Housing News

Series LLC Structure

Fri, 10 Oct 2025 20:49:26 +0000

I have a series LLC in TX (let's call it Main LLC) with a couple of protected cells (let's say A and B protected series). Each cell is on the deed for one property (e.g.: Main LLC - A protected Series). Each series has a separate bank account and also there is a bank account for Main LLC.

My management software doesn't allow me to use multiple payment accounts for expenses, but it does allow separate accounts for rent payments per-property. So the rent for each property is going to the correct series account, but all expenses for repairs, software costs, etc come out of the Main LLC account. Property specific costs are then reimbursed from the series account to the main account, e.g. for repairs. Other expenses like tax and mortgage for each property can be paid directly from the correct series account. In the operating agreement, it is stated that Main LLC may pay for expenses and then the responsible series can reimburse.

Is the best way to structure these entities and does this give me enough legal isolation between all the entities?

Another option is to treat Main LLC as the "management company" and the cells as holding companies. But then the lease agreement will have "Main LLC" on it, instead of "Main LLC - A Series", which shifts the management liability to the main company, which I assume can provide a path for breaking the isolation between the series. The deeds would still be in the series names, but not sure what protection that provides. Thoughts?

submitted by /u/lgtmplustwo
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Inheriting a house with sibling - easy cash buyout?

Fri, 10 Oct 2025 20:23:25 +0000

My brother and I will be inheriting our parents' old house sometime in the next year or two. We will be joint tenants via a previously-filed lady bird deed in Florida.

It's a disgusting hoarder house - unfinished construction, plenty of wood rot, collapsed retaining walls, animal waste soaked into unfinished concrete floors, etc.

As lovely as that sounds, I intend to buy him out of the house.

There is no mortgage, and I would be able to just pay him in cash to buy him out. He does not want the house, and we are on good terms, so he is alright with me buying out his half.

Our plan (roughly) is:

Get an appraisal to find the approximate value
Pay him the cash
File quit claim deed at county court to transfer his 50% to me

Is it really that simple?

submitted by /u/BloomSugarman
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How long is a long time on the market?

Fri, 10 Oct 2025 20:08:35 +0000

Looking at a house that’s listed for 635. Originally listed for 650. Very desirable neighborhood in the Midwest. Neighborhood is a mix of older and newer builds, so having a hard time with comps. Plus, comps seem to be different because the market has definitely shifted here to a buyers market. Things were flying a few months ago and now I’m rarely seeing a house go under contract!! It’s been on the market 50ish days. Wondering if 600k is okay to offer or if that’ll just piss off the owner. I do know he has had 0 offers. Bought for 549k three years ago as a new build. Any advice is welcome - thank you!

submitted by /u/Plus_Animator_2890
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Listing vs. Offer – What’s the Biggest Gap You’ve Pulled Off?

Fri, 10 Oct 2025 19:31:18 +0000

Just curious about how things went on your recent home purchase/sale!

Feel free to share as much or as little as you want. • Listing price: • Days on market: • Your offer (and % below listing if applicable): • Outcome: Accepted / Rejected / Countered • Seller concessions (if any, and how much): • Did you close?: Yes / No

For example; Listing price: $289,500 Days on market: 140 days Offer: $202, 650 (30% lower) Outcome: Accepted Seller concessions? If so how much? Yes, 6k Did you close? Yes!

submitted by /u/Defiant-Touch6813
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Was planning on putting in an offer today-home shows as contingent as of today

Fri, 10 Oct 2025 19:03:56 +0000

Currently own a 1bed-1bath condo with insanely cheap mortgage but horrendous neighbors and HOA.

Found a townhome in area I love. My only concern was still sharing walls with others since my condo experience has been so bad. Anyway, planned on making an offer on townhome today and as I got on zillow, it showed as contingent. How screwed am I? Anyone been able to purchase a home that had been contingent? Would love to hear your stories.

submitted by /u/SnooWalruses2253
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Renting home as homeowners vs llc

Fri, 10 Oct 2025 18:52:14 +0000

Hi! We are planning to rent out our current home (wa state) as we are moving to another location and holding onto this property for a year or so while the market stabilizes.

Should we rent as an individual or Llc to protect ourselves/ get tax benefits? Any sources you recommend for further research? Thanks!

submitted by /u/Silverbride666
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Partner buying into house (Virginia)

Fri, 10 Oct 2025 18:21:58 +0000

Hi, my partner (not married) is moving into my house and we would both like for her to be a co-owner. I purchased the home in 2017 for $85,000 with a 15 year mortgage, I put 10% down. I was going to get an appraisal to get a new valuation, as prices in my area are significantly higher and I have put a lot of work into the house to raise the value (I work in construction). I estimate based on comps that it will be valued around $200,000.

Legally, what is the procedure to "sell" half of the house to her? I did some searching and found many answers for when a house is jointly owned and one owner wants out, but I didn't see much for an unmarried couple with one partner purchasing half from the other.

Thank you for any answers!

submitted by /u/whoadudefarout
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Question for any real estate agents here

Fri, 10 Oct 2025 18:09:39 +0000

So when I see a house that has been constantly listed, price changed, and removed for over two years, what does that mean?

This house I noticed for sale earlier this year has been doing that and I'm just curious what's up with it? The public records show it was bought on March 31, 2022 for $477,500.

Then, it was listed for $600,000 on April 17, 2024. Since then, it's been removed and relisted at least 3 times, ultimately being removed again a couple months ago.

5076 Brownsville Rd, Pittsburgh, PA 15236 | Zillow

submitted by /u/structural_nole2015
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Is this contract acceptable for an AS-IS cash sale?

Fri, 10 Oct 2025 17:47:41 +0000

Most of the ones you can get online have a lot of irrelevant information since this is a cash sale and the home on the property is unlivable. We are using a title company - they are out of the office today so I can't ask them - so I wanted to be sure this has the required information before I have all parties sign it. I omitted address and personal information for privacy but this is the contract plus signatures at the bottom.

AS-IS REAL ESTATE SALES CONTRACT

State of Alabama

This Agreement is made and entered into on this ___ day of ___________, 20, by and between:

Seller:
Buyer:

1. Property

The Seller agrees to sell and the Buyer agrees to purchase the real property located at:
ADDRESS HERE, together with all improvements and appurtenances thereon, and more particularly described as:

Legal Descriptions:

Parcel Numbers:

2. Purchase Price

The total purchase price shall be Twenty Thousand Dollars ($20,000.00), payable in full by Buyer at closing in the form of certified funds or wire transfer.

3. Earnest Money

No earnest money deposit shall be required under this Agreement.

4. Closing

The closing of this transaction shall occur within 45 days from the date of acceptance of this Agreement, unless extended by mutual written consent of the parties. Closing shall be conducted by a title company chosen by the parties.

5. Title and Conveyance

Seller agrees to convey good and marketable title to the Property by statutory warranty deed or other deed acceptable under Alabama law, free and clear of all liens and encumbrances except for any easements, rights-of-way, and restrictions of record.

6. “As-Is” Condition

Buyer acknowledges and agrees that the Property is being sold in “AS-IS, WHERE-IS” condition, with no warranties or representations of any kind, express or implied, as to the condition, habitability, or fitness for any particular purpose. Buyer has had the opportunity to inspect the Property and accepts it as-is.

7. Taxes and Assessments

Property taxes, if any, shall be prorated between Seller and Buyer as of the date of closing. Any special assessments shall be paid by Seller if due before closing and by Buyer if due after closing.

8. Possession

Possession of the Property shall be delivered to Buyer upon completion of closing and payment of the purchase price.

9. Default

If either party fails to perform under this Agreement, the non-defaulting party may pursue any remedy available at law or in equity.

10. Entire Agreement

This Agreement constitutes the entire understanding between the parties and supersedes all prior discussions or agreements, whether oral or written. Any modifications must be in writing and signed by both parties.

11. Governing Law

This Agreement shall be governed by and construed in accordance with the laws of the State of Alabama.

submitted by /u/Crafty_Tadpole_5957
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How do you negotiate when buying a house?

Fri, 10 Oct 2025 17:41:42 +0000

I did a search on this forum for negotiating strategies, but mostly found posts discussing one specific house and its unique issues. I was curious about a big-picture approach to negotiating and was hoping you could share your experience.

It seems like there are three main strategies people use when making an offer:

Best and final offer right away. This approach seems common in a seller’s market, especially if the house is priced a bit low to encourage multiple offers. You might offer at 5% above asking or at asking price but include an escalation clause, then possibly negotiate only if something significant comes up during the inspection.
Offer at the low end of the comps. For example, if the asking price is $400k and comparable homes are between $350k–$425k, you might offer around $350k, then negotiate up to somewhere in the middle (maybe $375k). This might make more sense if the house has been sitting for a few weeks without strong offers.
Lowball offer. Usually this comes after a price drop of 5–10% or more, or when the house has been lingering on the market for a while. The idea is to see if the seller is motivated enough to accept a low offer.

I’m curious — which approach do you use, and how has it worked out for you? Do you adjust your strategy depending on the market or how long the property’s been listed?

submitted by /u/ng_rddt
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Dual offers

Fri, 10 Oct 2025 17:24:51 +0000

Thinking of making 1 low offer for cash and one higher with a sale of our house contingency, and let sellers choose which they want.

Thoughts?

submitted by /u/Skyhawk808
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Is there any reason why rental listing on Redfind wouldn't be showing up? It says it's active, but it has zero views and I can't find it

Fri, 10 Oct 2025 16:55:37 +0000

I have an apartment for rent and I made a listing for it on Redfin. It said it was "Under Review" or something like that for a couple of days, and now it shows as "Available" and Listing Status is "On". It's been like this for several days now, but when it says it has zero views and when I try to find it myself on their site, I can't.

Everything looks proper on my end, so I'm not sure what I'm doing wrong. This is in New York City.

Also for what it's worth, the same property on Streeteasy has been "In Review" for four days now, although they say it should generally only take one to two.

submitted by /u/BelethorsGeneralShit
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Asking us to sign an amendment 6 months after selling?

Fri, 10 Oct 2025 16:41:48 +0000

We sold land that had a trailer and a shop on it.

We just got a link to sign a paper that says:

For clarification, the sales price of $XXX could be divided between the mobile home at $XX and the land and shop at $XXX

I do have a text out the realtor to ask about this but I’m asking here too, because you guys may be able to answer quicker.

So any clue why we’re being asked to sign this now? And do we need to sign it? What are the draw backs if we don’t sign it?

We sold this place back in May and gee thought everything was done.

EDIT

Realtor left a message. Apparently the title company, who were a total hassle to deal with, messed up and wrote the title insurance policy for the entire thing. The trailer, land and shop. But they need to revise it so that it only covers the land and shop.

We’re leaning towards ignoring it.

submitted by /u/LivingTheBoringLife
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Touring homes alone in Michigan

Fri, 10 Oct 2025 16:35:25 +0000

Let’s say for example…

There is a situation wherein my realtor is sick but doesn’t want to cancel a set of tours. She has her relative unlock the homes for me (she stays in the car) and I tour the homes alone while they remain outside.

Is this okay? Is this legal? If something like this hypothetical scenario happens could I or my agent get in trouble?

submitted by /u/ceric2099
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Help needed!

Fri, 10 Oct 2025 16:24:37 +0000

Hi, my realtor recently sent me this email advising me to be careful of this type of sale. Anyone care to explain to me what’s going one? Feel free to look at the house. I’m really in need of some advice. This property is not generating any money. I decided to sell because I live in another state and it’s too much to handle. Rent in the area is low, can’t make anything from it. What do you guys think

My name is Ryan with Sales Vault — we’re actively purchasing properties and would love the opportunity to submit an offer for your listing at 8882 HABERSHAM DR. Offer Summary • Purchase Price: $281,000.00 • Cash to Seller at Closing: $8,430.00 • Listing Agent Commission: $8,430.00 • Existing Loan to Be Taken over Subject-To: $266,886.41 • Seller Finance (7-Year Balloon): $0.00 • Monthly Seller Financing Note Payment: $0.00 • Total Net to Seller: $8,430.00 Key Terms • 30-day closing (flexible if needed) • EMD: 1% to be deposited to the title company • Structure designed to maximize net proceeds to your client

We would appreciate receiving the latest mortgage statement and any counter terms your client has. Upon confirmation, we’ll prepare and deliver a formal purchase agreement. Supporting documentation such as proof of funds or references can be provided upon request

submitted by /u/Aggressive_Thing2973
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Options If Right of First Refusal Holder Flakes Out?

Fri, 10 Oct 2025 16:14:34 +0000

I inherited a property earlier this year that I want nothing more than to be rid of. It has some wonky deed restrictions, including a right of first refusal clause that is a major hiccup in the entire ordeal.

It's a whole saga. Essentially, there's a guy who has 90 days, after we get a valid offer from a prospective buyer, to come in and buy the building for a predetermined price, which happens to be for far less than market value.

When we first started talking, he expressed concerns about having the money for the property, and getting financing. My lawyer suggested making an offer for a bit more money, but letting him pay out the cost to me. We did that, sent him paperwork, which still offered him a good deal, and little bit better deal for me (we didn't ask for a lot more; I'm not looking for money, I'm looking to get rid of the property). This guy promptly rejected that offer and has since then grown increasingly unhinged. He doesn't speak to us through a lawyer which makes me think he's completely unserious.

Now we're in a position were I need to list this property (we did months ago but pulled it when we found the ROFR after a title search). The guy has been incommunicado for about a month now, but last week we had a slew of messages from him looking to set conditions in order to go through with the sale. My lawyer says that's enough to be considered him passing on the ROFR. My real estate agent says, and I agree, that we need something signed and notarized and filed with the county of this guy signing away the ROFR. I'm having my lawyer send the guy (and a trust, which is making this all the more difficult), a packet containing a Purchase Agreement for that pre-set price (and making clear I'm not arguing with it), and a document that signs away the ROFR. We're asking him to return one of those by the end of the month.

So my question is ... if he doesn't respond to that packet, then what? Here's things I'm working on:

Concurrent to all this, we are working to re-list the property, partly in hopes of soliciting a valid offer, which would trigger that 90-day window for the guy to act on the ROFR. But even having that on the books is going to make getting an offer difficult.
My agent has a couple thoughts on workarounds, one being to reimburse a potential buyer for any costs incurred before making an offer (such as the inspection), if this guy ends up purchasing it during that 90-say window. He also suggested being open about the need for a very long closing window.
I've been researching the process of quieting a title, which may also be a way to explore? I understand it takes some time, but if the guy ignores the process, it seems like we'd be in the clear. And even if he responds, could a court force an action from him -- either go ahead with a purchase or sign over the ROFR?

I can't imagine that his complete inaction is acceptable, but pushing him to act is being increasingly difficult.

Any insight is very much appreciate. This situation is eating my brain alive.

submitted by /u/profhiggenbotham23rd
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Denver market is crashing, wait to buy

Fri, 10 Oct 2025 16:00:35 +0000

All the imports that flocked here in 2020-2022 are now trying to just get out at what they bought for. Most thought they could rent, but the umber of new rentals have skyrocketed and new buildings are coming on line every month. Wait a year or two and 2017 prices will be the norm. Congrats on everyone that didn’t take the bait the last couple years.

submitted by /u/TrisolaranPrinceps-
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Should I spend more than basic cosmetic fixes before selling?

Fri, 10 Oct 2025 14:51:11 +0000

I have a single family house that I bought new 15 years ago. Everything is still contractor grade: kitchen cabinets, bathroom fixtures, etc. I even never painted the walls.

So I’m about to sell. Traditional thinking is to upgrade / remodel to increase the house values. But its buyers market and the market is flooded with inventory. Should I not bother to upgrade anything and hoping I can sell it faster?

submitted by /u/i-love-tree-rats
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Higher interest rates have increased the cost of a home by 80% for a buyer in just 2 years

Fri, 10 Oct 2025 13:04:38 +0000

Interest rates were about 3% in 2021 and increased to 6.5% by 2023. This means that for a 500k home with 100k down, over a 30 year mortgage, the total payments went from 607,000 to a staggering 910,000 (the reality, of course, is that 6.5% interest rates are historically low, but the 3% rates we had have distorted our market perceptions). This represents a 50% increase in total costs for a buyer. During that same period, home prices have also increased by about 20%. This combination of rising prices (the 500k house is now about 600k) and rising interest rates means that a buyer is now paying close to 1,080,000 in total costs for the same house--this represents an almost 80% increase in the total cost of that house from 2021.

Most analyses of home prices have either focused on the actual price of the house, or have focused on the effects of rising interest rates, but infrequently do I see posts mention the double-whammy of both rising interest rates and rising prices, which, in this scenario, is 80%.

For sellers, they are focused on home price and rarely do the math to calculate the effects of rising interest rates. This is understandable because they are not taking out a loan and they are not seeing the actual total dollar cost over 30 years at the higher interest rates. Or if they are buying a new home, these higher costs may prompt them to try to push for a higher price for the house they are trying to sell so they have more money to buy their next house. For buyers, though, it is painfully clear how much more expensive houses are now. Salaries certainly haven't gone up by 80% in 4 years for most people. I guess some people are inheriting money, or made a lot of money on the stock market, and this allows them to buy. Investors are also starting to move into the market. But it is surprising that the correction in home prices has been so small, except in certain frothy areas of the country, like Austin or Miami. If any of my calculations are wrong, please let me know.

Another way of thinking about this is that those insanely low interest rates of 2021 were the anomaly; things are now returning to normalcy with 6%+ rates. So it is really just a 20-30% increase in home prices. But the reality is that we set our expectations based on proximate past events (1-5 years), not historical averages (10-40 years); this is referred to as "recency bias". So the current situation feels painful for buyers. Of course, like all things that involve real estate, as long as there is one buyer, then it is the right price...

submitted by /u/ng_rddt
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Breach of Contract/Specific Performance damages exceed amount owed on house.

Fri, 10 Oct 2025 12:24:57 +0000

Seeing if I can get a couple free ideas how to handle this. The house is in California, I got involved in a Breach of Contract lawsuit because the seller refused to close due to a $15k judgment lien that they thought expired after 10 years, but was renewed. I hired an attorney to say "that's not my client's problem, close the house or get sued". Well, that's what it came to trying to push them to close. They refused any kind of mediation, my earnest got stuck in escrow, etc.

I got judgment at the prove-up default hearing because they evaded service and ignored this. After all was said and done, I was awarded the house at a purchase price of $50k. The problem is a $95k mortgage in default and the judgment lien now up to $17k. This is such a unique case that it has my attorney slightly stumped on how I can get the place without me paying their debts. It's not that my attorney isn't good, it's just that this is so unique the judge was on the bench at the hearing literally scratching his head saying "In my 30 years, I've never seen anything like this. I get all the legal concepts surrounding it, I've just never had to apply them". My attorney has openly told me in his also 30 years he's needing to hit the books for this one and study. We're at a loss on the deficiency here, I mentioned short sale negotiations to the title company, but they said if the fair value of the house isn't $50k, that won't work.

I won't waste people's time with the details of the case, I'll just say the behavior we uncovered from these sellers is so egregious my attorney is submitting the evidence to the DA for fraud prosecution.

Edit for clarification: The original purchase price was $150k and I was awarded $100k in damages creating this deficiency. Also yes, I now realize I should've cut my losses years ago and moved on. I kept chasing something I shouldn't have chased. I ended up in a hole and kept digging. Hindsight is 20/20.

submitted by /u/GrouchyAd9824
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$180k Price Drop

Fri, 10 Oct 2025 12:13:52 +0000

Would really love some feedback on our strategy… will try to keep it short.

South Florida market if it matters.

Listed July 2024 for $1.174m at the advice of our agent. After a couple months & dozens of showings/no offers the agent did a brokers open and sent us a list after of what every agent thought our asking price should be ($1m)

New mortgage while furloughed from federal government?

Fri, 10 Oct 2025 11:24:19 +0000

My house just went under contract. Exciting! I have another house picked out, but have not made an offer yet. I work for the federal government and am now concerned I won’t be able to obtain a mortgage until the government shutdown is over. I “should” receive back pay, since it it signed into law, but I hear the threats. Anyone have advice?

My current home is selling for $742k. I owe around $300k. New home asking price is $725k, but it is overpriced and sitting. Both homes are in MD. My mortgage broker said I may be able to draw from my 401k ($500k+) to show income, until the shutdown is over, but I’m only 50 years old and single. Can I even do this? I have around $35k in cash, so I can afford to live for a bit.

I will have to find temporary housing until I close on a new home. I’m fortunate to have my parents nearby or could pay upfront to rent.

On a positive note, I have time to pack!

Could this be a "red flag"?

Fri, 10 Oct 2025 04:37:42 +0000

Or, am I overreacting? We are currently in escrow, and the seller is asking for 3 days after closing to take a handful of things and tear down a barn on the lot. Now, we agreed on the 3 days, but have been asking the seller that we want the barn to be removed by closing day. Our agent keeps saying is not a big deal, but I do not want to sign anything until I see the lot clean and clear before closing. The home is currently empty, maybe a handful of little knick knacks laying around but zero furniture/clothes, ect. Could it be that the seller is potentially hiding something? I do not feel comfortable closing, and then having the seller have access to the my home and working on tearing down the barn while it will now be legally mine. Thoughts?

submitted by /u/ForsakenDoubt471
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Is it a red flag if a house is being sold every two years?

Thu, 09 Oct 2025 23:00:59 +0000

Love a house on the market but can’t understand why it sold in 2015, 2017, 2021, 2023, and now 2025. Does this mean something’s wrong with it?

submitted by /u/Former-Chair1988
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Buyers had contractors in my home before closing

Thu, 09 Oct 2025 21:37:50 +0000

I've sold my home, and the buyers have taken every chance they have to try and get more from the transaction. Some of it is normal, like negoting over the inspection. Some of it has seemed strange to me, including asking me to leave a dining room set for free and after I offered them a pretty reasonable price for it, they tried to haggle over it.

But the morning of the closing, I drove by the house. The garage door was open, lockbox open, key in the front door. I could see materials from some sort of home renovation crew in the garage, but no one was in the home. I closed the garage door, locked up the house, and contacted my realtor to have her ask the buyer's agent why the home was accessed. The buyer's agent told my agent, "We just stopped by to get some measurements," which was a lie, since there was work materials in the garage. I decided to stick around and visit with a neighbor to keep an eye out.

An hour later, a crew came back. I let them know that I hadn't authorized the work and told them to tell whoever contracted them, that they had one hour to send me an addendum to our purchase agreement saying I was not liable for any damage done to the property today.

An hour after that, I caught the buyer's agent outside the house. I confronted her about the work and the lie to my agent. She said, "my clients signed their closing documents yesterday afternoon and their money is with the title company, so they have every right to access the property. Your realtor is young and inexperienced, and I've had several problems with her. I sent her a text message saying you won't be liable for any damages." She tried to keep going, but I cut her off and said that a text message wasn't good enough. And ended the conversation.

We still closed later that day. I didn't want this to interfere with closing, because I don't want to find another buyer and it didn't benefit me to blow up the deal over this.

Am I wrong in thinking that this was a huge violation? The buyer's agent had a very rude attitude with me. I alerted my realtor after the confrontation, and she just said, "It shouldn't have happened, she was wrong," and didn't address it further. She is inexperienced, but I was expecting a bit more.

submitted by /u/MacAttacknChz
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Realtors - do you really want to keep dancing in videos on IG? Do you think local celebrity viral sensation is good for business?

Wed, 08 Oct 2025 22:08:27 +0000

Might sound loaded but a genuine question - why does copying everyone else actually feel like something you should be doing?

submitted by /u/jason_digital
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Purchasing forestry land

Wed, 08 Oct 2025 21:19:53 +0000

If you know of a more appropriate subreddit, please let me know :) thanks for any help!

I’m looking into buying 5acres of designated forestry land in Washington State, I’m hoping someone here can answer some questions.

This 5acres is adjacent to a 10 acre parcel I own and live on. The 5acres is owned by a large timber company, and after reaching out to them they have expressed interest in entertaining an offer from me.

The problem is, I have no idea where to begin as far as valuing the land. I don’t want to insult these people, and I also don’t want to over pay. Finding comparable properties is darn near impossible because it is designated forestry land, as well as reasons listed below.

I am awaiting to hear from local realtors who are trying to do some research for me. I also have an agricultural lender doing some research on what the value may be.

I feel this property is worth $35-$50k, and here is why….

I bought my 10 acre parcel right next to it for $105k about 1.5 years ago. My 10 acre parcel has legal easements for access, and power at the road (550ft, cost me $25k to hook up).

The 5 acres I am looking at has no legal access. It is “land locked”. There are certainly options available to them to gain access, but it would take significant improvements to the dirt road that leads back to that property. In 1918 a legal easement was granted through my property, but was never granted in subsequent documents and per the title company is null and void.

This 5 acres has poor timber value. It was logged and replanted in the early 1990s, but no one managed it after the replant and the forest has very little useable timber because of overcrowding and disease. In order to extract what timber is available, the company would have to purchase easement rights and improve the road just to gain access, in my mind they would put in way more money than they would ever get out of it.

If the owners ever decide to sell on the open market, I don’t see how the property would be worth more to anyone else but me. Even if they paid to have it rezoned, the cost of road improvements alone and cost to run power thousands of feet would be more than the cost of the property itself. With that said, they are not openly selling and are only considering doing so because I reached out, my offer needs to be reasonable.

The owners have approximately $22.5k invested in this property between initial purchase and taxes paid each year.

I plan to just have it and hold it, let the forest grow and return to a natural state. The low timber value and the lack of legal access is not a concern to me. I plan to thin the unhealthy trees and plant more diversity, then watch it grow until I die. At that point my heirs can decide what they are going to do with it.

Any idea what this property may be worth?

submitted by /u/Rosco_1012
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Pre-listing improvements when selling near the bottom in a VHCOL area

Wed, 08 Oct 2025 20:37:53 +0000

I’m inheriting my dad’s 2-bed / 2-bath condo in SF Bay Peninsula and plan to put it on the market. Aside from newer laminate floors and updated bathrooms, much of the unit still looks as it did in the 1960s: Formica countertops, an original electric range, and popcorn ceilings. The property is zoned for excellent middle and high schools and an average elementary school. Close to a lot of tech companies and about two miles from the main Google campus.

Having grown up in the area, I expect the condo to list near the bottom of the market here—probably in the $700–$850K range—versus nearby single-family homes that go for about $2–$2.5M. So--it's a lot of money (to me), but cheap relative to other options. My question: will things like an outdated kitchen or popcorn materially deter buyers at this price level such that I should have it addressed, or are first-time buyers in this segment likely to accept a dated kitchen so that only minor fixes (paint and maybe new appliances) are worthwhile?

submitted by /u/cobrostrike
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Can't sell condo because SB326 non-compliance, anyone know what to do?

Wed, 08 Oct 2025 19:44:27 +0000

Location is California.

I'm backed into a corner and unsure what to do. Was in the final process of selling a condo, already moved to a new place, and it was found that because of the new california law SB326, there are balconies in the community that all need to be fixed before fannie mae is willing to fund the loan. Not MY balcony but other people's balconies in the community that need to be repaired within a 0-1 year timeframe.

The main issue: SB326 requires HOA communities to do inspection for balconies that need repairing and have enough of a budget to do so. The HOA has done this and is compliant with the law. They think their job is done. However the report was done 1.5 years ago and the repairs have not been completed, so now fannie mae is not willing to fund the loan without repairs being COMPLETED.

its a weird situation where the HOA is compliant with the law, but if fannie mae wont fund the loan then no one is the community can sell their house or refinance, because when I google it, fannie mae buys 66% of the mortgages (basically all the prime mortgages) in the US meaning without fannie mae's approval I do not have a buyer pool.

HOA has been quiet about it and i'm unsure how to proceed as now i'm paying $3500 a month on a place i've moved out of and cant really sell and i have a new mortgage that i'm paying even more on. Looking to possibly sue based off of HOA breaking the law for not completing their fiduciary duties.

submitted by /u/mo0o0o0o00o
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How much have you spent on rent while waiting?

Wed, 08 Oct 2025 18:10:52 +0000

Curious how much everyone out there has spent on rent while waiting for the crash or the market to come down or whatever reason? I was ready to buy around 2019 but I had some serious medical issues sideline that plan for many years. I spent 130k on rent in the years that followed just to be in a little condo, I really hate thinking about all that money that just went to rent but I had other priorities at the time. In my area a decent 3-4bd rental goes for around 4k per month, doing that for 5 years is close to a quarter million dollars. Do you guys ever add up how much you’ve spent on rent and does it factor in to your decision making to keep waiting?

submitted by /u/Additional_Pirate837
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Advice about our agent

Wed, 08 Oct 2025 17:58:52 +0000

I want to start by saying we are selling our home and using an agent that was referred to us by a neighbor who sold their home with them.

Here is a bit of context: We have been on the market for 20 days, we are in a HCOL state/area, currently looking at a contingent sale but are open to renting elsewhere if we do not find something on the market that we like. All major inspections are completed (general, pest, roof). Our agent has suggested and ran 2 weekends (Saturday and Sunday) of open houses and 1 additional day (the previous Saturday). They have conducted a brokers tour as well. The first attracted about 4-6 families on average, the second open house attracted 2, and the previous Saturday brought no traffic. We have had 3 private tours with no conversions to offers. We have a tour scheduled today and was told they were a "serious buyer". There were some marketing mistakes on their part that did not highlight our best features which we politely corrected. However, their marketing material (flyers) still has spelling errors and states the same bullet points twice on said flyer. We pointed this out to them and they continued to utilize the material.

When we spoke with the agent about how we should be proceeding going forward their claim was, "We are targeting all possible markets (facebook, insta, google, MLS, zillow, etc...). So we can confidently say that market visibility is not an issue. That said, the 2 biggest factors impacting showings are pricing and preparation. The consistent buyer feedback has been that while they love the area, they feel the home is slightly dated compared to other listings at this price point."

After looking at the market I would agree. Active comps are showing a $/sqft of ~250$/sqft. We are currently priced at $316/sqft, I am very concerned that we are priced too high. We requested that we come up with an active approach to better position our home so we could draw in some more traffic and eventually an offer.

Instead our agents strategy is this:

"Lowering the price prematurely could backfire — we only get one impactful opportunity to make that adjustment and must ensure it’s the right number to drive serious activity. If we hold steady for now, we may attract the right buyer who’s willing to negotiate, which could work in our favor — especially if we were already considering a future adjustment. However, if we don’t receive an offer within 35–40 days, we’ll move forward with a strategic price reduction and a relaunch of the listing to regain momentum."

The listing price was set by the agent who initially said, "At this price your home is slightly undervalued which will bring in more offers and create a competing scenario potentially driving the price up." But at this point we are willing to cut our price or at the very least make our home more attractive. Either by offering seller credits, covering closing costs, or buyer rate buy down. None of these options have yet to be presented to us as a choice. Instead our agent is leaning into having quotes drawn up for home improvements (painting, flooring, bath/kitchen remodel). I have read a review from one previous client of his that he uses his family to conduct these remodels who "did not do a good job".

What are your thoughts from an agents perspective?

submitted by /u/stockysheep
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Is it possible for most people to own homes in today's economy?

Wed, 08 Oct 2025 17:50:11 +0000

I am not super well versed in matters of real estate, so I'm hoping someone who knows more about it can shed some light on this for me.

I'm noticing a big gap in housing that we would've once called "starter homes". I still see them, but they're just as expensive as other, larger houses. I know a lot of people who are living in houses where kids share bedrooms and some rooms serve multiple purposes as a result. I guess it just seems less and less feasible for the average buyer to get a home that can accommodate the needs of a growing family, whatever that may look like to the unit.

My husband and I make pretty good money. We've both got master's degrees and are bringing home what would've had us over the moon to make just a few years ago. We don't have kids, we live within our means, we are established adults with stable careers, and we only have a fairly small amount of monthly debt.

In spite all of this, owning a home still seems impossible. Renting is just as expensive. Everything feels out of reach.

Is this the norm now?

submitted by /u/thespicyfoxx
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plz help!

Wed, 08 Oct 2025 17:35:36 +0000

I am testing for a license in the state of Texas, I passed the national part and failed the state by 2 points. Today I went back to take the state again feeling confident but failed by 4 points.... I studied very hard and nothing that I studied was on the test... The topics on the first try were commission duties and power 2/2, licensing 1/2, standards of conduct 4/7, agency and brokerage 5/8, contracts 4/7, and special topics 3/4. On the second attempt, commission duties and powers 2/2, licensing 2/2, standards of conduct 4/7, agency and brokerage 4/8, contracts 3/7, special topics 2/4. If someone knows of a good State of Texas reference please let me know, the questions on this test are so tricky and I haven't found a good source for studying.

submitted by /u/Hefty_Somewhere7275
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How will the proposed 66% cut in HUD section 8 housing vouchers affect the real estate market?

Wed, 08 Oct 2025 17:06:58 +0000

Right now 2.3 million households in America get a housing voucher. Over 1.5 million families will lose their voucher. As a landlord the only thing worse than dealing with a section 8 tenant is dealing with a section 8 tenant that no longer has a voucher. Do you think landlords will sell and flood the market with starter homes?

submitted by /u/nwa747
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Interested in opinions about how to proceed with our offer

Wed, 08 Oct 2025 16:39:44 +0000

My partner and I are buying a home and we just completed the inspection. We love the home (and especially the garage) but the inspection turned up a few issues which we're concerned about. Just to be clear, we do have an agent and we're going to be working with him on his thoughts too, but I'm curious about obtaining a diversity of opinion regarding what we should do as well.

The top issues with the house are:

Roof. Needs to be replaced. There's a good amount of hail damage and pock-marking, as well as general wear and tear and issues with excessive tar around most of the vents. There's also a couple spots where the layout of the vents is causing pooling which needs to be addressed. The inspector said we could maybe get by with repairs and corrections, but it would be patching a dying system and it would need to be replaced anyway in a few years. This is a bit do-or-die since our ability to get a loan depends on insurance, which in turn depends on the roof not being bad.
HVAC. Both the furnace and AC are 15-20 years old and will need to be replaced. We don't necessarily need AC immediately, but we are coming up on winter in a cold-winter climate, so we will need the furnace for sure (it does currently work, but it's old and in a state of disrepair, and I don't want to chance it failing on us during the winter without a plan for replacement).
Sewer. The external main line is clay and there's several root infiltrations which prevented getting a complete scope done. The sewer guy said it drains fine right now and recommended cleaning it and a re-scope for verification. He did say there wasn't any sign of ovalling, leaks, or other issues that he could see.

We came in with a strong offer, so we do have some negotiating room. We're currently thinking that the roof is a must-have since the insurance will be very dependent upon that. As for the HVAC, our agent recommended asking for a furnace replacement initially and accepting a full servicing with a home warranty as a back-up if they won't go for that. And for the sewer, I'm thinking that it's cheap enough to have the sewer cleaned that I'm okay taking that on, especially since it was stated as being okay as-is.

We are okay walking away from the house if we can't get the roof, and probably at least a home warranty on the furnace.

submitted by /u/g4vr0che
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Market Practice - Rental Commission

Wed, 08 Oct 2025 16:29:08 +0000

Hello everyone,

What is the standard market practice for splitting rental commission with an agent who is representing a renter? Does the renter typically pay? Or will I just get no leads from agents if I offer no commission split?

Thank you in advance.

submitted by /u/muckfustard
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How much weight do you give homeowners insurance costs when buying a house?

Wed, 08 Oct 2025 15:25:25 +0000

Looking at a few properties and noticed insurance quotes vary more than I expected. Do you factor this heavily into your buying decision, or just accept it as part of the cost of ownership?

submitted by /u/NickyK01
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Does this sound acceptable?

Wed, 08 Oct 2025 15:23:08 +0000

Selling a house, buyer is offering cash no inspection no appraisal. Proof of funds is in a webull account in stocks… any advice? I would like money to be in a bank account or something along those lines. Any advice of people taking cash offers? Offered 150 when I posted 165 2 days ago

submitted by /u/Global_Ad7502
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Does professional landscaping really increase a home’s value in New England markets?

Wed, 08 Oct 2025 15:13:13 +0000

I’ve heard mixed opinions on whether landscaping actually impacts resale value. For anyone who’s sold or bought recently, did curb appeal and outdoor design make a noticeable difference in price or buyer interest?

submitted by /u/Miserable_Concern670
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Expired Pre-Licensing Credits in PA

Wed, 08 Oct 2025 14:59:01 +0000

Hi everyone! I completed the real estate course for Pennsylvania back in July of 2020. I ended up taking a break and now my credits have expired so I can no longer take the licensing exam. My question is, can I renew my credits without having to retake the whole course again? I emailed the state and got no response and I can’t really find anything online. Help please! Thank you!

submitted by /u/ifeelhopelessandlost
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I’m going to be inheriting a farm

Wed, 08 Oct 2025 14:44:44 +0000

Hi, I’m in my early 30’s I have a descent career path and I’m probably going to do ok for the foreseeable future, just retirement is a huge question mark. I don’t own a home or my car. No other assets at this point. So I’m in a very common spot financially for my age and living in the US.

I am in inheriting a VERY small farm in TX. It’s going to be 60 acres split with my younger brother. It’s developed and currently farmed by a 3rd party. We don’t make any money on it. We actually loose a tiny bit by the end of the year with taxes involved.

My question is, wtf do I do with it? I could sell soon, buy a house and maybe get a small business going. Or I could hold onto it for another 30 years. Outside of those ideas I’m just not sure what my options even are and what others would do being in the same position.

It’s an hour and some change outside of a major metropolitan area.

submitted by /u/EmployLost
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Curious about REO listed almost $100k under what they paid for it [MD]

Wed, 08 Oct 2025 13:14:06 +0000

Two of the three houses we've purchased have been foreclosures and we were under contract on a short sale property before backing out and purchasing our latest foreclosure. I say this to show I have experience with purchasing foreclosures on the market.

There's a property near us that is REO owned by an LLC that appears to be a reverse mortgage company out of NJ (Longbridge Financial LLC). The house is 2,840 sqft 3bd 1 ba and was built in 1966 and renovated in 2005. It is currently in really poor condition and would likely require being torn down to the studs.

What I'm curious about is in July of 2024 the LLC purchased the property for $648k at auction and is now listed for $554.9k. Was this just a bad purchase sight unseen or is it common for banks to buy foreclosures and then list them a year later at what is going to be a $100k or better loss?

submitted by /u/twotall88
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Veteran and banker here got caught in what looks like a real estate fraud ring, fighting insurance denial, and running out of breath

Wed, 08 Oct 2025 10:32:31 +0000

Hey everyone, I’m a ten-year veteran and current relationship banker. I’m used to solving hard problems, but this last year has buried me. I bought a property in Savannah, GA that turned into a nightmare and I’m hoping someone here has either fought something similar or can point me toward real-world help.

Here’s the short version: I bought what was marketed as a renovated home with a permitted accessory unit. After closing, I learned that most of the work was unpermitted, structural issues were hidden, and the so-called “ADU” shouldn’t legally exist. Digging deeper, I found that the same people who sold it to me through multiple LLCs have a pattern of quitclaim deeds, inflated valuations, and false filings across Georgia and Florida. Some of the entities are even tied to a contractor who’s already been accused of fraud in bankruptcy court (PIP Group v. Grimm, 2019).

When I filed a title insurance claim with Old Republic, they accepted part of it (a pending lawsuit over title) but denied coverage for the unpermitted structures and zoning violations — basically saying “no formal government action, no coverage.” I’m now fighting the denial, and it’s been months of back-and-forth while my property sits in limbo.

What I’ve discovered so far:

Multiple connected LLCs (KALE Investments, PIP Group, SeagateBluff, Olympus, Tyga, etc.) operating across state lines.

The same players dissolved and re-formed companies around 2016, right when Florida cracked down on PIP and insurance fraud.

Appraisers, lenders, and real-estate agents all somehow “missed” massive red flags.

The title insurer is splitting hairs while a clouded title wrecks my finances and peace of mind.

Where I’m at: I’ve spoken to two lawyers who both said it’s a strong case but “expensive and complicated.” I’m looking at six-figure losses if I can’t recover anything. Between that, my job stress, and raising kids. I know I’m not the only vet or homeowner who’s been hit by this kind of organized scam, but right now it feels like I’m shouting into the void.

If anyone has:

Been through a similar title-insurance denial and actually won,

Dealt with a multi-state LLC fraud pattern, or

Knows a law firm that handles real-estate or title-fraud RICO cases on contingency —

I’d be grateful just to talk. Even a few words from someone who’s survived this would help.

TL;DR: Bought a property that was misrepresented and tied to a web of shell LLCs. Title insurance is denying coverage. Trying to expose a fraud ring and keep my sanity at the same time.

Thanks for reading

Update hey everyone i know if you read through you see i do use chat gpt quite a bit and wanted to slide in a little piece of myself for the humanity side. I used it honestly to understand alot of what ive had to review since being served in the suit. This shit is hard man and overly fucking complicated. Im compliant in 3 different licenses a bachelor's in finance and this shit is still getting me to chase my tail in circles. Because from everything I read this shouldn't have happened but it somehow did.

submitted by /u/Environmental_Gas891
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Unclaimed family land.

Wed, 08 Oct 2025 06:06:51 +0000

This is honestly something that I don't even know where to start, hopefully somebody can point me in the right direction. I've recently learned that there is unclaimed land from a direct ancestor of mine that hasn't been claimed for over 100 years. I own the land around it and it's land locked by us and we always thought somebody owned it until I looked at the tax map and noticed it has no owner. I went to my local court house and they confirmed this as well. The last recorded owner just so happen to be my family and was in the late 1800's and it's kinda just slipped through the cracks unnoticed the courthouse told me. I have the deed book page and what not but I'm not exactly sure where to even begin with this. They told me I could claim it but aren't sure how bc they've never seen something like this happen. I'm assuming I need a real estate lawyer but I was just wondering if somebody here could possibly know the process and how expensive this would be? It's in West Virginia. Any help is greatly appreciated thank you.

submitted by /u/UndeadSoldi3r
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Should I refinance? 6.99% to 5.99%

Wed, 08 Oct 2025 03:49:35 +0000

Just got an offer to refinance my condo from 6,99% to 5.99% on a 15 year note and am wondering if it is worth it. $140k and 12 years, 7 months left on a 15 year note of $180k. Current payment is $1889 (taxes and insurance included) but will go to $1473. $3963 in closing costs plus $2899 for 1.925 points. I usually add $850 per month on top of of my payment and plan to pay the same every month ($2739) on the new note. Thanks!

submitted by /u/Old_Membership9458
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PMI at 77% but they wont drop until 65%?

Wed, 08 Oct 2025 00:55:04 +0000

So I have a penny mac mortgage for a duplex, I've reached 77% but my PMI is still being charged. I reached out about removal but they said it's not eligible as they require 65%. I've never heard of this? I thought it was capped at 80%? They also will not let me drop my escrow when it is horribly managed. In the 4 years I've had shortages 3+ times and been written 3 checks for having too high of a balance. This whole loan has been a pain in the ass but I'm trapped with a low rate.

submitted by /u/Pravix21
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What is the wildest bedroom-to-bathtoom ratio you've seen in a house?

Wed, 08 Oct 2025 00:25:58 +0000

I just found a listing with 5 bedrooms and 1 bathroom. Can anyone beat that disproportionate ratio? Bonus points if you include a Zillow link.

submitted by /u/wutzinnaname
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Partner is getting a HELOC… Freaks me out, and I need advice.

Tue, 07 Oct 2025 23:25:03 +0000

Retired. Income only from SS and pension (and very occasionally, gambling

I purchased a dumpster fire home and now I’m too poor to fix it.

Tue, 07 Oct 2025 19:09:31 +0000

So 2 years ago my husband (26) and I (26) purchased an older home for a low price. The inspection had a couple things that needed to be addressed but it was all minor things we could manage ourselves, otherwise it was all pretty much cosmetic or electrical, which my husband has experience in. It was in similar condition to most of the homes we seen in the area so we didn’t see any red flags. 2 days after closing our home, I found out I was pregnant. We were able to fix it up enough to move into, but I had some health issues during my pregnancy that prevented me from undertaking anything too strenuous. Then while I was in my last trimester, I lost my job and what would have been my free childcare. My child was also breastfed and would refuse a bottle, and any job I found was only enough to cover childcare, so we made the decision for me to stay home for the time being. Money was a little tight but definitely doable, especially after we cut back a lot of our frivolous living expenses.

However, since moving in, we’ve discovered issues that were missed at inspection, including a leaking roof, bad plumbing (things not draining properly/leaks) improperly installed hvac, a hole in the floor covered up with a single board and carpet

Am I being unreasonable?

Tue, 07 Oct 2025 17:04:52 +0000

I am a first time home buyer, buying a house that comes with a hot tub and pool. When we inspected the house there was a FLO error on the hot tub. This is an error that can occur when the filters aren't functioning properly or there's a pump issue, or plumbing issue. So as it stands it is non-functional. The seller stated it is functional, the filters just need to be cleaned and the error will go away. This was not good enough for me.

August 30th we put a clause in the final agreement: "11.5) The parties acknowledge that the spa is included in the sale. The SELLER undertakes to ensure that the spa is fully functional at the time of delivery of the immovable."

They have so far since signing a month ago, provided no evidence they have fixed the issue. If it's just a filter issue as they claim, they could clean the filters and boom it's fixed. They don't seem to be doing that, which leads me to believe it's a bigger issue, maybe it just needs new filters but that costs money. They don't want to spend any money.

Am I being unreasonable by expecting them to make sure it's working and the error is removed, because my real estate agent feels like I'm being unreasonable and the seller doesn't need to provide any evidence that it's fixed. If it's included in the inclusions, then it needs to be functional. If it's not working once we move in, then we can go after them, but personally I don't want to be chasing these people for money after the fact, since they're already hard to get a hold of to answer basic questions.

submitted by /u/kwalitykontrol1
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