Bob Arthur

In California, it's usually better for the listing agent to meet the appraiser rather than the seller being present. Here's why: 1. The Listing Agent Can Advocate for the Property Your agent can provide the appraiser with helpful information such as: aEURc A list of recent comparable sales aEURc Upgrades and improvements (with costs and dates) aEURc Unique features that might not be obvious aEURc Neighborhood insights the appraiser may not know This helps ensure the appraiser has the most accurate data to support the value. 2. Sellers Can Accidentally Influence the Process Appraisers are trained to remain independent. If a seller is present: aEURc It can sometimes feel like pressure, even if unintended. aEURc Sellers may point out things emotionally that don't affect value. Agents are more experienced at presenting information professionally and concisely. 3. The Appraiser May Want Space Often the appraiser will say something like: " Thanks for letting me in aEUR" I'll take it from here.aEUR? Agents typically: aEURc Let them in aEURc Provide the information packet aEURc Answer questions aEURc Then step out while measurements/photos are taken 4. Best Practice in California Transactions Most experienced listing agents will: aEURc Meet the appraiser aEURc Bring a " Appraiser PacketaEUR? aEURc Highlight upgrades and comps supporting the contract price This can make a big difference if the value is close.

Yes aEUR" you absolutely can set those boundaries as a seller, and it's actually a fairly common request, especially for privacy, security, or when children are involved. As the homeowner, you control the showing rules. Your listing agent can place clear instructions in the MLS and showing instructions. Here's how this is typically handled in California. a,>> 1. Add a " No Photography or VideoaEUR? Showing Rule Your listing agent can add a note in the MLS Agent Remarks and Showing Instructions that says something like: Example: For seller privacy, no photography or video recording is permitted inside the property during showings. Buyers and agents must rely on the professional marketing photos provided in the listing. Personal photos may be permitted after an offer is accepted or with seller approval. This alerts every agent scheduling a showing before they arrive. a,>> 2. Require the Buyer's Agent to Enforce It The rule is usually directed at buyer agents, who are responsible for their clients during the showing. Typical MLS instruction: Buyer's agent must accompany buyers at all times and ensure no interior photos or videos are taken. Agents generally respect this because violating showing instructions could create professional or ethical issues. a,>> 3. Post a Friendly Sign in the House Even with MLS instructions, it helps to have a visible reminder inside the home. Example sign at entry: Seller Request " Privacy Please For the privacy of the homeowners and children, no photography or video recording inside the home is permitted during showings. Please refer to the professional listing photos. Thank you for respecting the seller's privacy. a,>> 4. Your Compromise Idea Is Actually Very Reasonable What you suggested is a very common compromise. Many sellers allow: aEURc No photos during showings aEURc Photos allowed after an offer is accepted aEURc Or after seller approval This protects your privacy while still allowing serious buyers to document things later. a,>> 5. Exceptions (Inspectors, Appraisers, etc.) You'll usually want to allow photos for: aEURc Home inspectors aEURc Appraisers aEURc Contractors during inspections aEURc Insurance documentation Those are normal parts of escrow. a,>> 6. Why Some Sellers Do This Your concern is valid. Interior photos can reveal: aEURc Children's rooms aEURc Security systems aEURc Valuables aEURc Layout of the house aEURc Personal belongings With social media today, sellers often prefer to control what images circulate online. a,>> aoe... Bottom line: You have every right to require no interior photography during showings, and most professional agents will respect that when it's clearly written in the MLS instructions.

Yes, you can accept contingent offers, but you want to structure them carefully so you don't get trapped if a better offer comes in. In California this is very common, especially when a buyer needs to sell their current home before buying yours. The key is how the contingency is written in the purchase agreement. Here's how it typically works and what you should consider: a,>> 1. What a Contingent Offer Means A contingent offer usually means the buyer's purchase of your home is dependent on something else happening first, most commonly: aEURc The buyer must sell their current home aEURc The buyer must close escrow on another property aEURc The buyer needs to remove another contingency If that event doesn't happen, the buyer can cancel the contract. a,>> 2. The Protection Sellers Usually Use (Kick-Out Clause) In California, sellers often accept contingent offers with a kick-out clause (sometimes called a 72-hour clause). This means: 1. You accept the buyer's contingent offer. 2. Your home usually remains active in the MLS. 3. If another buyer makes a stronger offer, you can issue a Notice to Perform. 4. The original buyer typically has 48"72 hours to remove their contingency (for example, remove the home-sale contingency). 5. If they cannot remove it, you are free to cancel and accept the new offer. This protects you from being locked into a weak position. a,>> 3. What Happens if a Better Offer Comes In If you did not include a kick-out clause, you are generally bound to the contract until: aEURc the contingency expires, or aEURc the buyer cancels. But if you did include the clause, you can: aEURc Notify the first buyer aEURc Give them a short window to remove their contingency aEURc If they cannot a+' accept the better offer a,>> 4. Questions You Should Ask About a Contingent Buyer Before accepting, look at: aEURc Is their home already listed? aEURc Is it already in escrow? aEURc Is it realistically priced to sell quickly? aEURc How long is their contingency period? A buyer whose home is already in escrow is very different from someone who hasn't even listed yet. a,>> 5. Strategy Many Smart Sellers Use A common approach: aoe" Accept the contingent offer aoe" Keep marketing the property aoe" Use a kick-out clause aoe" Continue showing the home aoe" Encourage backup offers This gives you a buyer without losing leverage. a,>> 6. A Real Example Example timeline: aEURc Buyer A makes offer contingent on selling their home aEURc You accept with a 72-hour kick-out clause aEURc 2 weeks later Buyer B makes a better offer aEURc You notify Buyer A aEURc Buyer A has 72 hours to remove their contingency aEURc If they cannot a+' you move to Buyer B a,>> dY'! One important nuance: Sometimes contingent buyers are very strong financially and simply want to reduce risk. In those cases they may be willing to remove the contingency quickly if pressured.

Hi Alexa, The only way to purchase a home before it hits the market is to make the homeowner aware that there is a serious, qualified buyer interested. If you prefer not to approach the seller directly, I can handle that for you in a professional and discreet way. I can reach out on your behalf to explore whether they would consider selling off-market, often making the process easier for them by avoiding showings, open houses, and uncertainty. This approach gives you the best chance to secure the home before it becomes publicly available and attracts competing buyers. If you would like some help, you can contact me through my website www.bobarthurgroup.com

Hi Kylie, Great questionaEUR"this is exactly the kind of situation where the strategy you choose can make a huge difference in what you end up paying in taxes. Since you've owned the home for 5 years but only lived in it for 1, you likely won't qualify for the full $250K/$500K primary residence exclusion (which requires 2 out of the last 5 years). However, there are several legitimate ways you may be able to reduceaEUR"or even deferaEUR"your capital gains: aEURc Partial Exclusion (often overlooked) If you moved due to work, health, or certain unforeseen circumstances, you may qualify for a prorated exclusion based on the time you lived there. aEURc Move Back In Strategy If it's an option, moving back in long enough to meet the 2-year requirement could allow you to capture the full exclusion. aEURc Convert to a Rental + 1031 Exchange If you turn it into an investment property, you may be able to defer taxes entirely by rolling the proceeds into another property through a 1031 exchange. aEURc Don't Forget Your Cost Basis Any improvements you've made (remodeling, upgrades, etc.) can help reduce your taxable gain. a,>> What most people don't realize is that the difference between these strategies can easily be tens of thousands of dollarsaEUR"or moreaEUR"depending on your numbers. If you're thinking about selling, I'm happy to help you map out a few scenarios side-by-side so you can see the tax impact before making a decision. I regularly work with sellers on this and can also coordinate with a CPA to make sure you're taking the most efficient path. No pressure at allaEUR"just want to make sure you don't leave money on the table. If you would like my help, you can contact me through my website www.bobarthurgroup.com