Offers and negotiation
How many offers?
- None yet
- One
- Several
The contract, section by section
Offers in California come on a standard form called the Residential Purchase Agreement (RPA). The parts that matter: Price and financing (how much, how much down, what kind of loan) · Close of escrow (how many days) · Contingencies (the buyer's escape hatches: inspection, appraisal, loan, usually 17 days each by default) · Buyer's agent compensation (what they're asking you to pay their agent, if anything) · Items included (the fridge, the washer) · Who pays what (escrow, title, county tax, home warranty, termite). We describe what each section does. We don't reproduce the form; your agent provides it.
Offers in hand? A flat fee, not 5–6%.
A 3% listing commission on a $1M sale is $30,000. We charge $999 or $4,999 flat, paid out of escrow at closing. Same MLS, same licensed agent, same paperwork — you keep the difference.
See what you'd keepBased on a $1M San Diego home where the seller offers 3% to the buyer's agent. Applied to closing costs first. How much can go to you beyond that depends on your loan. Estimate only, not a guarantee.
Contingencies
A contingency is a condition that lets the buyer back out and keep their deposit. Inspection: they can cancel for any reason during the period. Appraisal: they can cancel if it comes in low. Loan: they can cancel if the loan falls through. Shorter periods and fewer contingencies mean a stronger offer. “Non-contingent” means none; it's rare and it's gold.
$30,000 in commission, or $999.
That's the whole pitch. The listing side of a traditional sale costs about 3% of the price. Ours is a flat fee, and there's no fee at all if it doesn't sell.
Run my numbersBased on a $1M San Diego home where the seller offers 3% to the buyer's agent. Applied to closing costs first. How much can go to you beyond that depends on your loan. Estimate only, not a guarantee.
4 more screens in this lesson, plus the tool at the end. Both come with a plan.
See the plansWhen you need an attorney
A dispute with the buyer, a title problem, a tenant, or a contract that isn't on standard forms. $350–$600/hr; flat review $500–$1,500. We take no fee for this introduction.
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