Brighton Homes Announces Cadence Over-55 Community

Brighton Homes has announced their new Cadence Over-55 community, located in Paramount, at the corner of Chinden Avenue and Meridian Road.

This unique new community offers:

  • Master-planned gated community.
  • Club House with pool and spa.
  • Landscape maintenance and snow removal.
  • Walking paths and open spaces.
  • 100% Energy Star Certified.
  • Smart home technology with smart locks & thermostats.
  • Single-level custom homes.
  • Choose your lot and plan now!

Please call me at (208)938-5533 or e-mail me for more information.

 

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Boise Area Spring Real Estate Market: 5 Things To Know

boise idaho

Here are 5 things to know about our Boise Area Spring real estate market.

1) Low Listing Inventory

Finding the home you want in the Boise Area Spring real estate market will be challenging this year.

We’ve struggled with low listing inventory for the past 39 months in the Boise real estate market.

We currently have fewer than 1,200 homes for sale in all of Ada County.

Those listings include all price ranges and are spread over 17 MLS areas.

Roughly half of those listings are “to be built”, or “under construction” (phantom inventory).

Insider Secret: Some of those “to be built” listings are used as “bait” to lure buyers into build jobs and will not be built unless they get pre-sold.

2) Multiple Offer Bidding Wars

Don’t be surprised if you have to compete with other offers when you find the right home.

Multiple offers are common and often result in homes selling above the asking price.

Be prepared to act swiftly when you find the home you like.

If you like a home, someone else probably likes it too.

Don’t let yourself get swept up in an emotional decision and overpay in a bidding war.

Avoid waiving your home inspection rights, agreeing to pay more than appraised value, and agreeing to outbid all other offers.

There will always be another home if you don’t get this one!

3) Financing Pre-Approval

In our current market, you’re unlikely to have your offer accepted without pre-approved financing.

There’s a big difference between getting pre-approved and pre-qualified (pre-approved means underwritten upfront).

I recommend using a local, direct lender with all processing, underwriting, document preparation, and funding done locally vs. a large national lender with out-of-area processing.

Give me a call at (208)938-5533 if you’d like to know who I recommend.

4) More New Homes

We have a lot of new homes under construction throughout the Treasure Valley.

Considering new homes will provide more listings to choose from.

You may even be able to find the right home while it’s being built and choose your colors and other components.

A new home will have a warranty, be more energy-efficient, and have that enticing new home aroma!

5) More Real Estate Agents

Be prepared to encounter a lot of eager, new real estate agents.

The (mis)perception of easy money has resulted in nearly 6,000 real estate agents in the Boise Area.

We actually have ten times as many agents as existing homes for sale now, which means we have a lot of starving, struggling agents who are eager to make a sale.

Beware of agents who are learning on the job and have little, or no, real estate experience.

Find an experienced agent to guide you through the complex home-buying process.

You need a counselor/advisor; not an agent eager to “close the deal”.

Run away from agents who focus on overcoming objections and telling you every home you see is a great deal.

Give me a call at (208)938-5533 or e-mail me if you would like my help!

 

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7 Sure-Fire Ways To NOT Buy A Boise Idaho Home

There are numerous ways to ensure that your offer to buy a Boise Idaho home will NOT be accepted by a seller, including:

No Loan Commitment

It’s always best that you meet with a lender and get pre-approved before making an offer to purchase.

Saying that you intend to apply and get approved if the seller accepts your offer is not a winning strategy.

Few sellers will take you seriously if you can’t prove (upfront) that you can obtain financing.

No Earnest Money

Believe it or not, I still see offers with a promissory note in place of actual earnest money.

You might be taken more seriously if you offered your Tanzanian pygmy goat as consideration.

Plan on putting up some real earnest money if you want a seller to take you seriously.

Small Earnest Money

While not as bad as “no earnest money”, a small amount of earnest money is a dead giveaway to a seller that you’re weak.

Small earnest money amounts tend to create doubts about your financial abilities and commitment in the minds of both the seller and listing agent.

Neither the seller nor the listing agent want to tie up the property with a buyer who may not be able to close.

$500 earnest money isn’t serious earnest money!

Long Escrow

A 90-day escrow is not going to be very tantalizing to a seller who wants to close and get moved.

A motivated seller will usually want to close within 30-45 days, so time your offer so you can close within that time period.

Contingencies

If your offer is contingent upon getting your insurance settlement within the next 30 days, or contingent upon your Aunt Harriet loaning you the money for your down payment, most sellers will not take you seriously.

Normal contingencies include loan approval, inspections, and/or perhaps getting the job offer you are expecting.

Contingencies must be clearly-defined and resolved within a short time period if you want a seller to seriously consider your offer.

Incomplete Offer

I have seen offers with as many as 16 missing items, such as closing date, responsible broker, time allowed for acceptance, escrow company, and even the buyer’s signature!

Few listing agents will encourage their seller to accept an amateurish, incomplete offer because they know what lies ahead if the transaction makes it into escrow.

And, my favorite  .  .  .

Lowball Offer

If the home is worth $250,000 and you know it, what’s the point in offering $200,000?

Do you really expect a seller to negotiate with you after you insult them with a lowball offer?

A lowball offer will  result in an outright rejection vs. a counteroffer in many situations.

The bottom line?

If you really want to buy the property, get your financing pre-approved and craft a sensible, solid offer that will appeal to the seller.

If you don’t care if you get the property, don’t waste everyone’s time with an offer that has little chance of being accepted.

_______________________________________________________

Phil Hoover is a licensed independent Idaho real estate broker, assisting both buyers and sellers in Boise Idaho, Meridian Idaho, and Eagle Idaho.

During his 45 years of full-time real estate experience, Phil has helped thousands of past clients buy and sell quality properties in the Western U.S.

Phil is one of only ten local Realtors® (of nearly 5,600) honored with the coveted “Realtor® Emeritus” award from the National Association of Realtors®, recognizing 40 years in real estate.

 

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Meridian Idaho Homes: Real Estate Done Differently

If you’re looking at Meridian Idaho homes, you’ve probably encountered a few Realtors® along the way.

And, if you’ve discovered this blog, you’ve probably noticed that I work differently than most other Realtors®.

Plainly stated, I’m not your typical Realtor®.

Experience Matters

I have 45 years of real estate experience, including thousands of successful transactions.

That experience allows me to guide my transactions to smooth closings.

I won’t be learning on the job while handling the most valuable transaction of your lifetime.

Full-Time Professional

As many as two-thirds of our local Realtors® are part-timers.

I’ve been a full-time professional during my entire 45-year real estate career.

It’s virtually impossible to be a competent part-time Realtor® with our fast-paced market,  low listing inventory, complex paperwork, continuing education, and ever-changing practices.

Limited Clientele

I limit my clientele to no more than six active clients at a time.

This allows me to personally work with my clients and provide a high level of responsive, personal service.

If I’m fully-booked, I will refer you to another competent colleague with similar business practices.

No Team

I’m organized, thorough, diligent, and I answer my own phone.

I don’t need a team to prop me up and embellish my image.

Many real estate teams consist of a couple of agents working together while trying to “brand” a business name.

I have no need for that.

If we mutually decide to work together, you will work personally with me and not be handed off to an inexperienced “buyer’s agent”.

No Sales Persuasion

Serious, qualified buyers don’t need to be convinced to buy a home.

They simply need sound advice to help them find the right home and make informed decisions.

I often advise my buyer clients to NOT buy specific homes after explaining how to evaluate them.

My role is to inform and advise; not “close the deal”.

By Appointment Only

I work by appointment, so please let me know in advance if you would like to meet with me.

I’m not available on short notice because I need time to prepare for your visit.

That preparation includes researching MLS listings, talking with listing agents, confirming availability, driving by listings, and previewing homes for you.

My Intentional Approach

As a first step, we will need to talk in person or on the phone so I can understand your situation.

We need to discuss your wants, needs, likes, and dislikes before beginning your home search.

This is especially important if you don’t live here because I don’t want to waste your time showing you homes that don’t meet your criteria.

Our initial conversation will also help us to mutually determine if we’re a good fit for each other.

Without that conversation, I will not be able to help you.

If you will be financing your purchase, you will also need to get your financing pre-approved to be able to prove to a seller that you can complete your transaction.

Sound interesting?

Give me a call at (208)938-5533 or e-mail me and let’s talk.

 _______________________________________________________

Phil Hoover is a licensed independent Idaho real estate broker, assisting both buyers and sellers in Boise Idaho, Meridian Idaho, and Eagle Idaho.

During his 45 years of full-time real estate experience, Phil has helped thousands of past clients buy and sell quality properties in the Western U.S.

Phil is one of only ten local Realtors® (of nearly 5,600) honored with the coveted “Realtor® Emeritus” award from the National Association of Realtors®, recognizing 40 years in real estate.

 

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Meridian Idaho Home Buyers: Can We Talk?

I’ve recently had several prospective Meridian Idaho home buyers contact me, asking me to show them homes.

My standard practice is to meet with potential new clients to discuss their situation before showing homes.

If we can’t meet in person, a phone call will work too.

When we talk, I will ask questions, listen carefully, and take notes to gain a clear understanding of your situation.

Why?

Because it’s vitally important that I understand your needs, wants, likes, and dislikes before showing you homes.

Part of that initial conversation will include pricing and financing to ensure showing homes that match your financial abilities.

After I understand what you want and don’t want, I can find homes that match your criteria.

This approach avoids the confusion of showing you 30 homes, hoping you’ll like one and buy it.

I realize that my approach is different than most Realtors®, but I’ve learned that it’s the best way to help my buyer clients.

Looking for a Meridian Idaho home?

Give me a call at (208)938-5533 or e-mail me and let’s talk!

 _______________________________________________________

Phil Hoover is a licensed independent Idaho real estate broker, assisting both buyers and sellers in Boise Idaho, Meridian Idaho, and Eagle Idaho.

During his 45 years of full-time real estate experience, Phil has helped thousands of past clients buy and sell quality properties in the Western U.S.

Phil is one of only ten local Realtors® (of nearly 5,500) honored with the coveted “Realtor® Emeritus” award from the National Association of Realtors®, recognizing 40 years in real estate.

 

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