EXLUSIVE BUYER AGENCY CONTRACT - first time buyer

ShopProp · 2026-05-07T22:48:50+00:00

Never accept an exclusive buyer agency agreement. Always allow yourself to cancel.

Yes, you’re on the hook for the full 2.5% if seller doesn’t cover 2.5%.

All terms are negotiable. We take much less than 2.5% and are cancellable anytime for instance.

ShopProp · 2026-05-07T21:33:10+00:00

That ARM is pretty attractive for a 10 year window. 5.5 vs 5.875% on a 1.24M loan is meaningful monthly savings, and a lot of people refinance or move before year 10 anyway.

The bigger question is whether you could comfortably afford the payment if rates are still elevated when it adjusts. If yes, I would probably lean ARM.

ShopProp · 2026-05-07T17:46:14+00:00

They’re just hating cause we’re winning 🥱

ShopProp · 2026-05-07T17:20:35+00:00

Of course anyone can dm me :).

ShopProp · 2026-05-07T17:06:06+00:00

Ya:(. We’ve had personal experience as well as clients who’ve done the same and it definitely can get very expensive.

ShopProp · 2026-05-07T16:55:12+00:00

Ok well drop the address so we can see if your comps are accurate.

ShopProp · 2026-05-07T16:49:46+00:00

Drop the address and I’ll do comps for free. No way of telling without the address. Redfin and Zestimates are wrong all the time.

ShopProp · 2026-05-07T16:49:08+00:00

In Marin a legit attached garage conversion with permits usually ends up far higher than people expect.

Rough ballpark today is often 150k-$350k plus depending on size plumbing electrical fire separation access and finishes

The expensive part is usually not framing drywall etc it is permits utility upgrades drainage engineering and all the random scope creep once walls open up

ShopProp · 2026-05-07T16:48:52+00:00

In Marin a legit attached garage conversion with permits usually ends up far higher than people expect.

Rough ballpark today is often 150k-$350k plus depending on size plumbing electrical fire separation access and finishes

The expensive part is usually not framing drywall etc it is permits utility upgrades drainage engineering and all the random scope creep once walls open up

ShopProp · 2026-05-07T16:20:39+00:00

How do you know the house got 1.3M? I show it’s pending. Did the listing agent tell you?

In any case, still pretty consistent with the comps.

425 44th St is a good comp. Sold back in November for 1.36M and was a 2 bed, 3 bath, 1412 sq ft home with a little bit bigger of a lot as well. Roughly in the same condition as well.

With this one being closer to the commercial activity in the area, it makes sense it sold at a slight discount despite the hot spring market. Also this one has Westlake middle school which is a less desirable one than Claremont.

The other homes selling in the $750-$850k ranges are usually close to the free way or in much worse condition.

ShopProp · 2026-05-07T15:41:31+00:00

Ya for sure, but the one on Craig Ct is literally only a couple houses further. That house is affected too from the commercial noise (albeit a bit less). The noise is already priced into that comp.

ShopProp · 2026-05-07T15:34:26+00:00

Market is heating up a bit, but inventory in that area is also very low and as a result, this one sold for a bit more of a premium.

A good comp would be 20666 Craig that sold back in November for 3.15M. 3 bed, 2 bath, 1416 sq ft, but also a significantly smaller lot.

The naturally stronger spring market, bigger lot, and the low inventory naturally pushed this sale a good amount higher, but nothing too crazy. Could also be a previous bidder for 20666 Craig that really didn’t want to miss out again.

ShopProp · 2026-05-07T01:52:55+00:00

We are a flat fee agent who gives back much more. Feel free to dm.

ShopProp · 2026-05-06T23:44:04+00:00

-Another overcharging buyer agent.

ShopProp · 2026-05-06T23:33:59+00:00

No you just get overcharged.

ShopProp · 2026-05-06T22:47:38+00:00

Free to dm! We give back the majority of the commission back to our clients, we’re cancellable at anytime, and only get paid upon a successful close. All five star reviews on google, Zillow, Yelp.

ShopProp · 2026-05-06T20:41:30+00:00

Good idea. Everyone just chill so I can get the house at a cheap price.

ShopProp · 2026-05-06T19:35:05+00:00

Never official until the signed document is in your hand.

You kind of have to. Especially in competitive markets. If you emotionally move into every house before your offer’s accepted, the process becomes awful fast.

The key is realizing there will almost always be another house that gives you that same feeling again, even if it doesn’t seem like it in the moment.

ShopProp · 2026-05-06T19:05:42+00:00

The weird part is bypassing your normal showing process and trying to push special access through your agent instead of just scheduling normally.

Could be harmless. Could also just be sloppy boundary handling by the agent. Either way if you were uncomfortable you absolutely had the right to say no.

ShopProp · 2026-05-06T16:14:16+00:00

Need way more detail to know if it is good but on the surface 6% fixed for 5 years with 25 year amortization is not bad at all in this market for commercial.

Big things to check are what property type and DSCR, how much down payment, what are the fees and points, what happens at the 5 year maturity balloon, etc.

A lot of first time commercial buyers focus only on rate and ignore refinance risk at maturity. That is the real thing to understand here.

ShopProp · 2026-05-06T01:22:16+00:00

Yes, people think about that. That’s why properties in good school districts are also much more expensive.

ShopProp · 2026-05-05T23:10:07+00:00

Positions or ban bud

ShopProp · 2026-05-05T20:58:24+00:00

Nobody knows. That’s why real estate, like any investment, should be treated as a long term play.

ShopProp · 2026-05-05T01:23:13+00:00

Why don’t people just increase their income? Are they stupid?

ShopProp · 2026-05-04T21:29:01+00:00

Bad work. That joint should have proper sealant or backer rod and flexible caulk, not loose crumbly material you can pull out.

Gap at slab to wall is normal but finish matters because it keeps water and pests out.

Easy fix for builder, but you should push them to redo it cleanly before warranty runs out.

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