This is one of my favorite buyers but they can get a little crazy when asked to provide Proof Of Funds. The response is well I have to move some money around, cash out a CD etc. I really do not want to waste my time or my gas driving around showing houses to someone who can not purchase.
The old RE saying "Buyers Are Liars and Sellers are Worse"! What a fun industry, truly most buyers are serious and really do want a home but they will need to jump through the hoops. I explain to my buyers the shift in lending has come around 180 degrees. Used to be if you could sign your name and had a pulse you could get a loan now it is more like a visit to the proctologist. Bend over and cough!
So where is the happy medium? You want to buy a home, this is what you will need to do. No getting around it. And if you think you will get a discounted purchase because you are "all cash" think again. Chances are the price will not be lowered to accommodate your "All Cash" offer, no as a matter of fact they are new rules for you. First you will have to remove the appraisal contingency and we want you to close in 15 days or less. How's that for endearment for "All Cash" buyers? It gets better if you want a deep discount find a home that the lenders won't touch with a ten foot pole, because it doesn't have and floor coverings, kitchen and baths have been ripped out or it has some other major flaw that makes it un financiable.
The funny thing is by the time you replace what ever is missing you will be at the same value as if it had been perfect to begin with. With all the new appraisal software the banks are able to pin point the house value to with in the penny. And because of this there are no give aways, except maybe in Detroit Michigan. There you can buy a house for $500 and it comes with squatters, I mean instant tenants! Best deals? Lots of time looking, do the leg work and you just might fine a diamond in the rough and buy it at market value.
Realtor simple guideline to guesstimate a Homes values! Comparing apples with oranges? How to set values for embellishments? Do you think the old adage of Value equals Location, Location, Location, is true? Views, Pools, special interest additions can add desirability, and then Granite Counters, Travertine flooring, condition, square footage and any embellishments, upgrades, updates you can add to a property is worth 60-70% of the cost. This value will also be depreciated over time. Example would you consider if a twenty year old solid oak cabinette's
value even in good condition is equal in value to cabinets in the newer current color, or are they? Objective would be desirability.
Location is the basis for value. Like Homes within a one mile radius share values, and can be evaluated by sales per square foot within the last 3+ months. Pulses