$749,900  Boise, Idaho
This home has the serious pop factor. Tremendous urban modern feel with ceilings fluctuating in height throughout. High amenities including double oven, quartz and lots of stone work throughout the home. Great home office, Windows everywhere, custom designed for a corner lot on a quiet section of the plat. Must see!
Call Matthew Schweiger 208-440-9191

$695,000  Meridian, Idaho
Beautiful home in Thousand Spring Subdivision. Open floor plan on the main level with a sun room. Balcony off of the master. RV parking on side of house. Massive backyard with covered patio. Fresh paint on the exterior. New roof. Conveniently located in a quiet cul-de-sac minutes from Gordon Harris park. Mature landscaping and easy access to the highway.
Call Farzin Safavi 208-863-9571

$489,500  Boise, Idaho
Non-Contributing North End home on a 0.14 acre lot. Fantastic location tucked away on a lightly trafficked corner. Property being sold as is.
Call Tom Barbey 208-794-6323

$3,500,000  Nampa, Idaho
This Prime acreage in Southeast Nampa with the potential to be subdivided is full of opportunity! Approx. 62 +/- acres located in area ideal for Single Family Residential 1-2.5 acre parcels. Great location close to schools, amenities & city center. Irrigation water way runs through center of property for added aesthetic potential for new development. On a clear day you'll have views of the entire valley, the Boise Front, and Owyhee Mountains. Near Idaho's wine country and outdoor recreation. Several access points. Flanked at South side by a beautiful acreage community of custom homes. Up-and-coming area. GREAT OPPORTUNITY!
Call Marty Siebertz 208-336-9600

$599,900  Star, Idaho
This home is a RARE find in the heart of Star. 4 bed/2.5 bath house sitting on almost a 1/3 acre lot! Brand new vinyl flooring downstairs and new carpet upstairs. Spacious 3 car garage, stainless steel appliances and large kitchen with island perfect for hosting guests. The main feature of this property is the beautiful backyard. Corner lot with unbeatable space, 14 mature trees that provide privacy, raised garden bed, large deck with pergola, not to mention it is the LARGEST lot in the neighborhood! Community park is directly across the street. Don't miss out on this house!
Call Rachel Pilcher 208-994-1098

$1,595,000  Emmett, Idaho
This to-be-built property has incredible views with 20 acres to spread out and build your dream estate. Plans and pictures are an example of what you can build, buyer can select alternate floor plan and finishes as desired. Photos are to show quality and finish. Take in the sights of wild quail, pheasants, deer and turkeys on sunset evenings.  Endless opportunities await you, bring your horses and get away from it all. See unbranded tour of Land here: https://youtu.be/Xrmf4s5G3IM Shown by appointment only. Land can be split.
Call Donalyn Allen 208-968-2024

$1,950,000  Boise, Idaho
ONE OF A ONE VIEW of the city. Thoughtfully designed & nicely situated at the end of a cul-de-sac. Perfect for peaceful evenings and entertaining, home offers expansive windows, three outdoor balconies, dining patio, game room, craft room, heated driveway, and more. Easy access to foothills and only a few city blocks to downtown, the location of property is second to none. Close to St. Luke's hospital. No HOA fees/dues.
Call Christie Roth 208-866-4489

$955,595  Star, Idaho
Beautiful lakefront home secured in a gated community with 90’ of private beach. Year around lake, although partially frozen, during the Winter. The primary suite has access to the patio, dual vanities, a soaking tub, walk in shower and walk in closet. Two additional bedrooms have full en suite bathrooms in a split bedroom layout. The fourth bedroom (currently being used as an office) is located at the front of the home and allows easy access for guests. The open concept living, kitchen and dining areas offer lake/beach views. Two pantries and custom cabinetry with large pull out drawers make the kitchen both stylish and efficient. Additionally, there is a dedicated 50amp for a patio hot tub, 50amp in the garage for charging your RV and it is plumbed for central vac. Grab a drink and head to the covered patio or down to the waterfront to enjoy the sun rise or set while watching the ducks swimming and fish jumping. What a remarkable way to start or end your day. Welcome Home!
Call Crista Martin 208-577-7157

$784,900  Star, Idaho
Rare opportunity to own a breathtaking private view lot located in the desirable Hillsdale Estates Sub. This lot offers a stunning 360 degree view of sunrises, sunsets and surrounding mountains. Lot is bordered by common area and BLM land. Private road has been recently resealed. Community equestrian center, private fishing pond, paths and direct access to BLM land. Bring your own builder and build your Dream Home!
Call Peggy Cedillo 208-859-4383

$424,900  Nampa, Idaho
Great Development Opportunity! Property has combined 2 parcels. Back parcel is county with septic and well. Front parcel is city with city services. Both parcels total 1.23 Acres with potential for development. Private park like setting is located near shopping, schools, easy access to freeway and entertainment.
Call Peggy Cedillo 208-859-4383
IdahoRealEstate.com Blog

Selling your home in the Fall and Winter Months.


Well it’s almost the end of Summer and Fall and Winter will be here before you know it. Kids are starting back to school and lives get busier than ever. Is it still a good time to buy or sell a home? Here are some things to think about if you are listing. Take photos that capitalize on fall colors, talk about your excellent school district, boost your curb appeal, list earlier, rather than later. If you are buying you may find that there is less competition than usual. So that multiple offer situation may not be as prevalent. Supply and demand has been crazy this year but now that we are moving into the cooler months the market may cool off also. As always, do your homework. Find a good Real Estate Agent to help guide you through the process. They know the market for your area and have been working through all the ups and downs of this over the top year. Happy House Buying and Selling!!!

Patsi Williams

How To Beat Cash Or Multiple Real Estate Offers


Anyone who is paying the slightest attention to our current real estate market knows that it is hot, hot, hot, and it shows no sign of letting up anytime soon. With the national exposure Boise and the surrounding area is getting, plus the high demand for housing and low inventory, we are experiencing record appreciation, up to 3-4% month over month! And a lot of Buyers are paying cash, with offers well over the asking price. However, if you are looking to buy and you need to finance your purchase, do not despair! You can compete and even beat cash offers or multiple offers if you enlist the services of a savvy and experienced real estate agent.

Here are several strategies you can employ to win against cash offers or multiple offers:
DO YOUR HOMEWORK. Make sure you are pre-approved and not just pre-qualified. There is a big difference between the two. Pre-qualification letters are virtually meaningless, as any knowledgeable Seller knows. To be pre-approved, you need to provide your lender with all required documentation including among other things employment verification, financial records, asset statements, and liabilities. Do this prior to beginning your house hunt. A pre-approval letter strengthens your offer and gives your Sellers the confidence of knowing you are financially able to close the transaction.

OFFER OVER ASKING PRICE. Sellers are usually most interested in the highest priced offer and for good reason. They simply want to get the most return for their significant investment. In today’s market, Buyers need to work with their Agents to determine if an over-asking offer price is necessary, and if so, how much over asking. Sometimes, this means that Buyer should look at homes in the lower range of the Buyer’s targeted price range. That way, Buyers can increase their offer price without risking not qualifying for the loan amount or not having sufficient funds to obtain a conforming loan (FYI…the conforming loan limit this year in our area is $548, 250). If you are unsure how much over asking to offer, consider adding an escalation clause that will pay X dollars over any other offer up to X dollar amount. Your Agent will have escalation contract language to include in your offer if you decide to use this approach.

CONSIDER A LARGER-THAN-NORMAL EARNEST MONEY DEPOSIT. This approach provides additional assurance to the Seller that you are confident you can close the deal. You may even offer a non-refundable deposit either upon acceptance of your offer or after inspection. Consult with your Agent to see what may be needed to entice the Seller into accepting your offer.

TAILOR YOUR OFFER TO THE SELLER’S WISHES. Do not assume the Seller desires a quick close. Some will and you need to be ready to close within 3 weeks if you want to compete against cash Buyers. However, some Sellers may require a longer-than-normal close, so you will need to be flexible. Often, Sellers want a delayed possession of several days or a rent back option. If you accommodate them and even offer to allow the Seller to remain in the home at no charge during the rent back period, your offer make jump to the front of the line if there are multiple offers. Make sure your Agent has a conversation with the Listing Agent to determine what works best for the Seller.

MAKE YOUR OFFER AS CLEAN AS POSSIBLE. Do not ask for personal property or make your offer contingent on the sale of another property. The latter may be difficult due to timing but consider asking for a rent back at your current property to allow you time to secure another home. If you must include this contingency, make sure as many of the contingencies on your current property are resolved before making an offer on another property.

USE A LOCAL LENDER. Listing Agents may advise their Sellers to give preference to offers that use a local lender instead of a national lender. Agents have a comfort level with local lenders that typically does not exist with out-of-state lenders. You have probably heard stories of missed deadlines and deals going south because the lender did not perform.

REMOVE INSPECTIONS AND APPRAISAL CONTINGENCIES. Be careful when using this strategy as it involves a certain amount of risk. The age of the property, its condition, the complexity of the listing (private wells, septic systems, acreage, etc.), the uniqueness of the property all play into the risk equation. Your Agent will be able to guide you through the process to determine if you should employ this strategy. Sometimes the Seller will have completed a pre-inspection, so you will be able to review the report prior to making an offer. If a pre-inspection report is not available, you can include language in your offer stating you will conduct a home inspection, but you do not intend to ask for repairs. Removing the appraisal contingency altogether allows you to compete on an equal footing with cash offer. If you are putting down a significant amount of money, you may be able to remove the appraisal with little risk to you. However, sometimes you may want to cap the amount you are willing to pay at closing between the appraisal price and offer price.
Offer over asking price and include an escalation clause or be willing to bid higher (choose lower in your price range)

OFFER ADDITIONAL INCENTIVES. You may decide to pay the closing costs which are typically shared between the Buyer and Seller. Other creative incentives you may have heard about locally include offering season tickets to Bronco games (Go Blue), paying the Selling Brokerage commission, offering to paying the Seller’s moving costs, and one extreme example from another state involved the Buyer paying for the Seller’s next home!

Using a combination of the above-listed strategies will help your offer stand out and even beat cash or multiple offers received by a Seller. Be careful to assess the level of risk you are willing to take and structure your offer accordingly. Remember, while offer price is important, other terms and conditions may be equally as important. Use clear and concise language in your offer that protects you while still appealing to the Seller’s wishes. You can WIN and get the home you desire!

Kelly McCune

Why get a home inspection?


If you have been paying any attention at all, you know how crazy the real estate market is here in the Treasure Valley. There are so many contributing factors to this; it is difficult to point at any single one as the root cause. However, let’s face it, Boise being an amazing place to live is near the top of the list.

As a full-time agent for the past 21 years, it is fair to say that I’ve seen my share of housing trends come and go, but in the extraordinary market we are presently experiencing, there is one trend I’ve noticed that is particularly troubling to me. As many of you know, buyers presently outnumber available homes, and as a result, nearly every buyer is faced with the prospect of entering into a multiple-offer bidding war. With that expectation in mind, buyers and agents are always looking for new strategies to outshine the competition. The most alarming strategy that I have seen lately involves the buyer waiving their right to conduct a home inspection.

Section 10 of the "RE-21 Purchase and Sale Agreement", which is provided by the Idaho Association of Realtors, affords the buyer a contingency to conduct a home inspection and negotiate repairs with the seller during the escrow period. The language under this section is broad in its scope and allows the buyer an opportunity to inspect not only the physical condition of the home, but “all aspects of the property including but not limited to neighborhood conditions, zoning and use allowances, environmental conditions, applicable school districts and/or any other aspect pertaining to the property or related to the living environment at the property”.

Considering that a home purchase is arguably the single largest financial transaction that a person will ever make, and considering most people would not buy a piece of fruit without inspecting it, why would any buyer waive the right to do a complete and thorough inspection of the property to protect themselves and their investment? Getting your offer accepted, but at the cost of waiving your right to an inspection in a multi-hundred-thousand-dollar transaction? Objectively, just about anyone would agree that such an approach would be highly risky for the buyer.

But what about the seller?

It is not difficult to imagine that the seller may feel relieved that buyers are waiving their home inspection contingency. After all, that should expedite the process and eliminate the chance that the transaction might fail due to inspection issues. However, consider this: What if the buyer felt compelled to waive their inspection because it was made clear by the seller that other competing offers were doing the same? Then, a property condition issue surfaces after closing that was not disclosed? This scenario is ripe for post-close legal action by the Buyer.

First, as a seller I would consider having a pre-listing home inspection. This can serve to inform you of any major issues that may exist and allow you to address them before going to market. It will also allow you to address incidental items or disclose them at your option with the understanding that it is not your intension to make those repairs.

Second, disclose all know adverse material facts about the property including anything that arose from your pre-listing inspection. Describe how those items were corrected and/or indicated that they still exist and that it is not your intention to address them with any buyer.

Third, encourage all buyers to have their own inspection at their expense and indicate clearly in writing that it is not your intention to participate in any incidental inspection repair items. This will not prevent the buyer from delivering a list of items that they would like you to correct, but it will allow you the option to decline or agree to participate at your discretion.
If you have exercised proper due diligence and disclosed fully and correctly, the likely hood of the buyer’s inspection uncovering any major surprises will be minimal. Any minor issues that may arise can usually be handled simply and are rarely deal breakers and the peace of mind you will have knowing that you’ve acted in good faith will be well worth it.

John Poole

Investing in short term rentals


Short-term rentals are buzzing with excitement and opportunity these days!
Owning and operating short term rentals is an effective way for investors to diversify their portfolios. Companies such as Airbnb and VRBO have brought the short-term rental market into the main stream making it easier for investors to profit from real estate ownership.

As a current owner of 3 short term rental cottages in Boise’s Northend, my husband and I view short term rentals as more of a total business than a real estate investment. Below are Several key points that will allow you to take advantage of the short-term rental opportunity and avoid potential land mines in the process, so let’s unpack a few thoughts!

1.Research your market carefully
As we all know it’s all about location,location,location. This is particularly true when it comes to owning properties to rent on a short-term basis. It’s important to find the best cities that attract tourists and business travelers while not ignoring the smaller towns. Start with a property in your local area for your first property. Make sure to investigate the local/state laws and housing regulation as some areas have bans or restrictions on short term rentals. Be sure to check the competition in the area you are looking to purchase. Is it already flooded with short term rentals?

2. Don’t think all short-term properties have to be vacation homes
Short term rentals don’t have to be related to a vacation home. We have guests wanting to work remotely for a change of pace, or they are in town for a medical procedure (we are close to St Lukes). We also cater to folks who are remodeling their house or wanting a “staycation".

3. Create an advertising/marketing plan
We are on Airbnb as well as VRBO and have done very well with both sites. We’ve also attempted direct bookings with our own website www.foxwoodcottages.com but don’t get the traction like we do with the major booking sites. There are other sites like www.flipkey.com and www.booking.com
When you’re ready to photograph your property go for the best! Hire a professional photographer. As we know pictures are worth a thousand words and definitely true in this case. Over 90% of people who select a place to stay do so based on the photos... Get good ones!

4. Plan your financing/ expenses
Typical expenses for the property include:
Short term rental insurance
Cleaning services
Furnishing the property upfront
Supplies, toilet paper, paper towels, laundry soap
Hiring a property management company is also another consideration to explore. We decided to manager our own not only for the additional real estate contacts it has provided (relocation guests) but the additional income. It all comes down to your personal situation and if you have the time to maintain your property.

Short term rentals can be an opportunity to grow your income stream and have a little fun in doing so (and maybe acquire a few real estate leads)
It takes time and hard work up front but once you have your system it’s much more passive. If you’re thinking it might be a good way to invest in real estate, talk to friends that have done it and be sure to do your research!

Jill Potter-Fuchs

Highest and Best


As the residential real estate market continues to boom; So does the opportunity for commercial real estate transactions. As companies continue to relocate to the Treasure Valley the need for prime real estate can be top mind. When evaluating the highest and best use of the property always keep in mind the principles of its definition.

1. Physically possible
2. Legally permissible
3. Financially feasible
4. Maximally productive

This takes into consideration not just the existing structure and use but also the potential value of alternative uses for the property. Best of luck with Highest and Best Use!

Douglas Oates

Agent Representation; the Bad, theGood, and the Other . . . .


I recently represented a home for sale, and talked to many people during our open houses. I was surprised by a potential buyer when they told me they thought they’d be better off if they bought without a real estate agent.

I asked if they knew how to write up a contract, evaluate and negotiate the price, issue counter offers, and follow through with inspections and potential disputes. I further explained the involvement with lenders and title companies needed to successfully close a transaction. In response, this potential buyer determined that they might be better off with representation by an agent.

The Bad . . .
So, given the determination by a potential buyer who clearly at that point in time had no agent representation, many in our industry would jump at the chance to “double end” the deal and offer to represent them. This would essentially diminish their representation to their existing client, the seller, as now the agent has to walk a tight rope between the buyer and the seller, representing both. However unfortunate, the clients’ interests; both buyer’s and seller’s, are secondary to the agent’s benefit in achieving commissions for both ends of a sale.

The Good. . .
As an ethical agent, I told them that I would not do this, as I would not be able to protect their best interests or more importantly, the best interests of my already established client, the sellers. I urged them to find an agent they trusted to move forward with any potential purchase they would make.

And the Other. . .
Another aspect to keep in mind is that many agents work as sole agents within their brokerages, while others work in teams. While teams allow agents to distribute their workload to others in their team, who do various pieces of a transaction in order to keep moving towards additional transactions, you should be aware that we are all, as agents, doing the same work, whether we do it all ourselves, or give it to others on our teams. We all work from the same MLS, we all use the same contract forms, and we all have to operate under the same rules, regulations and ethics standards.

When you choose an agent, consideration should be given as to how well they know the business of real estate as exemplified in their experience and knowledge of our profession, aside from how big their team is. Bigger is not always better. There is something to be said about sole proprietors who work without teams, in that they know the pulse of your transaction, as they are managing every aspect of its flow. As well, it is more than likely agents know their own neighborhoods better than other agents do, so give your neighbor agents a chance to service your real estate needs!

Debowden Bauer

Boise, Idaho Is A Great Place to Live the American Dream


Boise, Idaho offers a spectacular mix of rivers, jagged peaks and farmland with the lowest cost of living of the 11 western states.

Boise encompasses a whole lot of open spaces and a little bit of big city. The population of Boise city is 228,000 with almost no crime, great schools, friendly people and easy access to any outdoor activity you could think of.

Locals enjoy all four beautiful seasons, with summers that aren’t too hot and winters that aren’t too chilly. Rain is minimal here, with an average of just 12 inches per year, and more than 200 sunny days a year. Snow in Boise is usually pretty minimal, but if you’re a snow lover, you can head up to the ski resort, Bogus Basin that’s just 25 minutes away.
Boise is a Safe City
Boise as a whole is one of the safest cities which means kids can walk to and from school without worry, and many people still leave their doors unlocked.
Outdoor Recreation

Boise has one of the highest percentages of residents participating in outdoor recreation each year. The state is a whitewater rafters and kayaker’s paradise, with the middle fork of the Salmon River, North and South Fork of the Payette River known as premier wilderness rivers.

Skiers and snow boarders flock to Idaho’s ski resorts, Bogus Basin, Sun Valley, Brundage, and Tamarack to name just a few. These resorts are within a few hours’ drive from downtown Boise.

Spring is great in Boise; you can snow ski in the morning and golf, bike ride or hike the foothills in the afternoon.

Boise residents love being close to the great outdoors; snow skiing, snowboarding, cross county, camping, fishing, rafting, boating, hiking, ATV trails or hunting.
Boise State University

Boise State is the largest public university and grants more undergraduate degrees than any other university in the state of Idaho.

The Boise State Broncos football team has a lot of true fans in Boise and all of Idaho. You will see plenty of school spirit, Boise State colors and jerseys on Idahoans, while game day brings in big crowds.
Music Festival

Those who like their musical served in a festival setting, Boise has several gatherings to appeal to a wide range of music fans.

Just one example is; Treefort Music Festival which brings about 400 musical acts of all genres to Boise a five-day span once a year. The festival has grown to include art, technology, storytelling beer brewing and wine tasting.
There's More Culture Here Than Most People Realize
Boise has made a name for itself in the region as a cultural hub for jazz music and theater. Gene Harris Jazz Festival, the Boise Contemporary Theater, Idaho Shakespeare Festival on the Boise River, and the 208 Comedy Fest draws people from all over the Northwest every year. Ballet Idaho located close to downtown Boise offers 23 performances a year along with professional Academy of Dance.

A square block in Boise is dedicated to preserving the culture and history of Europe’s mysterious Basque people. Boise’s Basque Block is a small hub that includes two restaurants, a couple of cultural centers and some local businesses.OOD SCENES
Breweries and Wineries
There are literally dozens of breweries that have popped up in the area, and it’s hard to keep up with all the great beer at their fingertips. Check out the Boise Ale Trail, a free app that encourages residents to try new breweries via checking in on the app. Also, there are several wineries within a short walk or drive from downtown Boise.
A Thriving Job Market
Several analyst recently praised Boise as having one of the nation’s fastest-growing job markets. Part of this success can be attributed to the state’s growing technology presence that includes employers like Micron Technology, Inc. and HP Inc. Boise’s biggest industries still remain in health care and hospitality.

Let’s make February count!


February is a month that many of us would like to see end before it even begins. It is often gray, snowy, and cold, and it can feel like spring will never arrive. Let’s make this month be a countdown to spring by refreshing our indoor living so that when the time is right, our homes will be clean and fresh for the rest of the year!

A quick check list of to-do items will make this job easier. As tasks get accomplished, there is real satisfaction in checking them off. Give yourself one task a week and, by the end of the month, areas that often get neglected will be clean and ready for spring.

1. This first one is easy: make sure that you are replacing the furnace filter on a regular basis. It is best to spend a little more on a high-quality air filter. Although these can cost a little more, keeping the air quality in your home free of mold, pollen, and other microscopic particles from can be worth it. While you’re at it, use a dusting cloth to give a quick wipe-down of the filter plate and around the inside of the furnace case.

2. It’s also time to focus some attention on the kitchen. We’ve had a long season of indoor cooking, which can lead to an accumulation of grease and grime throughout kitchen spaces. Far a start, it’s time to clean the range hood and fan. Think about using a citrus-based cleaner that will make short work of the grease without the use of toxic or harsh chemicals.

3. Staying in the kitchen, remember to clean and de-grease the outside of your cabinets. The citrus-based cleaner is perfect to use on the surfaces of your cabinets. It’s safe and will not harm the finishes. While you’re at it, remember to wipe down the inside of the microwave. That’s one that is easy to put off until “tomorrow”! You’ll be happy with your fresh smelling microwave.

4. It may be time to clean that oven. This is certainly a task that we all can put off. The easiest (but harshest) way to clean the oven is to use a commercial oven cleaner, following the instructions on the package. For a greener option, sprinkle the bottom of the oven with baking soda, spritz with water, let it sit overnight, then scrub it clean. Be careful to follow the instructions for your particular oven. There are many new range/oven models that have special cleaning instructions. Make sure that you pay attention to these notes. After a winter of delicious indoor cooking, it always feels good to get your oven clean and tidy and ready for a little less use as we crank up our grills for some outdoor grilling.

5. Finally, use one of these weekends to pare down your closets. We all use our closets to put things away that we may (or may not!) use or want. Take a minute to do some sorting and remember someone’s trash is another person’s treasure. Donate to your local charity shop.

Nobody wants to spend hours and hours cleaning their home. This can lead to discouragement and make it easy to let things slide. Thinking about a deep clean of your home can be overwhelming. By dedicating one weekend a month to a different cleaning task, you can be finished by the time February is over and spring is on the way. You will feel so happy to know that you have a nice clean space!

Carol Relf

Signing vs. Closing


Do you know the difference between the signing date and the closing date? If you answered no, you are not alone. One commonly misused real estate term that repeatedly causes confusion is the word “closing”. Buyers and sellers alike (and oftentimes Real Estate Agents), have discovered that the inaccurate use of this word can cause misunderstandings as the transaction nears the finish line.

Many buyers, for example, are under the impression they will automatically receive the keys to their new home and move in on signing day, the same day they sign their loan and title documents. Likewise, an uninformed seller may show up on signing day expecting to waltz away with a “check in hand”. Although it IS possible in Idaho to sign and close the same day, signing day does not necessarily always mean closing/funding day.

According to Idaho’s Purchase and Sale Agreement, closing is “the date on which all documents are either recorded or accepted by an escrow agent and the sale proceeds are available to the seller”. Additionally, this is the date the seller must be completely removed from the property and the date in which the buyer is entitled to possession (unless agreed otherwise).

At long last, the Title Company will call to notify the Real Estate Agent saying it’s “funded and recorded”. For me, this is the highlight of my job as this is when I get the pleasure of calling my clients to share the great news with them (while doing my happy dance, of course)!

Like many things in life, having a clearer understanding can minimize frustrations therefore allowing for more positive experiences. Let Atova help guide you on your next real estate journey!

Happy days,

Cindy Ritchie

Why use an agent?


What I enjoy the most about being a Real Estate Agent is that it is never boring! No two clients or transactions are ever the same and that holds true for Real Estate Markets as well. Over my 15+ years as a Realtor here in the Treasure Valley I have seen our Real Estate market swing from one extreme to the other. The one truth that you can rely on is that change is inevitable and like a pendulum, Real Estate markets never rest in one place, not for very long anyway.

The 2020 Real Market is in the books and from a statistical stand point it was a record shattering year. The median price for single family homes in Ada County rose by as much as 17% and Canyon County saw a 24% increase in median home price for single-family homes. The most common explanation for this dramatic rise in home values in recent years has been a lack of inventory. However, a cursory analysis of total single family home sales in Ada and Canyon County actually reveals an increase in the total number of homes sold in 2020 over 2019. So, it’s not a so much a supply issue but an increase in demand for the available inventory that is driving appreciation in the Treasure Valley.

The result of this demand has led to a very strong seller’s market. While this is great news for those planning to sell a home in the coming year, don’t be fooled into thinking that it will be easy to sell your home. There are still a few things that sellers should be aware of. In our current market, competition for homes has become fierce. Buyers are going to unusual lengths to beat out competing offers. Waiving Inspection contingency and/or offers to waive the appraisal contingency or, bridge the difference between agreed upon purchase price and appraised value, are more common than ever. Release of earnest money, lease back agreements and a variety of other strategies are being employed by agents in an attempt to move their clients offer to the top of the heap.

In an unbalanced market where, creative strategies are being employed, it is more important than ever to have a professional Real Estate Agent on your side. Evaluating multiple offers (I have seen as many as 30 offers submitted in a single weekend), understanding the nuances and pitfalls of each individual offer, properly vetting prospective buyers, and effectively communicating all this information to sellers requires an experienced Real Estate professional.

You probably would not jump into shark infested waters without protection. In our current real estate market, you should think of your Realtor like a shark cage. Protecting you from the mayhem while you enjoy feeding frenzy.

Bob Poole