Winning a Bidding War
So you’ve found a home you like, but the problem is other people like it too, and now you’re in the dreaded bidding war. How do you win? Well in all honesty, you can’t always win these, sometimes there’s just a bigger fish. What you can always do is increase your odds. We make sure that all of our buyers put their best foot forward when it comes to submitting and offer and here’s how we do it.
How do you win the bid?
Become the strongest buyer you can be! The best odds are to be a cash buyer that can accommodate the seller’s timing and waive your home inspection (we don’t suggest this last part but technically that would make you a very strong buyer).
That’s a little unrealistic, right? Although there are people who fit that bill, 95% of buyers aren’t able to this. So what can you realistically do? Let’s break down the keys aspects of a winning offer:
Price
The best price is not always the winner, but ensuring that you can afford to bid above asking price is key. You can also sweeten the pot by saying you will cover any difference in appraisal value in cash.
Deposits & Down Payment
A bigger Purchase & Sale deposit and a larger down payment typically indicates a more serious buyer and less potential of financing issues.
Timing
The seller is almost always going to go with the buyer that can be flexible and accommodate their timing.
Contingencies
This is where the real difference is made assuming all of the bids are close in price. Who is going to be the easiest buyer to work with?
Mortgage Contingency
If you need a mortgage, this isn’t something you can avoid so you need to minimize a seller’s concerns. Offering well above asking price is an easy first step. After that make sure your mortgage pre-approval is thorough. Have your lender go through as much of the underwriting process as possible ahead of time so that you can show the seller that there is nothing to worry about money-wise.
Home Sale Contingency
Needing to sell your home before you can buy is a tough predicament when there are a lot of buyers out there who have nothing to sell, but it’s not a deal breaker. In this scenario we want to get a solid buyer under contract on your place with a contingency that you need to find suitable housing in order to close. This way we can show the sellers of your potential new home that we have minimized the risks of your home sale contingency as much as possible.
The other option is to just sell your home in advance and go into temporary housing to remove this issue all together.
Home Inspection Contingencies
We never recommend that a client waive their home inspection, especially on older homes, but some people who are competent with home maintenance feel comfortable doing so, especially in condos or newer houses. We suggest that our buyers say that they will cover X amount in home repair costs. This shows that you don’t intend to nickel and dime on the cost, you only want to know what you are getting yourself in to and reserve the right to walk away should any major issues be found.
Bonus: A Personal Touch
Stand apart from others by being yourself. Write the sellers a personal letter that gives them an idea of who you are and why you find their home so special. Including a photo helps bring it all together. Some people even go as far as to record a short video clip of themselves instead of writing a letter.
Ultimately we want to put ourselves in the seller’s shoes and think about what concerns they will have and how can we minimize them. Last year, we proudly found all of our buyers homes no matter what their circumstances were, and we’re excited to do the same for you!
You deserve a better home buying experience.
85 Oak St, Avon, MA 02322
OFFER ACCEPTED
5 beds | 3 baths | 3,462 sq.ft.
MLS # 72771766
A home designed for multigenerational living. Need space for the kids, in-laws, or working from home? 85 Oak St has you covered! The floor plan has clearly defined living spaces with MANY modern updates; a 2 year young septic and heating system! Left side of home consists of kitchen, living area, laundry, 2 bedrooms and 2 bathrooms. The right side offers kitchen, living area, full basement/laundry, 3 bedrooms and one bathroom. A great location, close to shopping and highway.
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HOME & PROPERTY INFO
Lot Size: 0.36 acres
Year Built: 1958
Style: Colonial
Total Rooms: 9
Roof: Asphalt shingles
Exterior: Vinyl
Basement: Full, finished
Parking: 6 paved driveway
Heating: Oil, hot water baseboard
Cooling: Window a/c
Cooking: Electric
Water: Town
Sewer: Private septic (Title 5 Passed)
Estimated 2020 Taxes: $7,011
TOWN OF AVON
Avon is a small, conveniently located town just 25 min south of Boston. Easily accessed via Route 24, Avon makes an ideal home for commuters and anyone looking for a small town setting while still being close to the convenience of bigger metropolitan areas.
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Call Tracy at (508) 463-6481 or email us via the form below.
68 N. Main St, Easton, MA 02356
PENDING - Offer Accepted
4 beds | 2.5 baths | 2,713 sq.ft. | 4.8 acres
MLS # 72745542
Within the Village of North Easton you’ll find this delightful American Foursquare home with guesthouse, sitting on 4.8 acres. It's truly a nature-lover’s haven! The grounds feature 3 ponds, stonewalls, walking trails, and plenty of space to run around, garden, or expand. Inside the main house you'll find 4 bedrooms, 1.5 bathrooms and a finished walk-up - it's the perfect blend of old world charm meets modern updates. The 2 story guesthouse with kitchenette and full bath is ideal for your in-laws, a home business, hobby studio, or rec space. 68 North Main is within walking distance to the town center with incredible restaurants, a brewery, parks, yoga studios, and more! And, the historic town of Easton offers strong schools, over 4000 acres of conservation land, easy access to I-495, Route 24, and two commuter rail stations (Stoughton and Mansfield). There's a lot to love about this wonderful home, neighborhood, and town - we can't wait to show you around!
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Updates
New Roof in 2012
New Insulation in 2012
Septic System installed in 2001
New Windows 2012
Updated electric
New heating and hot water system main house 2016
Soapstone countertops in kitchen
Stainless Steel appliance (Bosch dishwasher 2016, French door refrigerator 2015)
Updated bathrooms
Finished third floor attic / playroom
Security system, exterior cameras, and August lock
Irrigation system (front yard)
Fenced area with shed
Finished detached studio/guest house with kitchenette & full bath
Hot water heater 2016
New carpet 2020
HOME & PROPERTY INFO
Lot Size: 4.8 acres
Year Built: 1910
Style: Colonial
Total Rooms: 12
Roof: Asphalt shingles
Basement: Full walkout, unfinished
Parking: 6 paved driveway
Heating: Natural gas, hot water baseboard
Cooling: Window A/C
Cooking: Electric
Water: Town
Sewer: Private septic (Title 5 Passed)
Estimated 2020 Taxes: $7,359
TOWN OF EASTON
Easton is a charmingly historic town in southeast Massachusetts with easy access to I-495 and Route 24. With strong schools, sought-after restaurants, two golf courses, and over 4,000 acres of conservation land - there’s a lot to love!
And we have to mention some of our favorite spots…
Request More Info or Book a Tour
Call Tracy at (508) 463-6481 or email us via the form below.
147 Randall St, Easton, MA 02356
SOLD: $835,000
3 bed | 2.5 bath | 2,700 sq.ft. | 1.59 acres
MLS # 72730330
A captivating property thats not to be missed! Bordering acres of conservation land, this home has been extensively updated with a modern touch and natural materials creating harmony with the home and its retreat like setting. The interior layout is timeless; offering informal and formal spaces for dining, entertaining, working, or solitude. Since 2007 more than 60 improvements have added to the home's charm while offering all of today’s sought after features. Our favorites are the kitchen designed for an aspiring home chef, the outdoor entertaining area with wood-fired pizza oven, an all season sun room surrounded by nature, and the bonus spaces that are perfect for working at home. Within the historic town of Easton, the location offers easy access to I-495, Route 24, and two commuter rail stations. With strong schools, sought-after restaurants, two golf courses, and over 4,000 acres of conservation land - there’s a lot to love!
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Extensively Renovated!
Backyard Entertaining Area
Wood-fired Pizza Oven & Built-in Grill
Outdoor Refrigerator
Stone Fire Pit & Waterfalls
Wired for Surround Sound
Home Theater w/ Retractable Screen & Blackout Blinds
Brady Sunroom w/ Gas Fireplace & Lifetime Warranty
Updated Kitchen
New Appliances
Vented Hood & Thermador Cooktop
Quartz Counters
Chevron Tile Backsplash
Hand-painted Dining Room Mural
Master Bath - Oversized Tile Shower & Double Bowl Vanity
California Closets in Master Suite
Updated Guest Bath with Stone Shower
Sprinkler System & Landscape Redesign
New Anderson Windows - 2017
Whole House Generator - 2016
Vinyl Siding & Architectural Shingles - 2007
On-demand Water Heater w/ 40 gal Tank - 2007
4 zone Gas Heating & 2 zone Central Air - 2007
HOME & PROPERTY INFO
Year Built: 1979
Style: Cape
Total Rooms: 10
Roof: Architectural shingles
Basement: Full, unfinished
Parking: 2 car attached garage, 8 car looping gravel driveway
Heating: Natural gas, baseboard
Cooling: Central air
Cooking: Natural gas
Water: Town
Sewer: Private septic (Title 5 Passed)
Estimated 2020 Taxes: $8,101
TOWN OF EASTON
Easton is a charmingly historic town in southeast Massachusetts with easy access to I-495 and Route 24. With strong schools, sought-after restaurants, two golf courses, and over 4,000 acres of conservation land - there’s a lot to love!
And we have to mention some of our favorite spots…
Request More Info or Book a Tour
Call Tracy at (508) 463-6481 or email us via the form below.
6 Janet Rd #2, Easton, MA 02375
FOR SALE: $199,900
1 bed | 1.5 bath | 642 sq.ft. | 2 parking spaces
MLS # 72711581
Single level, easy living is what’s in store for you at the ever popular Easton Crossing Condominiums. As you step through the front door you’re sure to be pleased with this pristine condo. The kitchen features maple cabinets, stainless steel appliances, and granite counters! Just outside the living room is a private patio perfect for grilling. In-home laundry and a spacious bedroom round out this move in ready home. The convenience of condo living means there’s plenty of time to enjoy all that Easton Crossing has to offer - a pool, dog park, fitness center, basketball, tennis courts, and a community room. A wonderful community situated in a fabulous town! We suggest you check out Borderland State Park, followed by lunch at The Farmer's Daughter, and don’t forget to pick up some craft beer at Shovel Town Brewery to enjoy while you BBQ.
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Home Info
Year Built/Converted: 1976/2005
Style: Townhome
Parking: 2 deeded, off-street
Heating: Electric baseboard
Cooling: Wall-mounted A/C
Cooking: Electric
Water: Town
Sewer: Community
Estimated 2020 Taxes: $2,214
Community
Name: Easton Crossing
Total Units: 188
Pets Allowed: Yes
HOA Fee: $315 per month
HOA Covers: Hot Water, Water, Sewer, Master Insurance, Swimming Pool, Exterior Maintenance, Road Maintenance, Landscaping, Snow Removal, Tennis Court, Recreational Facilities, Exercise Room, Clubroom, Refuse Removal, Reserve Funds
Request More Info or Book a Tour
Call Tracy at (508) 463-6481 or email us via the form below.