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Selling Your Home: What Happens After I Accept an Offer?

Any homebuyer knows that buying a home is a process that involves many steps. For first time homebuyers or sellers, these steps can seem overwhelming and often intimidating. We understand the process and want to help you navigate the details. Our Duke Warner brokers have decades of experience, selling and buying properties, and anytime you have questions, we are available to help. The following tips can help in the process;

Home Inspection

Once you’ve accepted the offer, what happens next? The home inspection will be scheduled by the buyers, and this inspection will be done by a private home inspector. Typically, the home inspection is conducted 7 business days after the offer has been accepted. From there, the normal timeline for a buyer response is between 48-72 hours after they’ve received the home inspection report.


The next step depends on the buyer’s response to the home inspection. If the report dictates that the home is in good condition and doesn’t need any repairs, the seller isn’t responsible to do anything at this stage. If the inspection report calls out specific repairs, then the buyer and the seller will begin negotiations based on the situations of the repairs. Once the negotiations conclude, the repairs are made. Several options can be negotiated, including but not limited to the following scenarios;

  • The buyer asks the seller to do the repairs
  • The seller pays for the repairs and leaves the home price as is
  • The selling price can be dropped to accommodate the repairs costs
  • Both the seller and the buyer discuss the selling price and find a happy medium
  • The buyer decides to pull out of the sale
  • The seller decides to pull out of the purchase

Home Appraisal & Packing

The next step is the home appraisal. The buyer’s lender conducts this appraisal and it typically takes about two weeks to execute. Generally, this is a smooth process, unless there is an issue within the appraisal report. For the seller, the next step is to pack up the contents of the home and vacate the property. The real estate contract should have a specific date listed for the transfer date, where the keys will be handed over to the buyer. The seller can plan around that date, for initiating the packing.

Utilities Final Readings & Transfers of Name

As soon as the offer has been accepted and the real estate deal is final and closed, the buyer needs to get the utilities transferred into their name. The seller will need to contact the city water department and ask for a final reading of the water meter five days before the closing date, otherwise the escrow money will be held until the next water bill is issued. This is an important step that often gets lost in translation because it seems like a minor detail. However, once the deal is closed, the seller will be anxious to receive the money, and it’s unfortunate if it gets held up on a utility technicality.

Clear to Close

The final closing signing will depend on when the lender issues a clear to close letter. More often than not, if the lender is a bank, they will wait until the last possible minute to send the letter. It usually comes one to two days before the closing date. Once the letter is received and the closing is scheduled, both the buyer and the seller will need to be available to sign closing documents. Both parties will need to bring their driver’s license to the signing. Conventional loans usually take a couple of months, so the closing date should be based on that timeline. The closing date are usually determined at the beginning of the contract negotiations.


For buyers and sellers, this can be a wonderful experience. It’s an exciting time for everyone and with the right agents, the process can be executed with the proper organization and communication desired. At Duke Warner Realty, our brokers will share their experience, knowledge and excitement while they work for you. We know how to price properties according to the market trends and current housing competition. Give us a call or check us out online at


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Duke Warner Trend Report for September 2019

It’s official, Fall is here! The leaves are changing and there is a slight chill in the air. Central Oregon is as beautiful as ever and although the seasons are changing, the real estate trends are staying strong and steady. In our monthly Trend Reports, we offer valuable insights by reviewing last month’s activity, which can be a wonderful resource for any upcoming trends we might see as we finish out October and move into November.

October 1st Inventory and September Activity

With 525 active listings as of October 1st, the Bend market has a great selection of homes for those looking to buy. Both Bend and Redmond’s current listings have one-of-a-kind homes that won’t last long this Fall. Redmond’s active listings, as of October 1st, showed 215 homes overall. The numbers have stayed consistent all year and September numbers were no different. As we settle into Fall, we are seeing the combined active listings for Central Oregon at 740.

September numbers for the Redmond market show us 86 homes sold, 88 new homes on the market and 106 homes pending. The bulk of active homes on the market in Redmond were in the $325,100 -$425,000 price range, showing 73. The $225,000 – $325,000 had 63 active listings, the $425,000 – $525,000 range had 28 actives, and the $525,000 & up price range showed 42 active listings.

For Bend, the numbers in September continue to illustrate a thriving market. There were 13 active listings in the $225,000-$325,000 range, 125 in the $325,100-$425,000 range, 121 in the $425,100 -$525,000 range and 71 in the $525,100 – $625,000 price range. The $625,000 – $725,000 had 52 active listings, the $725,000 – $825,000 had 34 actives and the $825,000 – $925,000 showed 26 active homes listed. As you can see from our Market Trend Report, there were quite a few homes available in the higher price ranges as well, showing 103 homes in the $925,100 & up price range. For Central Oregon overall, there is a wide variety of homes to choose from, for potential buyers.

With a sturdy market, buyers often look for competitive pricing as they consider properties. If you are selling your home and trying to price your property, we encourage you to consult with your trusted Duke Warner Broker for seasoned, expert advice. Our brokers will share their experience, knowledge and excitement while they work for you. Our Duke brokers know how to price properties according to the market trends and current housing competition.

Sold and Pending Listings

Bend had 245 pending homes in August, and 227 in September. These numbers remain consistent and tell us both buyers and sellers are active and hungry. For sold listings, there were 252 in August and 212 in September. In Redmond, we saw 104 sold in August and 86 in September. As anticipated, we continue to see great numbers in the Bend and Redmond real estate market!

Looking Ahead          

Many of us know and value this special place we call home. Central Oregon is a beautiful place to live and no matter what stage of life you are in, there is something for everyone in the real estate market. As you consider your housing needs, start to plan and look ahead, whether you want to buy or sell a home, keep us in mind for your real estate ventures. Our professional brokers can offer great insights as you navigate your next home experience. Give us a call today and let us help you get started! We can be reached at 541.382.8262 or send us an email at

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Most Valuable Kinds of Property

When it comes to purchasing a home, it’s hard to keep track of everything you’re looking for. How many bedrooms you want, what kind of yard, what kind of property? Does it have good value? The later should be one of the questions you’re asking yourself when you buy. Does this property have value? We’re here to break down the properties that will hold their value in the current Central Oregon Real Estate Market. If you might be looking to sell in a few years, you’re going to want a property that gives you the best change at maintaining its value.


One of the most hands-off options to owning property is investing in a condo. Condos are a great option for first-time homebuyers, and they’re also great for people looking to downsize. One of the great benefits of condos is that they come with little or no land that requires upkeep. Most of the grounds of condos are taken care of by the community. You will mostly likely be required to contribute to a monthly cost, to take care of the grounds, but typically condo fees are less than neighborhood HOAs. Typically, condo fees include maintenance, insurance, elevator work, trash removal and sometimes snow removal.


A townhome can be difficult to define, but most consist of a narrow lot, or multilevel residence that is attached to another or other residences. When described it does sound like an apartment complex, but the deciding factor comes down to the ownership.

When you choose a townhome, you’re not responsible for as much land as you would be with a single-family residence. Townhomes are great starter homes, and the market has shown that these types of properties are great for first time home buyers. If you can buy a duplex, or two units together, some choose to rent half of it out, and use the rent to help pay the mortgage. This will eventually bring a return on your investment, when the mortgage is paid and the rent income accrues. Renting out half of a duplex does require more work, but the potential return on investment will make it worth it.

Single Family Homes

If you’re in the market for a starter home, but one with your own yard and your own lot, a single-family home is your best bet. Typically, these homes are smaller and easier to keep up with. There are no shared walls on these types of properties, so you have more freedom compared to townhomes and condos.

In most neighborhoods that you’ll find single family homes in, you will encounter HOAs, so you do need to do your research on them and be sure you can afford the fees, and live by the bylaws. HOAs have pros and cons, you won’t be able to do whatever you want with your property, as it will have to adhere to bylaws. But it also ensures that your neighbor won’t be able to paint their house a bright color, which could affect your resale value.

Weighing Your Options

When you’re looking at different properties, you need to consider how much work you’re willing to put into a home. If you want something with low maintenance, a condo might suit you best. If you want more space, but can’t afford the HOA fees on top of a mortgage, a single family home might not be best for you . Talk to your Bend Realtor, and see what sort of property they think is best for you.

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Negotiating After the Inspection

It can be a huge relief to finally make an offer or receive an offer on your listed home. Duke Warner Realtors know that even though it can feel like a big step in the home hunting process, nothing is over until it’s over. When money has changed hands, all paperwork has been signed and filed away, you can finally celebrate and breathe a sigh of relief.

One of the biggest steps to selling your home can be the home inspection. This can either help or hurt the price of your home, as some buyers use it as a negotiating point. If an inspection comes back with unexpected results, negotiating can become tricky, so we have some tips to help streamline the process and reduce your stress!

Houses Aren’t Perfect

If you’re expecting a perfect report back from the home inspector, you might be in for a rude awakening. No homes are perfect, and most inspections come back with minor fixes and notes. A good inspection will still include some changes.

Negotiating after an inspection can either be easy or one of the most stressful parts of buying or selling a home. The most important part of negotiating after an inspection, is to be prepared for a honest report. After that, you can only move forward with negotiations.

Be Prepared

If you want to be proactive about an inspection, you can do some prep work to save you a headache later. Be sure you take care of the issues in your home, that you already know exist. Fix that back deck or walkway, or missing tile in the shower. The best thing you can do with buyers is be honest. If you know your roof will need replacing in the next year, it might be best to be upfront with that information.

If you’re house hunting, you’ll want honest sellers, so why not be an honest seller yourself. If you take the time to fix things that could come up in a home inspection, you could be stopping problems before they’re even started. Some problems can cause more trouble than they’re worth, and could affect your selling price, simply because the fix was left for an inspector to find.


No home inspection report is going to come back perfect. Inspections should be used for buyers to renegotiate for major things, like repairs to major systems in your home, like electrical or plumbing issues or roof or foundation issues.

Inspections shouldn’t be used by the buyer to get a better price on the property. The purpose of an inspection is to uncover major problems with a property. These defects could cause a buyer to reconsider the property, or renegotiate. Buyers and sellers should reach an agreement in most cases, with necessary items repaired before the sale is final. And sometimes the price is changed to account for the cost of certain repairs.

Cost Credits

If your inspection reveals something that the buyer is pushing to be fixed, there are things you can offer them. You can suggest a price reduction or a closing cost credit, rather than fix it yourself. A closing cost credit would credit the buyer the money it should cost for the repair. If a potential buyer wants repairs done, they may have opinions on the way the work gets done. It can save time and money to have the buyer do the work themselves, and hire who they prefer. This is why it can be best to credit them for the repairs in the price of your house, rather than fix it before the property is theirs.


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Interested in a Fixer Upper?

If you’ve ever day dreamed about fixing up a property and turning it into you dream home, it might be time to consider purchasing a “fixer-upper.” Perhaps you’ve wondered if doing it is a good idea or not? Talk to your Bend Oregon Realtor. We’re here to break down some of the reasons you should consider taking the plunge into overall heaven.

Great Deal

Reason one is that most run-down homes, in need of renovation are great deals. While most people look at them and say, it’s not worth the work, you’re different. If you’re willing to put the work in, and the time and money, you could stand to get a great deal on a property in need of a little love.

Just for You

If you’ve ever wanted to create a living space just for you, then fixing up a home is right up your alley. If you would ideally like to have everything done to your taste, but can’t afford to build a home from the ground up, it can be a better idea to renovate a home. While building a home costs much more than the purchase of a home, buying a fixer upper and adding in a renovation budget, often costs much less. It can also take far less time, and stress.

The other added benefit in making an out of date, run down or just older home, completely yours, is that you’re not starting from scratch. Rather than building a new home, you get to redesign an existing one. You get to choose how to preserve the character or history of the existing fixer upper. You never know what you’re going to find behind the drywall, perhaps original brick? Maybe you’ll find old wooden doors, that just need a little TLC before being incorporated back into the design of the home.

Be realistic

It’s important to set realistic goals for yourself while considering a project like this. While you may think you can do it all on your own, it’s highly unlikely that you can or are even legally allowed to. Some projects involving plumbing, electricity, etc. will need licensed professionals to do the work. So it’s important to consider your renovation budget, and factor in what it will cost to pay contractors to do the rest.

Take Away

Talk to your Bend Oregon Realtor, about any potential properties ready for renovation or flipping. They might just have the perfect place for you. A home that’s a little run down, but in a great location, could prove to be your dream home after a little work.