Answers by Maria Wilbur

Not dumb at all, but it does come with risk so you need the right safeguards in place. Plenty of buyers successfully purchase homes sight unseen, especially when relocating for work. The key is having a strong team and a smart process. Here’s how to protect yourself: • Work with a trusted local agent who will be your eyes and advocate on the ground • Schedule detailed video tours, not just quick walk-throughs. Ask to see everything including flaws, street views, and neighboring properties • Hire a highly rated home inspector and consider adding a sewer scope, termite inspection, or specialized inspections if needed • Include contingencies in your offer so you have an out if anything feels off • Review disclosures carefully and ask lots of questions • If possible, visit before closing or negotiate a final walk-through Many buyers do this successfully, but the difference between a good experience and a bad one comes down to preparation and guidance. Hope this helps and good luck !

A fixer-upper can be a great opportunity, but the key is knowing the difference between cosmetic upgrades and money-pit problems. Here’s a simple breakdown: Generally SAFE fixer-upper projects (good buys/ good bones): • Paint, flooring, outdated kitchens or bathrooms • Landscaping and curb appeal • Light fixtures, appliances, cosmetic updates • Minor roof or siding repairs These are predictable and easier to budget. Major RED FLAGS 🚩 to think twice about: • Foundation issues (cracks, shifting, uneven floors) → very expensive and structural • Water intrusion or flooding → can lead to long-term damage and mold • Mold throughout the home → costly remediation and potential health concerns • Knob and tube or outdated electrical → often needs full replacement • Old plumbing (galvanized or failing sewer lines) → hidden and expensive • Roof at end of life + other major issues → costs add up quickly • Septic or cesspool failure (very common on Long Island) → big-ticket item ( but there are grants available to help with this cost) Deal breaker mindset: If the home has multiple major systems failing at once (foundation + roof + electric), that’s when buyers should seriously reconsider. Best way to protect yourself: • Always do a full inspection (and add sewer scope if possible) • Get contractor estimates before moving forward when you can • Keep a renovation buffer. Things almost always cost more than expected • Work with an agent who can spot risk early and guide you A fixer-upper should feel like a project… not a gamble

Not a bad idea at all but it has to be structured the right way or it can turn into a nightmare. I’ve seen this work really well, especially with duplexes, but the difference comes down to planning everything upfront. When buying with a friend can be a great option: • You split the down payment and monthly costs • You can afford a better property together • A duplex allows for separation and even rental income The biggest risks to be aware of: • One person wants to sell and the other doesn’t • Unequal contributions causing tension • Credit and financial responsibility tied together • Disagreements on maintenance, upgrades, or tenants How to protect yourselves (this is the most important part): • Ownership structure matters Ask your attorney about “Tenants in Common” vs “Joint Tenancy” This determines what happens if one person wants out or passes away • Create a written agreement BEFORE you close Think of it like a business partnership Include: – Who pays what (mortgage, taxes, repairs) – What happens if one person wants to sell – Buyout terms and how the home will be valued – How decisions are made • Have an exit strategy from day one If someone wants out, can the other refinance and buy them out? Will you agree to sell if one person requests it? • Keep finances transparent Joint account for house expenses helps avoid confusion A duplex is actually one of the smartest ways to do this because it creates separation and potential income, which reduces friction. Bottom line: It’s not a bad idea it’s just a business decision. Treat it that way, put everything in writing, and you can set yourselves up really well.

Great question and honestly a lot of sellers are confused about this right now. Here’s the simple, real-world breakdown: What the NAR settlement means for you as a seller: The National Association of Realtors settlement changed how commissions are communicated, not the fact that they exist. The biggest shift: Buyer agent compensation is no longer displayed in the MLS the same way, and it’s more negotiable and transparent. Do you still have to pay the buyer’s agent? No, it’s not mandatory. But here’s the reality… Most sellers are still choosing to offer buyer agent compensation because: • It attracts more buyers • It helps your home show more competitively • Many buyers still can’t easily pay their agent out of pocket So while you can choose not to offer it, doing so may limit your buyer pool. What actually matters now: Everything is negotiable and clearly outlined upfront. As a seller, you’ll decide: • What you pay your listing agent • Whether you offer compensation to a buyer’s agent • How that offer is structured How to bring this up with your agent (without it being awkward): You can simply say: “I’ve been hearing about the NAR changes. Can you walk me through how commission works now and what strategy you recommend for my home?” A good agent should welcome that conversation and explain your options clearly. The bottom line: You have more control and flexibility than before, but strategy matters. The goal isn’t just to save on commission, it’s to net the most money and create the strongest demand for your home.

This is a tough situation and a very real concern for some sellers. Short answer: In Florida, you’re generally required to disclose known material facts that affect the value of the property. The gray area is whether a “bad neighbor” rises to that level. Here’s how it typically breaks down: What you DO have to disclose: • Ongoing disputes that could impact the property • Legal issues involving neighbors (police reports, lawsuits, restraining orders) • Anything that could materially affect a buyer’s decision or the home’s value What you typically DON’T have to disclose: • Personality conflicts or general annoyance • Situations that aren’t documented or legally established Where your situation may cross the line: If there are documented issues like: • Police reports for harassment or theft • Ongoing disputes that could continue after the sale • Safety concerns Then it becomes something you should discuss carefully with your agent and possibly a real estate attorney. Important reality: Even if something isn’t strictly required, failing to disclose a serious, known issue could come back later if a buyer claims it was intentionally hidden. Smart way to handle it: • Talk to your agent before listing and be completely honest • Let them guide you on what rises to a disclosure level • If needed, get legal advice so you’re protected Also worth considering: Buyers often observe neighbors during showings, inspections, and visits. So these situations sometimes reveal themselves naturally. The goal: Protect yourself legally while still positioning your home to sell

Great question because a lot of homeowners get these and aren’t sure what’s real. Short answer: Most “We Buy Houses” postcards are legit businesses… but they are almost always low offers by design. Who’s sending them: • Investors • Wholesalers (they put your home under contract, then assign it to another buyer) • Small local flippers How their model works: They’re not paying retail. They’re looking to buy well below market value so they can: • Flip it for profit • Rent it out • Or resell the contract Are they ever a good option? Yes, in the right situation: • You need to sell very quickly • The house needs major repairs • You want to avoid showings and uncertainty • You’re okay trading equity for convenience But here’s the trade-off: You’re paying for speed and simplicity with a lower price. Offers can be 10%–30%+ below market value depending on the property. Red flags to watch for: • They won’t give proof of funds • They avoid letting you use an attorney or title company • They try to lock you into a contract with no clear exit • They renegotiate the price right before closing • They won’t clearly explain if they’re wholesaling the deal How to protect yourself: • Always compare it to what you could get on the open market • Ask directly: “Are you the buyer or assigning this contract?” • Require proof of funds • Use your own attorney or title company • Don’t sign anything you don’t fully understand Pro tip most people don’t realize: You can often still sell very fast on the open market and walk away with more money especially with the right pricing and strategy. Bottom line: They’re not usually scams, but they’re also not designed to give you top dollar. If you’re thinking about selling quickly, A realtor can help you compare a true cash offer vs. what your home could realistically sell for so you can make the best financial decision without leaving money on the table.

The best offer is the one most likely to actually close and net you the most money, not just the highest number on paper. Here’s how I would evaluate your 3 offers: 1. All cash (lower price) Pros: • No financing risk • Typically faster closing • Fewer contingencies Cons: • Lower net if the price gap is significant Best for: Certainty and speed 2. Over asking with financing Pros: • Highest potential profit • Strong demand signal Cons: • Risk of appraisal coming in low • Loan approval risk • More moving parts What to check: • Is the buyer pre-approved or fully underwritten? • Are they covering an appraisal gap? • How strong is their financial profile? 3. Large down payment Pros: • Strong financial stability • Lower chance of loan denial • Often more flexible if issues come up Cons: • Still involves financing • Not as fast or certain as cash Best for: A balance between strength and price What actually makes an offer “safe”: Look beyond price and focus on: • Contingencies (inspection, financing, appraisal) • Appraisal gap coverage • Buyer’s financial strength • Timeline and flexibility • Reputation of the lender The real strategy most sellers don’t realize: You don’t have to just pick one as-is. You can counter strategically, for example: • Ask the over-asking buyer to cover an appraisal gap • Ask for stronger terms or fewer contingencies • Use the cash offer as leverage to improve other offers Simple way to think about it: • Want certainty and less stress → lean cash • Want highest price but some risk → financed offer (with strong terms) • Want middle ground → large down payment buyer The goal isn’t just accepting the best offer it’s choosing the one that actually gets you to the closing table with the most money in your pocket.

Great question and this is something a lot of sellers are debating right now. Short answer: AI staging absolutely can help your home sell, but only when it’s done correctly and used the right way. Why it works: Most buyers scroll listings online first. Empty rooms can feel cold and hard to visualize. AI staging helps: • Show scale and layout • Highlight how each space can be used • Make your listing stand out in photos That first impression online is everything. Where it can go wrong: Buyers feel turned off when: • The furniture looks unrealistic or oversized • The style doesn’t match the home • The home looks completely different in person That’s when it feels misleading instead of helpful. Best practice (this is key): • Always label photos as “virtually staged” • Include a mix of staged AND real photos • Keep the design realistic and proportional • Don’t over-edit or alter the actual condition of the home What I recommend to sellers: AI staging is a great tool for: • Vacant homes • Smaller spaces that need help showing function • Budget-conscious sellers But if the home is higher-end or the layout is tricky, sometimes partial real staging is still worth it. The reality: Buyers aren’t expecting the furniture to be there they just want help visualizing the space. When done right, it enhances your listing without hurting trust. Bottom line: AI staging doesn’t replace the home it markets it. And strong marketing is what brings in more buyers and better offers.

In Tennessee, a tree near the sidewalk is often in the public right-of-way, which means it may actually be the city’s responsibility not yours. How to tell who owns the tree: 1. Check your property survey This is the fastest way to see where your property line ends. If the tree is outside your boundary, it’s likely not yours. 2. Look at the “right-of-way” area That strip between the sidewalk and street is commonly owned or controlled by the municipality. 3. Contact your local town or public works department They can confirm ownership and tell you: • If they maintain the tree • If you’re allowed to trim it • If permits are required Who pays for trimming? It depends on ownership: • If it’s on your property → You’re responsible • If it’s in the right-of-way → Usually the town handles it • In some areas → Homeowners maintain it, but need approval before work

Questions you should absolutely ask: 1. How well do you know this specific area? You want hyper-local expertise, not just general knowledge. They should be able to talk about pricing, demand, and trends neighborhood by neighborhood. 2. What’s your strategy for helping me buy/sell successfully? Listen for a clear plan, not a generic answer. Good agents explain how they win in today’s market. 3. How do you communicate and how often? You want to know: • Will they text, call, email? • How quickly do they respond? • Will you feel supported or chasing them? 4. What’s your experience in this market? Ask about: • Years in business • Number of transactions • Experience with your situation (first-time buyer, downsizing, relocation, etc.) 5. Can you walk me through the entire process? A great agent will clearly explain what happens from start to finish and what to expect at each step. 6. How do you handle challenges or deals that fall apart? This tells you how they problem-solve under pressure. 7. What makes you different from other agents? This is where you’ll hear their value. Marketing, negotiation, network, off-market deals, etc. 8. Do you have trusted vendors? Inspectors, attorneys, lenders, contractors. A strong network makes everything smoother. Things to pay attention to (beyond answers): • Do they listen or just talk? • Do they ask you thoughtful questions? • Do you feel comfortable and not pressured? • Are they honest, even when it’s not what you want to hear? Red flags 🚩 : • Vague or overly generic answers • Slow or poor communication early on • Overpromising results (especially on price) • Lack of local knowledge • Pushing you to sign before you feel ready My best advise, Interview at least 2–3 agents. The difference in approach, strategy, and professionalism becomes very clear when you compare Good Luck to you !

You’re not alone in feeling this way and the good news is there are paths forward but we need to be very real about how to get you there step by step. First, the honest truth (so you don’t waste time): Buying with no down payment + part-time income + planning to rent it out immediately is going to be very difficult right now especially in Westchester County. Most loan programs require: • Stable, provable income • Some form of down payment (even if small) • The home to be your primary residence (not an immediate rental) But that does NOT mean it’s out of reach. It just means we need the right strategy. Here are realistic paths that can work: 1. First-time buyer programs (this is your best starting point) Look into: • State of New York Mortgage Agency programs They offer: • Low down payment options • Down payment assistance • Lower interest rates Some programs can get you in with as little as 3% down and assistance can help cover part of that. 2. FHA loans (very common for first-time buyers) • Lower credit score requirements • Down payments as low as 3.5% • More flexible with income But you still need: • Consistent income (usually 2-year history) • Proof you can afford the monthly payment 3. Down payment assistance programs There are grants and programs that can help with: • Down payment • Closing costs These are often income-based, which may actually work in your favor. About your idea to rent it out right away: Most loans require you to live in the home for at least 1 year before renting it out. However, a smart workaround some buyers use: • Buy a place where you can live in part of it (like a 2-bedroom and rent a room) This helps offset your payment legally. What you should focus on right now: 1. Talk to a lender (this is step #1, not last) Ask: • What loan programs do I qualify for today? • What do I need to improve to qualify? 2. Work on these key areas: • Credit score • Consistent income (this is big) • Saving even a small amount 3. Get a clear plan, not just hope A good lender will give you a roadmap like: “You’re 6–12 months away if you do X, Y, Z.” Important mindset shift: This may not be an immediate move but it can absolutely be a short-term goal with a clear plan. You don’t need a miracle you need the right strategy, guidance, and steps in the right order. Good luck to you !

Great question and this is a very real decision especially in co-ops and condos. Short answer: A transfer fee like this is very common, and while it can slightly impact buyer perception, it usually does not hurt your value significantly especially at $3,000. ⸻ How this actually affects you as a seller: Buyer perspective: • A $3,000 one-time fee is typically seen as minor in the bigger picture • Spread over ownership, it’s not a deal breaker for most buyers • In areas like Long Beach, buyers are already used to co-op/condo fees Where it can matter: • First-time buyers with tighter budgets may feel it • If your building already has high maintenance + assessments, it adds up • If competing buildings don’t have a transfer fee, it could be a small disadvantage The upside (this is important): If that fee helps: • Prevent large future assessments • Improve building reserves • Maintain the property better That can actually protect or even support your future value. Buyers care a lot about the financial health of the building. Your specific situation (selling within 5 years): You’re right that: • You may not fully benefit long-term But also: • The fee is paid by the buyer, not you • A well-funded building is easier to sell in • Poorly funded buildings scare buyers much more than small fees How to think about your vote: Ask yourself: • Does this help avoid bigger assessments later? • Is the building financially strong or struggling? • How does this compare to nearby buildings? Bottom line: A $3,000 transfer fee is usually not a deal breaker and may actually make your unit more attractive if it strengthens the building’s finances.

Short answer: In Florida, you typically do NOT automatically own your listing photos even though it’s your home. Who actually owns the photos? Usually, the photographer owns the copyright. When your home was listed, your agent likely hired a photographer who then: • Granted a license to the agent/brokerage • Allowed the photos to be used for marketing that specific listing That doesn’t automatically transfer ownership to you as the homeowner

It really depends on your lifestyle, budget, and how close you want to stay to family. Here are some of the most popular options my clients consider: Popular retirement spots: • Florida – warm weather, no state income tax, tons of active adult communities • South Carolina – coastal lifestyle, more affordable than Florida, growing retiree market • North Carolina – great balance of mild seasons, healthcare, and affordability • Arizona – dry climate, golf communities, very retiree-friendly What really makes a “best” retirement community: • Low-maintenance lifestyle (HOA covers exterior, landscaping, etc.) • Access to healthcare and hospitals • Social environment and activities • Walkability or easy transportation • Property taxes and overall cost of living The right choice comes down to whether you want to stay local and close to family or start a new chapter somewhere warmer or more affordable.

Yes the amount of commission changes with your home price, but the rate itself is always negotiable and can vary based on the property