Home Buyer Handbook 2018

GUIDE TO BUYING A HOME
2018

“But….I don’t want a REALTOR”
LET’S TALK ABOUT THAT
I became an agent because I knew the business could be done
much better than most Agents do it. When I bought my first home
I was less than impressed with the overall experience. I vowed to
become the agent that I would want to have if buying a home. I
sincerely look forward to making your time buying a home as
seamless as possible and to keep you educated and informed
along the way. You will benefit from my experience.
LET’S GET STARTED!

Buying a home is one of the biggest investments and financial
decisions you can make. While it is a major commitment and
responsibility, it is also a very exciting time in your life. I’m proud
to play a part in it all and am excited about having the privilege of
handing you the keys to your new home!
Let’s not forget that buying a home is a complicated process. I
will work hard to make sure everything is as rewarding as possible.
This guide was designed to inform you about our company and
every step leading up the purchase.

WE ARE IDAHO REAL ESTATE
My company, Accel Realty Partners, is comprised of a select group
of experienced and knowledgeable real estate Agents and Staff that
provide our Clients with the highest level of personal service and
expert advice. Whether you are buying, selling, or investing we are
available to provide expertise in all areas of your real estate
transaction.
We pride ourselves in a culture that resonates with each Buyer or
Seller to feel that they are working with the highest standards.
Below are some statutory responsibilities that as your Agent we will
always abide by:
OBEDIENCE
LOYALTY
FULL DISCLOSURE
CONFIDENTIAL
ACCOUNTABLE
REASONABLE CARE
Accel Realty Partners 2018 All Rights Reserved

WE BELIEVE
We believe every client deserves a distinctive real estate
experience based on a foundation of trust.
As your trusted advisors it is our responsibility to negotiate the best
offer when buying a home. We understand that purchasing a
property brings with it a multitude of emotions. This guide is a great
tool in understanding the entire process from the buyer consultation
to the closing table, in order to ensure your transaction is as
seamless as possible.
We pride ourselves on being a collection of talented and
experienced professionals who have a passion for real estate and
will represent you with the highest quality.
Photo Courtesy of Alturas Homes

EXPERTISE & EXPERIENCE
Our national reach, yet local knowledge provide a great platform
for your home buying experience. Treasure Valley neighborhoods
offer a vibrant lifestyle second to none and Idaho is one of the
best places in the world to live.
Trusted expertise is a core value at Accel Realty Partners. We
know there are many real estate companies to choose from and
we take your trust in us seriously. Buying a home is one of the
most important decision you can make in a lifetime. Our
experience and high-integrity Agents are there to guide you
through the process every step of the way.
IdahoRealEstateSearch.com

WHICH HOME IS THE RIGHT ONE?
I’ve made a commitment to help you find a home that suits your wants and needs, so now
it’s time for you to articulate exactly what those wants and needs are. By sitting down and
considering the kinds of things you’re really looking for, you can save a lot of time and
frustration by avoiding houses that aren’t for you.
STEP 1
WHAT ARE YOU LOOKING FOR?
HOME TYPE
Single Family
Duplex
Condominium
Townhome
Mobile Home
INTERIOR FEATURES
Minimum sf:
Maximum sf:
Carpeted Floors
Hardwood Floors
Fireplace
LOT FEATURES
Smallest yard size:
Largest yard size:
Fenced Yard
Garage
Carport
sf /acre
sf /acre
COMMUNITY FEATURES
Pool/Clubhouse
HOA
Park/School
Other:
STEP 2
PRIORITIZE
NOW THAT YOU’VE DETAILED your ideal home it’s time to put your priorities in order. What is the
most important thing for you and what areas can you compromise? Chances are that the perfect home
for you won’t be exactly what you put down on paper.
Rank these five areas of your home’s features/benefts from 1-5, 1being the most important, 5 being
the least important: price, location, size, amenities & design, others/special.
Price: Location: Size: Amenities & Design: Other:

FINANCIAL REASONS TO BUY A HOME
A recent study revealed five financial reasons why people should
consider buying a home:
1. Housing is typically the one leveraged investment available
2. You’re paying for housing whether you own or rent
3. Owning a home is a form of “forced savings”
4. There are substantial tax benefits to owning
5. Owning a home is a hedge against inflation
In many price points and parts of the Boise area the available
inventory is low. When you find a listing online that you’re
interested in, please send it to my email, by text, or give me a call.
Not only will I arrange a showing time for us to view the property,
same-day showings are the expectation with all my Clients.

LET THE SEARCH BEGIN
We will be with you every step of the process as your
advocate, fiduciary, and friend. We will provide accurate
information so that you can make informed decisions. This
is more than real estate, it’s about your life and dreams.

FREQUENTLY ASKED QUESTIONS
WHERE DOES MY EARNEST MONEY GO?
When you submit an offer on a property, you submit your "good
faith" funds to the seller along with the offer. This check is
deposited into a trust fund account at the title company who will
be handling the transaction. The earnest money funds are held
until closing day, and are applied to your loan and closing costs.
WHY WOULD I OFFER MORE THAN LIST PRICE?
The truth is, every real estate market is different. In our greater
Boise area, we are experiencing a shortage of available homes in
some areas, meaning there is much greater competition among
buyers who are all vying for the same properties. In our market, if
you come in too low with your offer, chances are that there may
be other buyers who are also going to be submitting an offer. In
this case, a "multiple offer” scenario is born, and the seller is
BASIC TIMELINE OF EVENTS
under no obligation to respond to your offer if there are a handful
of other offers from which to choose.

As your Agent, I will prepare and present the offer that you wish to
present. Be prepared that if we are in a highly competitive area or
in a multiple offer situation, our offer might be ignored or passed
over unless it is high enough or good enough to get the seller's
attention and beat out the others. No one wants you to pay
above asking price, but there are scenarios where offering list
price or above is the only way to beat the competition.
BASIC TIMELINE OF EVENTS
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Search for the property.
When you’ve found “the one” we submit an offer and begin negotiations.
When the offer is accepted, you are “Pending” and we turn in all paperwork to the
lenders, title companies, real estate brokerages, etc.
You turn in your Earnest Money to the title company and we schedule the home
inspection.
We negotiate any repairs with the seller based on the inspection and the lender
orders the appraisal.
A lot of “behind the scenes” work is conducted to ensure all documents are ready
to transfer ownership of the property from the seller to you.
We do a final walk through to inspect the property prior to closing.
We close on your home.

ADVANTAGES OF A BUYERS AGENCY AGREEMENT
Entering into a Buyers Agency Agreement in Idaho has
countless advantages. When you sign the agreement you are
simply hiring a personal representative who, by Idaho law,
must represent and respect your duty of care, confidentiality,
and disclosure to the best of their ability. This personal
representation is available at absolutely no cost to you. (The
Seller's Agent is responsible for paying the Buyer’s Agent fee.)
Working with us means you have a professional team devoted
to protecting you. In today’s environment, one mistake in a real
estate transaction can cost you thousands of dollars or worse
the opportunity of not getting your dream home. It is another
reason why a Buyer’s Agent Agreement is the best way to
ensure that you are properly protected throughout the entire
process.
As your Agent, our job is to leverage all of the resources,
knowledge, tools, and experience we have in order to find you
the perfect home within the time period you tell us. We will
treat your purchase as if it were our own, giving you peace of
mind knowing that every date and detail is being handled with
care. This eliminates confusion, stress, and anxiety.
As a first-time home buyer, having a Buyer’s Agent is an
essential part of making sure that your experience is
educational, enjoyable, hassle-free, and, most important,
productive.

LOAN PRE-APPROVAL
Few people can buy a home for cash. According to the most
recent statistics, nine out of ten Buyers finance their home
purchase. Getting a pre-approval is important because it allows
you to know which mortgage (lowest cost and best terms) is right
for you. With certainty you will know the mortgage terms are in
your best interest and exactly how much home you can afford to
buy.
.
Your lender will provide a pre-approval letter that shows your
buying power. You are free to visit as many lenders as you like
but keep in mind that each one carries with it a new credit inquiry,
which may show up on credit reports. Although the pre-approval
is not a final loan commitment, it is provided to the Sellers when
offering on a home. It demonstrates your financial strength and
shows your ability to go through with a purchase. This information
is important to Sellers since they do not want to accept an offer
that is likely to fall through because financing cannot be obtained.

WHAT TO EXPECT IN THE CURRENT MARKET
Navigating and understanding the psychology of the market can
be very complex. In your search for a home, it is likely you’ll
come across different types of Sellers. Each one will have
different closing time frames, negotiation styles, pricing
strategies, previous biases, and time frames for accepting your
offer. Without knowing the varying characteristics of the
different types of Sellers it can be frustrating as a Buyer.
One distinct challenge of our current market is low levels of
inventory in select areas and price ranges. There has never
been a better time than now to work with a proven, professional
who is committed to your home buying success.

It came on the market last night.
You may not find it on Zillow.
But you will on IdahoRealEstateSearch.com
When you want the most accurate, up-to-the-minute, Boise area
real estate information, you may not find it on a “last week” national
site.
IdahoRealEstateSearch.com, powered by local IMLS data, is the first
place that local real estate information is updated. In addition to
finding every home currently on the market, you can:
• Research Neighborhoods
• Search for Open Houses
• Learn what your current home is worth

GETTING TO THE FINISH LINE
Now it’s time to get to
work and find you a
home. Before we can
close on the purchase
of your new home, we
need to take some
steps to make sure the
purchase is a sound
decision.
STEP 1
BUY WITH CONFIDENCE
It is important to consider all your priorities when searching for a
home. At a certain price which features do you want and which
features do you need? For instance, would you trade fewer
bedrooms for a larger kitchen? A longer commute for a bigger
lot, or lower cost? You’ll want to consider all your needs in
advance.
We will work with you to narrow down your selection of homes
based on the criteria to find the top choices. The market is
always in flux and never static so it is important to have
representation working for you who has access to multiple
options of homes available for purchase.
Sometimes, new construction may be the best option, and other
times it may be a pre-existing home.

HOW TO DETERMINE OFFER PRICE
STEP 2
OFFER WITH EXPERTISE
The price you offer for a home is based on a wide variety of factors.
These factors are specific to the local market, your financial situation,
and the determined property value.
Other, may include days on market, the condition of the home,
desirability of the neighborhood, sales price of comparable homes,
the re-sale potential, and always the Seller's motivation level. We use
specially-developed tools and training to help you get the home you
want at the best price possible. We have access to up-to-the-minute
information about the Boise area market, including specifics in your
preferred neighborhood or community. A comparative market
analysis or “CMA” will be used as a guide in making an offer that is in
tune with the current market. Tools and data will take into account all
the factors that may affect a home’s value and potential price.
We will work closely with you to effectively advise on a fair offer
price. There will likely be inventory conditions, competition factors,
seasonal trends, neighborhood amenities, and other influences that
can affect demand. Proximity to schools, parks, shopping, and transit
can play a significant role in determining your offer price.
DAYS ON MARKET
CONDITION
MORTGAGE RATES
LOCATION
SIMILAR
INVENTORY
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“PENDING” PROCESS
When a Seller accepts your contract to buy their home we say
that the home and offer is “Pending”. There are sequential
steps that must be completed before the purchase is complete,
which happens at the “Closing”. The steps include:
TITLE COMMITMENT
This is a search and examination of the public records for
matters affecting the title to the real estate being purchased. It
may include looking for unpaid taxes, easements, names of
people on title and outstanding liens and mortgages.
INSPECTION
This is where you as the Buyer get to hire a third-party, notrelated-to-the-transaction,
person to inspect the physical
conditions of the property you are buying. They will inspect the
roof, the attic, the crawlspace and all rooms of the structure.
It is strongly recommended that you attend the inspection or at
least the tail end, so that if you have any questions regarding
the property you will have the opportunity to ask the inspector.
The typical inspection takes approximately 1 to 2 hours and the
cost is your responsibility as the Buyer. Every inspector is
different and the time it takes depends on the square footage
and acreage of the property. At the conclusion of the
inspection, the inspector will give you a detailed report of items
found that may be of concern. These items can be addressed
with the Seller as an addendum to the purchase agreement.
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STEP 3
MANAGE THE PENDING PROCESS
APPRAISAL
An appraisal is a standard part of the lending process. Banks and
mortgage companies will grant their loan based on the appraised
value of the property (as the home will be used as collateral for
the mortgage). An appraisal is done by a state licensed Appraiser
and is much more detailed than a CMA. Some items in the
appraisal will include comparing the subject property with three
similar properties in the area that have recently sold. The
Appraiser will assess the real estate market where the subject
property is located and highlight any negative aspects affecting
the market value like poor physical conditions, deferred
maintenance, or neighborhood factors.
LOAN CONDITIONS / CLOSING CERTIFICATION
When the lender has fully approved the loan a closing certification
is provided to the Buyer. This is a document which states the
terms under which the lender agrees to make the loan. It will
include the interest-rate, length of the loan agreement, and any
requirements the Buyer is expected to meet.
FINAL WALKTHROUGH
As a Buyer, you will be given the chance to look at the home in
person (“Walkthrough”) to make sure it is in the same condition as
when you first saw it and signed the purchase agreement.

STEP 4
CLOSING DAY
Closing day brings together all the parties in a real estate
transaction. It is sometimes called settlement or signing, but in
most cases, you will go to a Title Company to sign the paperwork
related to the purchase. The closing takes about an hour and will
be conducted by a trained representative of the Title Company
who will compile all the documents needed to transfer title in the
property and record those documents with the county. At closing,
the Title Company will prepare a new deed. Your lender will
require that you sign the loan documents and deed as evidence
that you are responsible for repaying the loan. You may be asked
to set up an escrow account. This is a neutral depository for funds
that will be used to pay expenses incurred by the property such as
taxes and property insurance that are due in the future.
There is little a Buyer needs to bring to closing other than their
state-issued identification and possibly a cashiers check for any
amount above and beyond the loan. Be prepared to sign multiple
pages of documents.
If there is a mortgage involved in the transaction, the funding will
occur soon after the closing. Once the funding and final recording
have happened, the Seller receives their payment for the home
and the Buyer receives ownership…the keys, garage door
openers, etc.
Congratulations! We made it and you have a home.
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Live in the Treasure Valley
Let Accel Realty Partners handle all the details of your new
home purchase in the Boise area. Our neighborhood experts
service the entire Treasure Valley with decades of combined
experience to better serve you. Let us show you the different
“hot spots” around town, our favorite restaurants, and point
out what school districts and programs might make your
little ones feel right at home.
Visit IdahoRealEstateSearch.com and start looking for
properties from your computer or phone, with new listings
coming on every few minutes.
Call 208-450-3000
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