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Real Estate

3 Strategies to Avoid a Bidding War When Buying in a Seller’s Market

I know you’ve heard that it’s a tough competitive market. We’ve all heard the horror stories of people that have made offers on dozens of home yet still haven’t been able to lock down “the one”. This doesn’t have to be your story!

There are ways to navigate this challenging terrain and avoid getting caught up in those dreaded bidding wars. In this blog post, we’ll explore three friendly strategies that can give you an edge when buying a home in a competitive sellers market. Let’s jump right in!

Find the Hidden Gems: Target Homes on the Market for 7 Days or Longer
While it may seem counterintuitive, targeting homes that have been on the market for 7 days or longer can be a winning strategy. These homes might have slipped under the radar of other eager buyers, offering you a better chance to negotiate a fair price without having to fend off multiple offers. By keeping a keen eye on these hidden gems, you might just discover a diamond in the rough that others have overlooked.

Explore New Horizons: Consider Building a New Home or a New Construction Spec Home
When the existing housing market is highly competitive, sometimes the best strategy is to think outside the box and consider building a new home or exploring new construction spec homes. This allows you to avoid bidding wars altogether, as you can work directly with builders or developers to secure a brand-new property that meets your specific needs. Plus, you’ll have the added benefit of choosing finishes and customizing your dream home from scratch. It’s like getting a VIP ticket to circumvent the frenzy of the resale market!

Partner with a Pro: Leverage the Expertise of a Realtor
In a competitive sellers market, having an experienced realtor by your side can make all the difference. They know the ins and outs of the market, have access to exclusive listings, and can help you navigate the complexities of homebuying with ease. A skilled Realtor can guide you through the process, assist in finding off-market listings, and negotiate on your behalf to avoid bidding wars or secure the best deal possible. So, don’t hesitate to tap into their expertise and let them be your trusted ally in the journey to finding your dream home.

I’d love to help you in your home buying journey! Reach out here and let’s get started!

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Exploring the Role of a Realtor in Facilitating the Purchase of a “For Sale by Owner” Home

Navigating the real estate market can be both exciting and challenging, especially when encountering a “For Sale by Owner” property. In this article, we will delve into the role of a Realtor and discuss how their expertise can assist buyers in successfully navigating the unique process of purchasing a home directly from the owner. So, let’s explore the benefits and considerations involved in engaging a Realtor when dealing with “For Sale by Owner” homes.

The Challenges of “For Sale by Owner” Properties:

Discovering a “For Sale by Owner” home can initially feel like uncharted territory. While these properties may offer appealing opportunities, buyers often encounter complexities associated with negotiations, market knowledge, legal aspects, and other factors typically handled by real estate professionals.

The Realtor Advantage:

Engaging a Realtor can provide significant advantages when it comes to purchasing a “For Sale by Owner” property. These professionals possess the experience, knowledge, and skills necessary to guide buyers through the unique intricacies of this type of transaction.

Negotiation Expertise:

One of the primary benefits of working with a realtor is their expertise in negotiation. They act as impartial intermediaries, ensuring that both parties’ interests are represented fairly. Realtors are skilled at navigating the intricacies of price discussions, contract terms, and resolving potential disputes that may arise during the transaction.

Market Insight:

Realtors possess in-depth knowledge of the local housing market, regardless of the listing type. Their access to comprehensive market data, understanding of neighborhood trends, and pricing expertise can help buyers make informed decisions when considering a “For Sale by Owner” property. Realtors provide valuable insights into fair market value, ensuring buyers are making a sound investment.

Navigating Legal Complexities:

Purchasing a home involves navigating a multitude of legal documents and potential pitfalls. Realtors bring a thorough understanding of contracts, disclosures, and other legal requirements. Their expertise ensures buyers are protected throughout the process and can address any legal concerns or questions that may arise during the transaction.

Collaborative Professionalism:

Working with a Realtor offers a professional and collaborative experience. They serve as trusted advisors, supporting buyers with their knowledge and expertise. Their commitment to providing a seamless and efficient home-buying process fosters a sense of professionalism and ensures buyers receive dedicated assistance every step of the way.

Engaging a Realtor when considering the purchase of a “For Sale by Owner” home brings numerous benefits and expertise to the table. With their negotiation skills, market insight, legal acumen, and collaborative approach, realtors play a crucial role in facilitating successful transactions in this unique real estate scenario. By relying on their professional guidance, buyers can navigate the complexities associated with “For Sale by Owner” properties with confidence, ultimately achieving their goal of homeownership.

What Does the Appraisal Process Include?

Grand Rapids Michigan what is an appraiser

Hey there! Have you ever wondered what exactly an appraiser does and whether or not you need an appraisal done? Well, let me break it down for you.

What is an appraiser?

Basically, appraisers are licensed or certified professionals who provide an opinion of value for a property. They are highly trained individuals who understand current real estate market conditions in your area. And if you’re buying a home or refinancing, you’ll likely need one since all states require appraisers to be licensed or certified to provide appraisals to federally regulated lenders.

Appraisers are considered third-party participants in the transaction, and their work assures mortgage lenders that the amount they are lending does not exceed the home’s true value. But it also assures that you, as the home buyer or homeowner, are receiving a fair, unbiased price for your property.

What does a home appraiser look for?

So what does an appraiser look for? Well, they research recently sold properties in your area with features similar to your prospective home, called “comparables.” They also consider factors like the condition of the home, size of the property, quality of landscaping, quality of roofing and foundation, number of bedrooms and bathrooms, and more.

More specifically, you can expect the following factors to be reviewed:

A home appraisal is not the same as a home inspection. Learn about the differences and the importance of home inspections.

How long does an appraisal take?

Now, you might be wondering how long an appraisal takes. For home buyers or borrowers looking to refinance, you can expect an appraiser to be at your home approximately 20-60 minutes, depending on the size of the property. Once the physical appraisal is complete, the appraiser creates a written report of findings for the mortgage lender, which generally takes about a week.

How to prepare

Maximize your home value ahead of time, so your home appraises as high as it can. This may include significant work such as home renovations, or simple tasks like the ones listed in the checklists below:

Appraisal checklist for buying a home

  1. Review neighborhood home values and recent sales
  2. Assess your desired home’s condition so you can plan ahead for necessary repairs
  3. Include an appraisal contingency so your offer can be withdrawn if the appraisal comes up short
  4. In a competitive seller’s market you may want to offer an appraisal gap to cover any shortage should the appraisal come in low.

Appraisal checklist for selling or refinancing a home

  1. Ensure your landscaping is on point as“curb appeal” is considered during an appraisal
  2. Repairing damaged drywall or painting rooms can factor into your valuation
  3. Make sure every light switch, wall outlet, fan or vent works
  4. Document recent home improvements with estimated prices and dates
  5. Provide copies of previous appraisals
  6. Make sure all rooms of the house are accessible

Be aware of the $500 rule

Appraisers tend to value property in $500 increments – like $300,000, $300,500, $301,000, etc. Because appraisals with $500 increments are common, it’s in your best interest to make small repairs if you are selling your home or refinancing. Even the smallest of changes can contribute to the overall condition of your property.

What Does Highest and Best Offer Mean?

If you’re in the market to buy a home, you may have come across the phrase “highest and best offer” when dealing with sellers. It may seem daunting, but it’s actually a common practice in the real estate world.

When a seller asks for your highest and best offer, it means that they want to see the best possible offer you can come up with. This is usually done when there are multiple offers on the table and the seller wants to make sure they’re getting the most value for their property.

Now, you may be wondering why you should trust your Realtor to guide you in this situation. Well, your Realtor has experience in negotiating and can help you come up with the best offer possible based on market conditions and the condition of the home. They can also advise you on whether or not it’s worth competing with other offers and if there are any other factors to consider.

It’s important to remember that a seller asking for your highest and best offer doesn’t necessarily mean they’ll accept it. It’s simply a way for them to gauge the market and see what buyers are willing to pay. So don’t feel pressured to offer more than what you’re comfortable with.

In the end, it’s always best to trust your Realtor and their expertise. They have your best interests in mind and will work to make sure you get the home of your dreams at a price you’re comfortable with. So don’t be afraid to ask questions and lean on their guidance during the home buying process.

Is Condo Living Right For You?

Have you been thinking about simplifying life? Many people get to a point where they’d rather travel, spend time with friends/family or enjoy their hobbies than invest their time and efforts in maintaining their home. If this is you, condo living may be the right fit. Consider these factors before making your decision:

  1. Lifestyle: Condo living can be great for those who want a low-maintenance lifestyle. You won’t have to worry about outdoor maintenance, such as mowing the lawn or shoveling snow. This can be particularly attractive for retirees or busy professionals. On the other hand, if you enjoy spending time in your yard or having more space to yourself, a condo may not be the right fit.
  2. Cost: While condos can be less expensive than a single-family home, they also come with monthly fees for things like maintenance and amenities. Make sure to factor in these costs when considering if a condo is within your budget. Additionally, you’ll want to factor in any costs associated with selling your home, such as real estate agent fees and closing costs.
  3. Location: Condos are often located in urban or suburban areas, which can be great for those who want to be close to amenities like restaurants and shops. However, if you prefer a more rural or secluded location, a condo may not be the right fit.
  4. Space: Condos typically offer less space than a single-family home, which can be a challenge if you have a lot of belongings or need space for visiting family members or hobbies. Make sure to consider the amount of space you need when deciding if a condo is right for you.

Choosing to shift to the condo lifestyle can be a big change, but for many it is a great fit and allows them to simplify life and have time to do the things that they enjoy. Looking for more info about the process of downsizing to a condo? Reach out to me, I’m happy to help!

Best Practices for use of Video Surveillance Cameras While Selling Your Home

So this day in age in home and front porch door bell cameras are super popular. I, myself have one. It’s great for many things. Tracking when packages are delivered, looking to see who is at the front door before deciding whether or not you will answer it, preventing porch theft, monitoring your baby while they are in the crib, etc.

Now lets talk about whether or not it is appropriate to have these types of devices recording while your home is for sale. In the Grand Rapids, Michigan area the market where I work, they address audio surveillance (not necessarily video) during showings, open houses and inspections.

Audio Surveillance. Seller understands that the use of an audio surveillance device during showings, open houses, or inspections on the property may result in a violation of state and/or federal criminal wiretapping statuses. Broker recommends that Seller disable any audio recording devices during showings, open houses and inspections.

It does not say anything about limiting video. Furthermore it only recommends that you disable the audio during showings, open houses and inspections, mainly because you could be breaking wiretapping laws that the state and/or federal government have in place.

This is important to note for potential buyers. When touring homes do not assume that the sellers have turned off the video and/or the audio on the cameras in and around their home. Most sellers are likely to follow the rules however some may be willing to risk it and keep them on.

I tell my buyers to be careful what they say when looking at homes. You never know when the seller is listening in and it can make the difference between the seller being inclined to be acceptable or negotiable to your offer (if they hear something negative they may be offended). In addition it could possibly make your negotiating position weaker if you make an offer lower than the ask price, yet the sellers heard on their audio recording that you were willing to do anything you could to buy the home.

Best practice recommendations:

If you are a seller, turn off the audio when potential buyers are in the home.

If you are a buyer, assume that the sellers have the video and audio on while you are in the home. Do not say anything you do not want them to hear.

10 Tips for Relocating to a West Michigan

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Hey there, future West Michigan residents and newcomers! If you’re getting ready for a move to this fantastic region, I’ve got your back with some awesome tips to make the transition smooth as butter. From finding your dream spot to getting all the paperwork squared away, moving can be a breeze with the right know-how. So, here are 10 top-notch tips to rock your relocation game in West Michigan!

1. Get Your Research On Before diving into the scene of West Michigan, let’s do some detective work. Check out what neighborhoods vibe with you, where the action’s at, and what job opportunities are on the horizon. Dive into online resources and chat up locals for some real-deal insights about living in this vibrant region.

2. To Buy or Not to Buy? This is your canvas—time to decide if you’re renting or owning in the West Michigan area. Whether you’re in it for the long haul or just feeling out the vibe, a local Realtor can be your compass in this decision.

3. Organize Like a Pro Making a move might sound daunting, but a little prep goes a long way. Make a checklist of to-dos, set yourself some deadlines, and gather all those important papers in one safe spot for your West Michigan adventure.

4. Keep What Sparks Joy Before you pack, channel your inner Marie Kondo and declutter your life. Toss out stuff that doesn’t align with your new adventure in this stunning region.

5. Pack Like a Champ Ready for packing? Let’s be smart about it. Create an inventory, tag those boxes, and snap pics for future reference. And hey, go for smaller boxes with the heavy stuff—it’s a game-changer for your journey in West Michigan.

6. Don’t Forget Your Furry Friends Got pets? They’re part of your crew too! Plan pet moves with pit stops and plenty of treats. They’ll be explorers of this area in no time.

7. Call Up the Utility Squad Prep for your new chapter by giving a heads-up to your utility providers. A little heads-up ensures everything’s ready to roll when you make your debut in the West Michigan region.

8. High Five Your New Neighbors Get ready to make pals! Knock on doors, invite neighbors over, and bond over your new digs. Plus, they’ll know all the best spots around.

9. Be a Local Explorer Once you’re all settled, it’s time to hit the town. Discover the gems, from the local coffee shop to the coolest hangout spots.

10. Embrace the Vibe Adjusting to life is like riding a bike—takes a little time, but you’ll get there. Make your space homey, meet new faces, and don’t sweat the small stuff.

Whether you’re crossing states or just neighborhoods, I’m all in to make your move a breeze. Reach out at 616-293-9952 or lizopatic@gmail.com for the lowdown. Let’s dive into your awesome adventure together!

What You NEED to Know About Buying a Home Contingent Upon Selling Your Current One

You’ve weighed the options of selling before buying or buying before selling. You have finally decided that buying a new home with a contingency of selling your current home is the best way to go.

I’m going to be real…this is going to be stressful and complicated but SO worth it when you are sipping coffee on the back deck overlooking your gorgeous new back yard.

The best way I can help keep the stress level down is by breaking it down to bite sized steps. This will help you feel more “in control” during the process. Keep in mind this is a general overview. When we meet at your consultation we will put your personalized plan in place. I will give you more details as we go along and promise that I will be holding your hand the whole way.

Let’s start with a little review. Contingent Offer, what does that mean? A contingency is a provision of the contract that keeps the agreement from being fully legally binding until a certain condition is met. In this article we are specifically referencing the contingency of selling and closing the buyer’s current home prior to closing on the sale of the new home that they are purchasing.

Here we go breaking it down…

  1. Meet with your Realtor to discuss the market value of your current home and your goals for the next home.
  2. Contact a trusted mortgage lender. Discuss with them the amount of mortgage you will need to buy the next home and provide them with the approximate proceeds that your Realtor estimated for you.
  3. Determine if your goal is possible and worth it to you to continue with the process.
  4. If the numbers and information are in alignment, go through the formal pre-approval process and have your Realtor help you determine what needs to be done to your home so that you can put it on the market immediately once you find “the one”.
  5. Search for a home
  6. Go under contract on a home
  7. Put your home on the market
  8. Accept an offer on your home.
  9. Mortgage process on both sales.
  10. Close on homes, current home first and possibly both on the same day.
  11. Possession- turn over your home and move into the new one.

Ready to get the ball rolling? Start with step 1. Click here to schedule a consultation!

Upgrade Your Life by Downsizing Your Home

You’re ready for a new chapter in your life and not sure that your current home fits in this chapter or not. Some of the most popular reasons for downsizing include.

  • You are not using most of your living space.
  • You’d like a different style of home or floorplan because your lifestyle has changed.
  • Your yard and landscaping are getting to be a burden to maintain.
  • You want to simplify your life so that you can focus on more important things.
  • Your wants and needs have changed since you first moved in.

Now you’ve committed to the change. Let’s talk about the journey and steps to take to get to your new and improved chapter.

The first step is deciding what type of home are you looking for. Do you want that cabin on the lake, a spacious condo with an open concept floor plan, a new construction ranch home, a home in a warmer state? There are so many options!!

The second step is to determine if your goal is possible at this time. Find out what your current home is worth on the market. Determine what the cost will be to purchase your new home. Do the numbers work? Are there properties on the market that fit your wants/needs and are in your budget? Is there a market for your home right now?

Step three is to come up with a game plan and put it into action. The market (and a great Realtor) will help you determine which strategy is best.

  • List your current home then look for a new one once your home is under contract.
  • Buy your new home (cash, bridge loan, new mortgage), then list and sell your current home.
  • Look for a new home. Once you find the right home, write an offer contingent upon you selling your home. If your offer is accepted, list and sell your home.
Let’s Meet to Get the Journey Started!

Buying New Construction? Mistakes to Avoid

Brand new carpet, fresh paint, shiny appliances – what’s not to love about buying new construction? ⁣
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While that new home feel is intoxicating, buying new construction can be tricky without some initial know-how. So you can experience all the pros and none of the pitfalls, here are some mistakes to avoid when purchasing a new construction home.⁣
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Failing to research the area ahead of time. It’s easy to fall in love with a neighborhood and floor plan before doing your due diligence about the surrounding community.

  • Ask around to assess what’s happening (or not happening!) in the area that may impact your home’s value down the road.⁣
  • Research the school district, even if you do not have kids or ever plan to have kids, the school district ratings affect the real estate values in the area.
  • Drive through the neighborhood at several different timeframes of day to get a feel for what it’s like. If you’re looking for a quiet subdivision and drive through during mid morning it may feel quiet. If you drive through again during the evening there may be more chaos and traffic through the neighborhood. This is helpful to know when making a decision.

Not thoroughly vetting your builder/developer. A builder can make or break your experience buying new construction, so make sure you do your research. And don’t just take their word for it.

  • Ask for referrals. Talking to other clients that have experienced the building process and even more importantly have lived in a home that was built by the builder can be extremely helpful. A reputable builder should have former clients that they can put you in touch with.
  • Read online reviews. Be careful to put too much weight of these. Most people tend to be more willing to share negative experiences vs. positive experiences. Still I highly recommend reading what you find and keeping it in the back of your mind. If there are a lot of negative reviews, this is definitely a red flag.
  • Consult your Realtor. Realtors work with builders and sell spec homes all of the time. Your Realtor is a great resource for you in this process. In fact, I highly recommend that you involve them in the whole process. They will absolutely be your advocate and help you avoid common mistakes.


Waiving the home inspection. Heads up! Newer homes can have just as many problems as older homes, so don’t waive the home inspection. It can alert you to things your builder overlooked or didn’t properly complete.⁣

Not asking about what type of warranty the builder will give you with the home. Don’t just assume the home comes with a warranty. Find out what is covered and for how long.

Considering building a new home? I offer a free new construction guide to help you in the process.

Download Your FREE Copy of Buying New Construction


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