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2013, 2014, 2015- #1 Producer-Units Sold~ 2014 #1 Producer-Sales Volume 



Home sellers who have chosen the right REALTOR®, prepared their home for sale, and priced it right are strongly positioned for a smooth real estate transaction, but perhaps the most complex moment in the sales process comes when you get an offer for your home.

Whether you have one offer or several to consider, you should take a moment to congratulate yourself that you’ve got a buyer interested in purchasing your home.

How to Evaluate Purchase Offers

Ideally, the potential buyer or buyers have offered you full price or more, along with the perfect terms for the sale. However, the reality is that not every offer will be immediately acceptable. You’ll need to carefully evaluate each offer and begin a negotiation with the buyers and their agent.

Your REALTOR® should be your partner and educate you on the terms of the offer and help you understand the offer in the context of the housing market in your area. You will need to know whether you’re in a balanced market with equal numbers of buyers and sellers or one in which buyers or sellers have the upper hand. You’ll also need to estimate whether home prices are rising or falling in your community.

Before you begin to analyze any purchase offer, the most important step is to determine whether the buyer can fulfill the terms of the contract with financing (if not paying cash). Your REALTOR® can check on the pre-approval letter that should be included with any offer by consulting with the buyer’s agent and the buyer’s lender.

What Factors Should You Consider in a Purchase Offer?

Once you know the buyer can legitimately qualify for a loan, you should begin to evaluate the offer by looking at these factors:

  • How close is the offer to your asking price?
  • Will your home appraise for the contract price?
  • How large is the earnest money deposit that accompanied the offer?
  •  Has the buyer asked for assistance with closing costs?
  •  Has the buyer asked you to make repairs or to give a credit for home improvements?
  •  Is the requested settlement date appropriate for your needs?

If you’re not immediately satisfied with the offer or are uncertain about whether to accept it, consider your options:

  • Are there other offers?
  • Can you wait for more offers to come in?
  • How will you handle it if no other offers come in after a particular deadline?

Making a Counteroffer

As a seller, you have the options of accepting the offer as is, declining the offer, or making a counteroffer. Your REALTOR® can give you specific advice about your negotiating stance based on your home and your market, but generally you will need to be prepared to compromise on some aspect of your home sale.

Your negotiations can go more smoothly if you have a clear sense of your own priorities, such as a particular settlement date, the ability to rent-back your home from your buyers, or a minimum price that you need to achieve to meet your financial goals. Your REALTOR® should have prepared a document showing you net proceeds at different sales prices that can make it easier to understand the value of different offers.

Negotiations proceed best when both you and your buyer respect each other’s needs and interests and come to an appropriate compromise with the help of your REALTOR.

Reprinted from Realtor.com




Water in a basement may be obvious…water trickling across the floor or standing several inches deep at the base of the stairs. But there also are less obvious signs.A wet basement may just feel humid and have a damp, stuffy smell. If so, wood in contact with concrete may be wet or decaying. Efflorescence, a chalky white substance left by the evaporation of water, may be seen on the walls. Basement floor tiles may be loose or popped. A carpeted floor may smell musty.


Find the Water
Fixing a wet basement begins with finding the cause. Infiltration of surface water, infiltration of groundwater, presence of outside humidity, and presence of indoor humidity are common causes of wet basements.Surface water intrusion is when water runs toward the foundation and finds an entry. Groundwater enters through the walls and floor by wicking action or by hydrostatic pressure when the surrounding soil is saturated or the water table is high.

Warm, moist summer air can enter a house and condense on the basement’s cooler floor or walls. Indoor activities, like an improperly vented dryer, can create humidity that settles in the basement.

Fix the Problem
To avoid ongoing problems with mold or mildew, get rid of any water-damaged furnishings and possessions unless they can be properly cleaned. Then identify and treat the source of the problem.

Surface Water
If surface water is the culprit, watch how the roof drainage system works and where rain water flows during a rainstorm.A gutter or downspout plugged with debris may be sending rainwater over the gutter, down along the foundation, and into the house. Regular cleaning or installing a product that prevents debris from getting into the trough will end that problem.If there is no debris but rainwater is still overflowing, the downspouts may be clogged incorrectly sized for the roof area, or insufficient for the size of the house. Consider getting larger gutters, adding another downspout, or increasing the downspout size and its corresponding gutter opening.Downspout extensions that direct rainwater away from the house may be improperly placed or not long enough to protect the home from surface water. Experts suggest extensions of at least 10 feet to get the discharge away from the house without sending water into a neighbor’s yard.Check the grade to see if it has been improperly set or has settled in spots, sending water toward the foundation. Check paved areas, driveways, and walkways that may be directing water toward the house. Proper slope has to be regained and may mean replacing pavement.Basement window wells and stairwells can collect water, causing leaks into the basement. For a window well, put a drain system underneath, cover it with a clear plastic cover and be sure the well has a raised-lip edge to repel water. For a stairwell, consider a raised-lip edge and a roof to cover the area.

Groundwater is difficult to control. The ground surrounding a basement may become saturated with rainwater or an underground spring, especially if the soil is a heavy clay. Water pressure from saturated soil will push water through tiny cracks in the foundation. If groundwater levels rise above the basement floor, water will leak in.If the problem is small, a homeowner may try patching cracks from the inside. Interior crack repair does not prevent water from getting into the exterior section of the wall. Water trapped inside the basement wall can weaken the foundation. After pinpointing the source, a homeowner might dig down along the foundation to see if outer wall repairs are small or large before making a repair decision.Large cracks may require a structural engineer or basement specialist to fix any cracks, seal the outside, and install a drain around the perimeter of the house.

Warm moist air, from inside activities or the outside, can condense on cooler basement walls and floors. Install energy-efficient windows, use a dehumidifier or air conditioner, and circulate household air to prevent moisture buildup.Indoor humidity can have several sources. A working sump pump can produce unwanted humidity, but can be easily controlled. Put a tight-sealing cover on the sump pump and install a floor drain with a trap so that water can get to the sump.A dirt floor or crawl space may also emit moisture. One possibility is to pour a concrete floor over a sealed polyethylene moisture barrier on the floor. For crawl spaces, a ground cover will reduce the moisture coming up through the earth. Insulate perimeter walls if water pipes or heating ducts are in that area. Insulate cold-water pipes and walls. Install proper dryer exhausts and vent basement showers directly outside. Don’t hang wet laundry in the basement.

Fixing a wet basement may mean replacing decaying wood. If wood supports or framing appear water damaged, check with a professional to see if there are structural problems.












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          I have owned homes in Brewster, Orleans, and in Eastham; where I currently reside with my wife Sandy and a comical mini-Dachshund. In addition to Orleans,Brewster,and Eastham; I have sold properties from Mashpee to Provincetown... as modest as 2 parking spaces... to a $3.8 million waterfront estate. More testimonials and a more complete profile are available here on my website. Having lived year-round on the Cape since 1957, I have intimate insights into just about every "nook and cranny" on the Lower Cape, and strive to know our real estate inventory whenever possible, from the "inside".                

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William Raveis Real Estate and Home Services   David Newell, Realtor, Lic. Broker, ABR
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