This is NOT normal for new construction! A good inspector will find many items of concern but water in the walls and rodent droppings is a bit abnormal. I am in shock that the builder and listing agent are saying this is normal. Are you using the builder's preferred lender? If so, let the lender know as they may be able to threaten not to close until these issues are resolved.
Do you have any photos to post?
Typically, if a home hasn't sold in 4-6 weeks then you should consider a price reduction. This is especially true of all of the marketing promised to you has been put into play. Most listing agreements are for six months so you should at least give it that long. If after six months, you haven't sold your home, then you may want to reconsider your options. Relist with another real estate agent? Rent it out? Stay put and try again next spring?
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I would have a Realtor do a search of off-market properties for you. Those would include expired or cancelled listings. I would go back the past two years and maybe you might get lucky. I've also sent letters to homeowners, on my buyers' behalf, asking if they would be interested in selling. Every so often someone calls back and allows you to show their home.Bottom line, you are looking in the absolute most desirable neighborhoods in Seattle. Most of the good homes are being held on the market for 5-7 days to allow buyers to view and do pre-inspections prior to making an offer. If your Realtor notifies you right away, then you should have time to jump through the proper hoops prior to making an offer. If you are looking on your own, you will almost always lose out to someone who was tipped off immediately once the home came on the market. Good luck!
John, According to the MLS, the average sold price of single family homes (some townhomes included) for the past six months is $725,610. The median sold price is $555,000. If you are looking at current inventory, the average price is $1,023,611 and the median price is $733,000. These numbers are very accurate but include all of QA. You can refine it further on this site but I wanted to give you a general idea.
A very difficult question.....The rental market is very strong right now but could you rent it out and have positive cash flow, or close to it? Are you prepared to be a landlord or will you have to hire a property manager, which cuts into your cash flow? It takes a certain personality to become a landlord of a home, which is much different than being a landlord for a multi-family property.The real estate market for sales is extremely strong right now on the Eastside for homes that are close proximity to MSFT. We are seeing lots of multiple offers on homes priced correctly, in a good location, and that show quite nicely. I would research both option, put pen to the paper, and run the numbers. It is a great time to do either of those scenarios. Good luck!
Would you happen to know if this is a short sale? Many times we see lower listed prices on short sales in hopes of getting an offer to present to the bank. Now, that doesn't mean that the bank will approve the short sale at that price. Ask your agent to do some research and everything should be cleared up for you.
I always look at these issues with regard to resale value. I can tell you that a certain percentage of the market would never purchase a home next to a retention pond because they are unsightly during the dry months. On the flip side, some buyers like them because of the privacy factor. You know that there will never be a home constructed on that site. There can also be potential odor and mosquito issues. Every pond is different. Walk the neighborhood and ask the homeowners about the pond.
I've sold a few lately and haven't had too many problems. I would always suggest to my buyers to hire a home inspector to inspect a few days prior to the walk-through. That way you can just submit the findings to the superintendent at the beginning of the walk-through.