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What Selling “As-Is” Really Means (and What It Doesn’t)

If you’re preparing to sell your home, you may have heard the term “as-is” and thought: “Great! That means I won’t have to fix anything or tell the buyer about problems.”

Not so fast. Let’s break down what as-is actually means—so you can sell with confidence, and no surprises.

What As-Is Means

Selling a home as-is means you are telling the buyer up front:
I am not agreeing to make repairs or improvements before the sale.
The buyer accepts the property in its current condition.

Often, as-is homes appeal to investors, flippers, or buyers looking for a deal.

What As-Is Does Not Mean

Many sellers think as-is frees them from other responsibilities—but that’s not true.
You still must disclose known material defects. California law requires that you share anything that could affect a buyer’s decision—such as roof leaks, foundation issues, or mold.

The buyer can still inspect. Listing as-is doesn’t stop a buyer from ordering inspections or negotiating repairs after discovering something serious.

It doesn’t shield you from liability. Hiding a known issue could lead to legal trouble later, even in an as-is sale.

Why Clarity Matters

Marketing a home as-is can be a useful strategy—but it’s important to understand what it does and doesn’t cover. A knowledgeable agent will help you set expectations, price correctly, and protect your interests.

Thinking About Selling As-Is?

If you’re considering selling your home as-is, let’s talk about whether it’s the right approach—and how to make sure you’re covered every step of the way.

If you’re considering a move or investment and require a trusted Real Estate Broker, we’re here to assist you. Contact us via email at TEAM@McDanielCallahan.com, complete the form below, or give us a call at 925-838-4300. We are ready to provide expert guidance and support for all your real estate needs. Terry McDaniel DRE License #00941526

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What Happens If You Remove Contingencies and Then Want to Back Out? Real Estate Advice for Buyers

Buying a home in California is exciting—but it can also feel overwhelming. One part of the process that often confuses buyers is contingency removal. Specifically, what happens if you remove your contingencies…and later want (or need) to cancel the contract?

Let’s break it down so you can feel confident and informed.

What Are Contingencies, Anyway?

Contingencies are protections built into your purchase contract. Common ones include:

Inspection contingency (gives you time to check out the property’s condition)
Appraisal contingency (protects you if the home doesn’t appraise at the purchase price)
Loan contingency (gives you time to secure financing)

These give you an “out” if something significant comes up during escrow.

What Happens When You Remove Contingencies?

When you remove contingencies, you’re telling the seller:
👉 “I’m satisfied. I’m moving forward with the deal.”

At this point, your earnest money deposit (usually 1-3% of the purchase price) is at risk if you later change your mind.

If you try to cancel after contingencies are removed:
🚩 The seller may be entitled to keep your deposit under the liquidated damages clause (if agreed upon).
🚩 You could face legal disputes if the seller claims financial harm from your cancellation.

Why This Matters

It’s tempting to rush into removing contingencies to make your offer stronger or speed things up—but it’s a big decision. Once you remove those protections, backing out isn’t as simple as walking away.

Smart Tips Before Removing Contingencies

✅ Ask questions. Make sure you understand inspection reports, the appraisal, and your loan status.

✅ Don’t feel pressured. You have the right to take the time you need (within your agreed-upon timeline).

✅ Work with your agent. A good real estate professional will help you navigate this decision wisely.

Removing contingencies means you’re committing. Before you do, be certain you’re ready. Protect yourself by understanding what’s at stake—because your deposit, and more, could be on the line.

If you have questions about contingencies or the California purchase contract, talk to your real estate agent.

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Waived the Home Warranty to Win the Offer? You Can Still Add One After Closing

In a competitive real estate market, buyers often make sacrifices to stand out. One common strategy? Waiving the home warranty in the initial offer to appear stronger to sellers. But here’s something many buyers don’t realize:

You can still add a home warranty after you close escrow.

What’s a Home Warranty, Again?

A home warranty is a service contract that covers the repair or replacement of major home systems and appliances—think HVAC, plumbing, electrical, water heaters, kitchen appliances, and more. It can be a lifesaver, especially in the first year of homeownership when surprises are most unwelcome.

Why You Might Have Waived It

In a bidding war, every term counts. Waiving the home warranty can be a tempting way to simplify the offer and make it more attractive to the seller. It’s not uncommon—but it does carry risk. If something goes wrong after closing, you could be on the hook for repairs that a warranty might have covered.

The Good News: It’s Not Too Late

If you waived the warranty to win the deal, you can still purchase one yourself after closing. Many home warranty providers allow new homeowners to enroll within 30–60 days after closing—even if a warranty wasn’t included in the sale.

What It Might Cost

A standard home warranty plan usually costs between $300 and $600 per year, depending on coverage. It’s a small investment for peace of mind, especially if your new home has aging systems or older appliances.

When to Consider Adding One

You waived it to make your offer more competitive
The home inspection revealed older systems
You’re a first-time buyer and want extra protection
You don’t have a large emergency repair fund

Winning the home was the goal—and you did it. But protecting your investment is just as important. A home warranty is one way to do that, even after the ink has dried. If you waived the warranty during negotiations, don’t worry—you’ve still got time to add one and enjoy a little more peace of mind.

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Can’t Find a Home in the Area You Want? Try This Instead

You’ve narrowed down your dream neighborhood. You know the streets, the schools, and where the best coffee shop is. But… there’s just one problem: there’s nothing available—or what is available is way over budget.

You’re not alone. In competitive markets, inventory can be low, and prices can soar in the most popular areas. But that doesn’t mean your dream home is out of reach.

Here’s one simple tip that might open the door to more options:
Look a few blocks over.

Don’t Get Stuck on Boundaries

Sometimes we get attached to imaginary lines—neighborhood borders, zip codes, even certain school zones. But what’s a five-minute walk away might offer similar charm, a lower price tag, and less competition. You might be surprised how much changes in just a few blocks.

Look for Signs of Transition

When you can’t find the perfect home, look for the perfect opportunity—and that might mean targeting streets where:

Homes are being remodeled or flipped
New landscaping and fences are going in
Construction dumpsters are in driveways

These are signs the neighborhood is on the rise. Buying in an “up-and-coming” pocket often means more room to grow your equity and the chance to shape your home to fit your vision.

Keep an Open Mind (and Eyes)

Take a walking or driving tour just outside your target area. Pay attention to streets that feel similar to what you’re looking for. Ask your agent if there are homes that may not be listed publicly yet. A little flexibility can go a long way in finding a hidden gem.

Stay Focused, But Stay Open

It’s great to have a dream neighborhood—but don’t let that stop you from seeing potential nearby. The perfect home might not be exactly where you imagined it, but it might still offer everything you need to live your ideal lifestyle.

Remember: You can change the house, but you can’t change the location—so if you find a street that feels right, don’t be afraid to go for it.

Let’s find the right fit—together.

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What to Offer on a Home That’s Been on the Market for Over a Month

If you’re house hunting and find a property that’s been sitting on the market for over a month, it’s natural to wonder: Is something wrong with it? Can I make a lower offer?

The answer? Maybe. But not always.

A home sitting unsold doesn’t necessarily mean it’s flawed—it might just be overpriced, poorly marketed, or caught in a slow season. Here’s how to approach your offer with confidence and strategy:

1. Do Your Homework

Before making an offer, have your agent run a comparative market analysis (CMA). Look at:

Recent sales of similar homes in the neighborhood
Current competition on the market
Any price reductions already made

This gives you a data-driven foundation for your offer—especially if you’re thinking of coming in below asking price.

2. Understand Why It’s Still Available

Ask your agent to find out:

Has it had any offers already?
Was there an inspection or financing issue?
What’s the seller’s timeline or motivation?

If the home is overpriced or has minor cosmetic issues, you may be in a position to negotiate. If the seller’s just not flexible, that’s important to know upfront.

3. Consider Offering Less—But Be Respectful

It’s okay to offer less than asking, especially if the market supports it or the home has been sitting for a while. But make a thoughtful offer—not an insult. A well-reasoned offer backed by comps is more likely to be taken seriously than a lowball offer with no explanation.

4. Look for Other Leverage

If the price isn’t negotiable, you might still gain value by asking for:

Closing cost assistance
Flexible closing date
Credits for repairs
Inclusion of appliances or furniture

These extras can save you money and sweeten the deal without changing the price.

5. Don’t Wait Too Long

A home sitting for a month might suddenly get new interest—especially if there’s a price drop or renewed marketing. If you love the home, don’t assume no one else will make a move. Time your offer wisely.

When a home’s been on the market for over a month, it’s an opportunity—but one that needs strategy. Work with your agent, do your research, and make an offer that’s fair, informed, and aligned with your goals.

You might just land a great home at the right price.

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What Today’s Market Means for Your Home Listing: Advice from Your Agent

If your home is on the market right now, you might be feeling frustrated—or just plain confused. Showings are slower, buyers aren’t rushing to make decisions, and offers feel like they’re taking forever to come in.

You’re not alone. The market has shifted in recent weeks, and as your agent, I want to give you a transparent view of what’s happening—and what we can do about it.

Buyers Have Options… and They’re Taking Their Time

Gone are the days when a buyer walked through once and made an offer the same day. Just recently, I had a listing where the buyer took 2.5 weeks, viewed the home three separate times, and only then made an offer. This is becoming more common, not because your home isn’t desirable, but because buyers now have time to breathe, compare, and think.

Pricing Is More Important Than Ever

Even comparable sales from just 60 days ago may not reflect what buyers are willing to pay today. The market has slowed noticeably in just the past 2–3 weeks. Homes need to be priced below comps in many cases—sometimes by as much as $20,000—to generate serious interest.

This isn’t about “giving your home away.” It’s about being competitive in a buyer-sensitive market. The right price attracts attention and creates momentum. A stale listing, on the other hand, encourages lowball offers or worse—no offers at all.

The New Build Factor: A Tough Competitor

If you’re in an area with a lot of new construction, there’s another challenge: builders are pulling out all the stops. Some are offering 4.99% interest rates and $20K+ in buyer concessions. That’s tough for resale homes to compete with unless we highlight your unique value and adjust the price accordingly.

So, What Should You Do Right Now?

Be Patient—but Realistic
Yes, this market requires patience. But it also demands action. If showings have slowed or feedback points to price concerns, it may be time to make a strategic reduction.
Focus on Presentation
Make sure your home shows beautifully—inside and out. A well-staged, clean, move-in-ready home is still highly attractive to buyers.
Stay Informed and Flexible
I’ll keep you updated on market changes, buyer behavior, and local competition. The more flexible we can be with pricing and terms, the better position we’ll be in.

Let’s Stay Proactive

This isn’t a “bad” market—it’s just a different one. Homes are still selling, but sellers who succeed are those who adapt quickly, price competitively, and stay committed to the process.

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Selling Off the MLS: What You Need to Know Before Going Off-Market

When it comes time to sell your home, most sellers list their property on the Multiple Listing Service (MLS). But did you know there’s another option? Selling off the MLS—also known as an off-market or pocket listing—can offer some unique advantages, depending on your situation.

Here’s what to consider before making that decision:

📌 Why Sell Off the MLS?

1. Privacy:
If you don’t want a “For Sale” sign in your yard or don’t want nosy neighbors touring your home, selling off-market offers discretion. This can be appealing to high-profile sellers or anyone wanting to keep the sale quiet.

2. Less Disruption:
You may avoid the constant stream of showings, open houses, and staging. This can make life a little easier, especially if you’re still living in the home.

3. Targeted Marketing:
Some agents maintain buyer databases and may already have a qualified buyer looking for a home like yours. A well-connected agent can match your home with a buyer without ever hitting the MLS.

🚩 Potential Downsides

1. Limited Exposure:
MLS listings are seen by a wide audience, including buyers’ agents, online shoppers, and other brokers. Selling off-market means fewer eyes on your home—and potentially fewer offers.

2. Lower Offers:
With less competition, buyers may not feel the pressure to offer top dollar. On the MLS, bidding wars can drive up your home’s price. Off-market? That’s less likely.

3. Fewer Protections:
Selling outside the MLS can reduce transparency and may leave room for negotiations that favor the buyer. It’s important to work with an experienced real estate professional to protect your interests.

✅ Should You Do It?

The answer depends on your goals. If privacy, flexibility, and convenience are top priorities—and you’re working with a trusted agent—an off-market sale could make sense. But if maximizing exposure and profit are more important, the MLS is probably your best bet.

Talk with your agent about your specific needs to make the most informed decision.

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Off-Market Homes: The Hidden Gems Worth Looking For

When you think about buying a home, you probably imagine scrolling through listings on Zillow or browsing your agent’s MLS feed. But did you know some of the best homes aren’t listed on the MLS at all?

These are called off-market or non-MLS listings, and while they’re not as easy to find, they can be worth the extra effort.

Why Buy an Off-Market Home?

Less Competition: Without the exposure of the MLS, off-market homes often have fewer buyers vying for them, which can give you negotiating power.
Motivated Sellers: Many off-market sellers are exploring the idea of selling but haven’t committed yet, which can create room for flexible terms.
Unique Opportunities: From homes passed down in families to sellers trying to avoid the spotlight, off-market deals often have a story behind them—and a good deal waiting to be made.

How Do You Find These Homes?

Work with a connected agent. Real estate agents with strong local networks often know about homes before they hit the market.
Let friends and neighbors know. Word-of-mouth can be powerful.
Check rental listings or expired listings. Sometimes owners are on the fence about selling and just need the right offer.

Buying a home that’s not on the MLS takes creativity, patience, and the right real estate partner. But if you’re willing to look beyond the obvious, you might just find a hidden gem before anyone else knows it’s available.

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📏 Real Estate Tips: What You Need to Know About Property Lines Before You Buy

When you’re house hunting, it’s easy to get caught up in the big things—bedroom count, kitchen upgrades, curb appeal. But here’s a real estate tip that’s just as important (and often overlooked): know where the property lines are.

Why Property Lines Matter:

Understanding your property boundaries is more than just knowing where to mow the lawn. It can impact everything from fencing and landscaping to future additions and even neighbor relations. Here’s what to keep in mind:

🧭 1. Don’t Assume—Verify

Fences, trees, and driveways can be deceiving. Just because something looks like it marks the property line doesn’t mean it legally does. Always check.

📄 2. Review the Survey

A property survey is the best way to know exactly what you’re buying. Ask the seller for a recent one—or pay to have a new one done. It’ll show the lot boundaries, structures, easements, and more.

🚧 3. Pay Attention to Easements

An easement gives someone else the right to use part of your property for a specific reason (like utility access). They can affect what you can and can’t do on certain parts of your land.

🏡 4. Don’t Skip the Title Search

Your title company will usually check for property boundary disputes or encroachments, which can save you from future headaches.

🧱 5. Planning Projects? Know Before You Build

Thinking of adding a fence, deck, or garage later on? You’ll need to build within your legal boundaries—and often get permits too. Knowing your lines helps avoid costly mistakes or neighbor disputes.

Property lines might not be the most glamorous part of the homebuying process, but they’re definitely one of the most important. Knowing exactly what’s yours helps protect your investment, plan your future projects, and live with peace of mind.

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What Does “Motivated Seller” Really Mean? Let’s Talk About It

If you’ve spent any time scrolling through real estate listings, you’ve probably seen the phrase “motivated seller” pop up a few times. It sounds intriguing, right? Maybe even like a good deal is right around the corner. But what does it really mean—and what should you do when you see it?

As a real estate agent, I get this question often, so let’s break it down.

The Basics:

“Motivated seller” means the person selling the home is eager to make a deal. This could be for any number of reasons: a job relocation, financial pressure, a family situation, or just wanting to move on to the next chapter quickly. Whatever the reason, they’re signaling to buyers that they’re open to offers and willing to negotiate.

But Here’s the Key: Motivation Doesn’t Equal Desperation

A motivated seller is not always a desperate seller. Sometimes it just means they’re flexible, realistic, and ready to move forward. It doesn’t automatically mean you’ll get the home for a rock-bottom price—but it does mean you may have some room to negotiate, especially on price, closing costs, or timeline.

How to Approach It as a Buyer

If you’re interested in a property marked with “motivated seller,” it’s a great time to:

Work closely with your agent (hey, that’s me!) to understand the seller’s priorities.
Make a strong offer, especially if you’re serious. A clean, well-prepared offer can stand out.
Be ready to move quickly. Sellers who are motivated usually want a smooth and swift transaction.

Ask the Right Questions

Your agent can often find out more behind the scenes. For example, are there other offers? Has the home been on the market a while? Are there any red flags in the disclosure? These details help guide how aggressive (or cautious) your offer should be.

Bottom Line:

“Motivated seller” is an invitation to look a little closer. It’s not a guarantee of a deal, but it often means a more willing and open seller—someone who wants to work with a serious buyer. And that can be a great opportunity when handled strategically.

So next time you spot those two little words, don’t scroll past—give your agent a call and find out more. It might just be the opening you’ve been looking for.

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