name.
You’ll need to do some homework to make sure you’ve selected the agent who’s right for you.

Given this fact, there are a number of questions you should ask when agent-shopping. Some agents work as
“Exclusive Buyer Agents.” These are agents who represent buyers and buyers alone. They do not list
properties; therefore, there is no danger of a conflict of interest. However, you can retain an agent who also
sells property; however, you might want to ask whether the agent will be showing you properties that his
company is selling. It’s best to know these things in advance to prevent further misunderstandings.

Find out how long the agent has been in the field. A more experienced agent is likely to give you better service
and greater attention to detail. Also, ask how much of the agent’s work involves representing buyers. This will
give you a clue about whether the agent is likely to ask the right questions throughout the buying process.

Ask for references, specifically, the names and phone numbers of about a half-dozen buyers the agent has
represented in the last six months. If the agent is readily willing to give you this information, it shows his or her
confidence and provides some indication of trustworthiness. Once you have the contact numbers in hand, be
sure to follow up by making calls. You can find out whether the agent was responsive, helpful, and
knowledgeable. And who would know better than the clients he or she has represented?

Ask the agent if he or she has information about “For Sale By Owner” properties. You’ll want to make sure you
get a chance to view a wide variety of properties in order to wisely choose a proper home.

In addition, note the agent’s credentials. Has the agent had specific training in dealing with unique needs of
buyers? Does he or she hold special accreditation? Any agent who is not willing to share this information with
you is probably not worth dealing with.

Make sure all financial matters are settled in writing with the agent before you look at your first house. Find out
whether he or she will receive a commission on the purchase of a house, or whether he or she works for an
hourly rate. Obtaining answers to such questions will eliminate later headaches.

Another important question is whether the agent has a list of lenders, home inspectors, and contractors that he
or she works with on a consistent basis. It will certainly save you time and probably money, if your agent
supplies this information rather than trying to hunt it down yourself. The answer to this question will also give
you an idea as to whether the agent is knowledgeable about the community.

Are You Ready To Buy A House

You are ready to buy, so let’s talk about what to anticipate and how to be ready for the road ahead!

Steps:

1.  Make a decision to buy some real estate
2.  Get organized
3.  Shop for a home
4.  Make an offer
5.  Get a loan
6.  Close on the home
7.  Prepare to move

Decide to Buy
You are ready to purchase a Boise area home. Identify what you want and why. Below are a couple of questions to
answer, before you begin.

1.  What are your future plans?
a.  Do you anticipate on having a family, growing as a family or maybe reducing the size of your
family with kids moving out? These questions need to be answered, so you can identify the
house of your desire and ensure it meets your needs.

2.  Do you have enough cash for a down payment?
a.  Identify how much you can afford for a down payment.

3.  Can you afford your desired home?
a.  This is a key question that only you can answer. Will your current spending habits allow you to
live comfortably with a new mortgage, or will it cause you to struggle?

Get Organized
Now it’s time to gather key information and educate yourself for the process. First, check your credit rating to
ensure that nothing is outstanding, which would prevent you from obtaining a mortgage. This can be done by
contacting one of the three largest credit bureaus:  Trans Union Corp., Equifax, and Experian (formerly TRW).

Next make sure that you have the loan capability for a mortgage. Contact a loan officer and get pre-approved.
This will help you identify your available loan size and provide you with your affordable target range. For pre
approval, you will need to know:

•  Cash available for a down payment
•  Cash available for closing costs
•  Current income
•  Job status
•  Estimated assets
•  Estimated debts

Shop For a Home
Decide how you want to proceed with this process. When purchasing a home, you often will not have to pay
for an agent. This is the seller’s responsibility. For your benefit, let an agent do the legwork for you.

How First Time Home-Buyer Tax Credit Works

Within the newly drafted housing bill, home purchasers who have not purchased a house in the past three years can be entitled for a tax credit to be to 10 percent of the home up to a maximum of $7,500.

Here is how it works:

* The credit is $3,750 for married couples filing separately. Unmarried people who conjointly buy a home will be able to separate the $7,500 credit.

* This program is really a loan, which house buyers must repay through 15 years at zero percent interest starting in the 2nd year after they purchase the house. A home buyer who qualified for the whole credit would pay $500 for 15 years or about $41.67 per month.

* The credit applies only to homes bought on or after April 9, 2008, and before July 1, 2009.

* High-income house purchasers don’t qualify: Eligibility leads off phasing out for single filers with net income of more than $75,000 and $150,000 for joint filers. It completely phases out at $95,000 for singles and $170,000 for joined couples filing conjointly.

Write An Offer With Listing Agent?

Boise ID Real Estate

For argument’s sake, suppose you see a Boise area property that is “just perfect” and you don’t have have a Realtor yet? Do you make an offering with the seller’s agent?

In the Boise, Idaho real estate market, most deals have 2 brokers involved. The seller’s agent markets the home and works with the seller. The selling or buyers agent represents the buyer. The seller gives the real estate commissions to both agents in almost all scenarios.  This is completed with the Boise MLS.

When you make an offer for real estate direct to the listing agent, there is only 1 agent involved instead of 2 – so things play a bit differently.

Agency and Disclosure

When you make an offer directly with the listing agent, the agent will disclose the viable working relationships that exist – whether they are going to represent both you and the seller, or just represent the seller. There will be a document you sign called an “agency disclosure” that writes out the business relationship.

When representing both sides, an ethical broker becomes more of a transaction facilitator or perhaps a “dual” agent, which is what they are called in the Boise real estate market . In effect, they are not an actual advocate of either party but mostly an information provider and communication conduit.

The Boise area real estate agent will take offers and counter-offers back and forth, but won’t provide opinions to one party or the other on how “negotiable” the other people might be. plus, they will respond to questions, explain things as the dealing processes, make suggestions about whether getting inspections is a good idea – and so on – but they won’t be