Pete Sabine PETE SABINE & LESLIE WHITNEY
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How to Hire the right realtor

4/2/2025

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What you should look for when hiring a Realtor...

​There are so many choices for a real estate professional. Does it really matter who you choose to represent you when you buy or sell a home?

With so many real estate agents out there, how do you know who to hire to represent you?

What traits make a great Realtor?

Here is what home buyers and sellers should look for when choosing a Realtor.
Now, more than ever, experience and knowledge matters in real estate.

In challenging times, you are best served by a seasoned real estate professional who can help you navigate through a transaction that can often be complex and with frequent changes in the market that can affect the outcome.
​
Successful Realtors train to compete and prevail daily.

What does it take to be a successful Realtor?
Success in the real estate profession can be measured in different ways.

One measure is the Realtor’s sales volume recorded in the MLS.

This measure can be misleading. There is a popular real estate team business model that highlights only the team leader and the other team members contribute to the team leader’s sales volume without getting any credit for their own sale transactions.

The super star team leader is taking full credit for the sales volume of others and the client is led to believe that the team leader is doing all the work.

Often, the client ends up working with a less experienced junior team member instead of the team leader they hired.

Focus on the individual performance of a Realtor.
A more meaningful and relevant measure of success is defined by the number of referrals from their clients to friends, family, and co-workers.

This measure is a good indicator of a job well done for their clients. High sales volume from a large team does not guarantee that your experience and outcome will be positive.

You might be better served by more individualize service and expertise…handcrafted artisan versus a high-volume selling machine approach.

What drives a good Realtor to become a great Realtor?

It is the work ethic, the focus, and the competitive drive!

The perseverance, the training, the mental toughness, and it is the way you show up to power through the day to get results for your clients.

It is your internal drive to make a difference in someone’s life.

You do so as a role model, a parent, a significant other, a sibling or a friend.

You do what you do every day to make a difference on your own scoreboard in life.

Our scoreboard to measure a Realtor
  • Experience matters – at least 10 years actively selling real estate. Why at least 10 years? Because real estate market trends and economic conditions change. When trends and conditions change, you must know how to guide your clients to change their home buying and selling strategies accordingly.
  • Negotiation Mastery – with at least 100 sales transactions. Why? Because each transaction is different. And every client has unique goals and considerations to satisfy. Completing over 100 sales helps to ensure your Realtor has been there before whenever a situation arises that requires expert counsel.
  • Purchase Contract and disclosure requirement knowledge
  • Knowledge of the micro markets within your community for the areas you want to explore as a home buyer. This knowledge vital to ensuring you find the right home to buy. You need a local Realtor with a proven track record
  • Positive client reviews – which is third party social proof of a Realtor’s performance
  • Excellent peer reputation in the brokerage community
    ​
If the cost to hire representation is the same, would you rather hire the novice or the expert?
​

The best Realtors have these traits…    
  • Good listeners – take the time to ask the right questions and then provide relevant solutions
  • Pro-active instead of reactive
  • Good time management
  • Empathetic
  • Pragmatic
  • Flexible
  • Open minded and creative
  • Understand the duties of a Fiduciary relationship to serve their clients

Clues to indicate that you are hiring the right Realtor…
  • Takes the time to find out what is most important to you before presenting a plan or proposal
  • Provides a specific written action plan tailored to your needs and goals
  • Demonstrates creative problem solving to navigate challenges that might arise during a transaction
  • Provides frequent communication and accountability update reports
  • Knowledgeable, reliable, and trustworthy

Discover how we can help you reach your goals...
Representing homeowners & buyers with local real estate expertise and over 1000 successful real estate sale transactions since 1985, including Buyer Representation, Homeowner Representation, relocation transfers, Investor Representation, and professional home preparation for sale and staging services.

Work with us. Win with us!

Pete Sabine & Jennifer Lucas
Team Modern Agent
Call or Text 925.787.2548

Dudum Real Estate Group
DRE #00889760 #01943793

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Important Homeowner INsurance Policy information

1/23/2025

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In the wake of the LA fires, some insurance claims are in dispute of being covered or have been denied because the title of the real property is held in a trust and the Insurance policy is under the individual homeowner's name.

An insurance carrier can potentially deny a claim if a home is titled in a trust or LLC, and the insured party of the insurance policy is under the individual homeowner's name. 

The ownership structure on the title must match the named insured party on the policy to ensure proper coverage. 

Check your homeowner insurance policy and consult with your insurance agent.

​You might need to add your trust or limited liability company (LLC) as the insured party to avoid a dispute or claim denial. 

Pete Sabine
Real Estate Consultant
Call or text 925.787.2548
[email protected]

Dudum Real Estate Group
DRE #00889760
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Year end strategies for home buyers and sellers

11/12/2024

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Navigating the Real Estate Market...Q4 Strategies for Home Sellers and Buyers

As we approach the year-end, it is essential for home sellers and buyers to understand the current market trends and adjust their strategies accordingly.

Over the past six months, we have observed a steady decrease in supply, with active properties becoming less available, while demand has remained stable. This dynamic creates unique opportunities for both sellers and buyers in the current market climate.

Here is what home sellers and buyers need to know to make the most of the final quarter of the year.

For Home Sellers: Q4 Strategy

Testing the Market with a New Listing
   - Now is an opportune time to launch a "Coming Soon" and limited MLS trial. Listing your home on the MLS between mid-November and mid-December allows you to test and evaluate the market to gauge buyer interest. This period lets you fine-tune your listing price based on the initial response.

Taking a Holiday Break
   - After the trial MLS listing period, if you have not received an acceptable offer consider withdrawing your listing from the MLS during the holiday season, typically from mid-December through mid-January or early February.

Return to the Market with an Updated Approach
   - By early 2025, you can relist your home with a new listing agreement. This 30+ day pause can create a fresh start when you re-enter the market as MLS days on market (DOM) resets to zero with a new listing agreement.

 You can enter the market with an adjusted strategy based on feedback gathered during Q4. This could include a price adjustment or an enhanced marketing effort, making your property more competitive and attractive to prospective buyers as the new year begins and before the inventory increases in spring with newly listed competing homes for sale.

For Home Buyers: Q4 Strategy

Take Advantage of Less Competition
   - With fewer buyers actively searching due to seasonal factors, now can be an ideal time to explore available properties for sale. Stable home prices and a slower market pace give you the time to make a thoughtful decision.

Motivated Sellers and Possible Concessions
   - Sellers looking to close deals before the end of the year may be open to concessions, such as covering part of your closing costs. This can ease some of the upfront expenses associated with buying a home, making this period advantageous for budget-conscious buyers.

Preparing for Interest Rate Uncertainty
   - With recent election results creating potential policy shifts, the real estate market could experience changes in the coming months. While mortgage rates have recently increased slightly, future adjustments to the Federal Funds Rate may impact consumer borrowing costs.

Buyers should consider locking in rates now to mitigate the risk of future increases, especially if policy changes from the new administration influence the economy with inflationary conditions affecting the bond and mortgage market.

Real Estate Market Post Election Sentiment
The recent presidential election has brought significant movement in financial markets, with a post-election stock rally as optimism grows around potential tax cuts and deregulation.

Here is a snapshot of current trends:
​
Stock Market Performance - post-election: last week the Dow rose 4.6%, the S&P 500 was up 4.7%, and the Nasdaq increased by 5.7%. This optimism was driven by expectations of an economic boost.

Federal Funds Rate: The Federal Reserve’s recent rate cut of 0.25% has brought the current rate to a range of 4.50%-4.75%. Another quarter-percent rate cut is expected in mid-December, potentially lowering rates to 4.25%-4.50%.

Mortgage Rates: Mortgage rates have seen a slight increase, with the national average 30-year fixed rate inching up by 0.05%.

Economic Indicators to Watch
Buyers and sellers should keep an eye on key economic indicators in the coming weeks, such as mortgage application rates, inflation reports, and retail sales data, which will reflect consumer confidence and spending trends.

The Federal Reserve’s ongoing stance on interest rates and new policies from the incoming administration will play a crucial role in shaping the real estate market. Further Fed actions could influence consumer lending rates in the coming months.

Final Thoughts

For sellers, the end-of-year season provides a chance to position your property strategically, leveraging the quieter holiday period to take advantage of fewer competing homes for sale.

Buyers can benefit from less competition and potentially motivated sellers willing to offer concessions.

Whether buying or selling, monitoring economic signals and being ready to adapt is essential to making the most of the current real estate climate.

Pete Sabine
Real Estate Consultant

Call or text 925.787.2548
Real Estate Pro Tips
Compass
​#00889760

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Strategic Options for buying your next home

10/15/2024

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Buy your next home first - then sell your current home
Option #1- “Cash out” refinance of the existing loan for your current home 

Pros
  • Wait for the right home to become available and without time constraints tied to the sale of your current home
Cons
  • Sale proceeds from current home could be less than expected which might require the sale other investment assets to fund the required payoff of the refinanced loan at close of escrow
  • Potential capital gain income tax exposure for the sale of  your current home

Option #2 - purchase contract is contingent upon the sale of your current home

Cons 
  • Most home sellers do not want to accept a contingency to sell
  • Sale contingency weakens your negotiating power
  • Failure to sell your current home within the contingency deadline could result in a cancellation of the purchase contract

Sell your current home first - then buy your next home 

Pros 
  • Confirmation of the amount available to purchase your next home from the sale proceeds of your current home 
  • Negotiate the right to rent back your current home after the the closing date to allow more time to find and complete the purchase of another home
Cons
  • Time constraints to find and complete the purchase of another home to align with the closing date of the sale of your current home
  • Possible “double move” into a temporary rental if you cannot find and complete the sale of another home to align with the closing date of your current home 
  • Potential for capital gain income tax exposure for the sale of your current home

Keep your current home - buy next home now
Convert your current home (primary residence) into rental property (income property)

  • Refinance your current home for the funds required to purchase your next home
  • The ownership of current home and your next home will be held within your trust
  • When one spouse is deceased, there is a step up in cost basis to eliminate capital gain tax for the surviving spouse
  • Sell current home thereafter and retain entire net equity proceeds without gain tax
Pros 
  • Monthly rental income
  • Additional income tax deductions for owning income property and your primary residence
  • Defer or eliminate capital gain income tax
  • 1031 Tax Deferred Exchange into another real estate investment property or invest in a commercial property under professional management within a Delaware Statutory Trust (DST)
  • Option to return to your current home in the future if desired

Cons
  • Property management - highly recommend engaging the services of a professional property management company
  • Liability exposure - need rental insurance policy coverage. Recommend additional umbrella liability coverage and/or set up an LLC for ownership
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Why a seller may opt to consider compensation to the buyer broker or concessions to the buyer

9/18/2024

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When a property is listed for sale, the seller and their agent work together to create a strategy that positions the property to its best advantage when it goes to market. The considerations are many and include but are not limited to marketing campaigns/strategies, preparing the property to show in its best light through repairs, refreshes, or staging, thorough evaluation of comparable listings and sales, and so much more.

Another consideration the seller may wish to weigh carefully is whether or not they would consider an offer of compensation to the buyer's broker or a concession to the buyer.  

This is an essential evaluation because some buyers are simply not flush with cash. In the new real estate landscape, Realtors® and MLS participants must enter into a written agreement with buyers before touring the property. 
 
Based on the written agreement, the buyer would be responsible for paying their broker for professional representation.  It would benefit buyers who cannot fulfill that obligation to receive financial assistance from the seller. Buyers must be prepared to pay lender, appraisal, escrow, and title fees, as well as inspections, potential repairs to the property, home warranty protection, and the list goes on.
 
Suppose a seller is willing to consider offering either a contribution to the buyer’s obligation to pay their broker or a concession crediting the buyer directly at closing toward costs and fees. In that case, it may appeal to a buyer who might otherwise not have the liquidity to move forward with the home purchase. 
 
Another reason a seller may wish to consider paying the buyer broker would be to forestall the risk of a “self-represented” buyer.  Buyers who do not work with brokers may not fully understand the transaction process, which may lead to delays and misunderstandings during the negotiations and throughout the escrow process.  In addition, some sellers have indicated concerns about a buyer not being able to fulfill their obligation to pay their broker at the last minute, which could derail the closing.
 
These are just a few factors that a seller may consider, Consumer Choice is the order of the day.

The Realtor’s fiduciary duty to their client is to provide options, discuss the pros and cons, and let the client decide. 

Pete Sabine
Real Estate Consultant
Call or text 925.787.2548
[email protected]
​
Compass
DRE #00889760

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Down payment assistance for first-time California home buyers

1/23/2024

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Down payment assistance for first-time California home buyers relaunches with new lottery.

California is set to allocate an additional $250 million in down payment assistance to first-time homebuyers this spring.
 This move comes as the state makes adjustments to its program, which is designed to reach a more diverse group of borrowers across California.

Last year, the California Dream for All loan program, which offered homebuyers financial support, quickly exhausted its $300 million budget in just 11 days. While the program was highly popular, there were concerns from some Realtors and lenders. They observed that some recipients of the funds were already well into the process of buying a home, raising questions about whether the loans were going to those who could already afford homes.

In the upcoming round of the program the state will continue with its "shared appreciation" lending model. This means that first-time homebuyers will receive assistance towards their down payment, up to 20% of the purchase price or $150,000, whichever is lower. In return, the state will be repaid the loan amount along with a portion of the home's appreciation when it is sold in the future.

To prevent a rush for the loans, the California Housing Finance Agency, which oversees the Dream for All program, is replacing the original first-come, first-served approach with a lottery system. Homebuyers will have until April to find an approved lender and begin their application process. The lottery will open in early April, giving buyers a month to submit their applications. Around 1,700 to 2,000 fortunate lottery winners will receive vouchers that they can use within 60 days to purchase a home.

The extended timeline aims to assist Californians who are uncertain about their ability to buy a home without state assistance. 

Eric Johnson, a spokesperson for CalHFA, mentioned that the program targets individuals with stable incomes, decent credit scores above 660, and the aspiration of homeownership. This extra time allows them to become motivated, seek out a loan officer, and work on improving their credit score or managing their debt-to-income ratio with the help of loan officers or brokers.

Californians interested in applying for the program can visit the California Dream for All website​ for updates or join CalHFA’s homebuyer email list​. 
​

Pete Sabine​
Real Estate Consultant
Call or Text 925.787.2548
[email protected]
Compass - DRE #00889760
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Higher Conforming HOme Loan Limits

11/29/2023

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FHFA just raised the baseline conforming home loan limit 2024 by 5.5%.
This aligns with rising home prices, maintaining balance.

The Conforming Home Loan Limit is now 
$766,550 and High Balance Conforming Loan is now $1,149,825.
These limits are effective immediately, so you don’t have to wait till January to take advantage.
 

What does this mean for you, whether you're buying or selling?
Buyers: 
1. Increased Affordability: Higher loan limits provide more purchasing power.
    Explore homes that were previously out of reach. 
2. Interest Rates: Monitor loan interest rates for potential shifts

Sellers: 
1. Expanded Buyer Pool: Higher loan limits attract more buyers.
  Consider this when pricing your home and highlighting your property value in marketing. 
2. Quick Decision-Making: Buyers may be more decisive.
​    Present your property well and be prepared to move quickly. 

The 10 year Treasury bond rate is now below 4.3% 
This means lower home loan interest rates. YAY! 


Pete Sabine 
Call or text 925.787.2548
[email protected]
Compass #00889760



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New Law Allows California Homeowners to Sell their Accessory Dwelling Units

11/9/2023

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The new AB 1033 law passed in California allows property owners to sell their Accessory Dwelling Units (ADUs) separately from the primary residence, following the same rules that apply to condominiums. Homeowners may also choose to move into their ADUs and sell their main home. This new legislation marks a significant change to the traditionally stringent zoning laws and aims to address the state’s pressing housing needs.
 
The primary intent of the ADU Assembly Bill 1033 is to address California’s housing crisis by providing more affordable and accessible housing options. The legalization of ADUs not only increases the property value but also opens up opportunities for rental income.

AB 1033 introduces two main provisions. First, it allows ADUs to be sold separately from the main residence, creating greater housing density and more affordable homeownership options. Second, it supports a simple partition in-kind of single-family homes, which reduces the need for lengthy and costly legal proceedings.
 
The new law will only take effect in cities that “opt-in” to the law governing ADUs under the same rules as condos. ADUs will have different property taxes from the homes they’re built beside, and each property will be required to form a homeowners association to assess costs for maintenance of shared spaces between the home and ADUs.

Another requirement is having separate utility meters for gas, electricity and water services. 
 
This new legislation enables homeowners to capitalize on their existing equity by selling ADUs built on their properties. It is expected to help people looking to buy starter homes amid California’s housing shortage and high prices while lightening the burden of homeowners, especially elderly ones who may have paid off their homes but have relatively little income.
 
The new law is set to take effect on January 1, 2024. If you have any questions, feel free to reach out! We can provide resources for contractors that specialize in ADU construction. 

Pete Sabine & Leslie Whitney
​Visit OurFiveStarTeam.com
​
Compass
​DRE #00889760
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What you Must Know as a Successor Trustee

9/13/2023

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​When the last Trustee has deceased, the designated Successor Trustee is burdened with the disposition of the assets within the Trust and there are specific requirements of the Successor Trustee(s) under the California Probate Code 16061.7

Minimum Required Successor Trustee Tasks: 
  • Trustee should get multiple copies of death certificate(s) 
  • Trustee must remove the prior Trustee’s name from all assets held in the Trust
    • Affidavit of Change of Trustee for each property which is recorded
    • Removal of Trustee’s name from bank and investment accounts 
 
Minimum Required Successor Trustee Tasks: Probate Code 16061.7 
  • Notification under California Probate Code §16061.7 requires a Trustee to send a notice to all beneficiaries of a trust when the trust becomes irrevocable within 60 days of the trust becoming irrevocable (from the Date of Death of the deceased Trustee(s).
  • Sent to everyone who would inherit in the absence of the Trust 
  • Sent to everyone named in the Trust and all amendments
 
The “16061.7 Notice” must include the following information: 
  • Identity of the settlor(s) (aka grantor, trustor or trust maker) of the trust 
  • Date the Trust was signed 
  • Trustee(s) name, address, and telephone number 
  • Address of the physical location where the “principal place of administration of the trust” is located 
  • Any additional information that may be expressly required by the terms of the trust instrument 
  • Statement recipient is entitled, upon reasonable request to the trustee, to receive from the trustee a true and complete copy of the terms of the trust
 
Minimum Required Successor Trustee Tasks: TIN and Assessor
 
  • Trustee should stop using Decedent’s SSN #
    • Trustee can complete Form SS4 and get a TIN # for the Trust 
  • If Decedent was a property owner, Trustee must notify County Assessor’s Office within 150 days of death which is a Change In Ownership (CIO)
  • Change in Ownership Statement Death of Real Property Owner
    Form (BOE-502-D/ASSR-176)
  • Failure to timely file can result in penalties
  • The penalty is 10% of the taxes, applicable to the new assessed value or $100, whichever is greater
  • If not willful, $5K cap if homeowners’ exemption is claimed, $20K if no homeowners exemption claimed on the subject property
 
Successor Trustee Duties
  • Keep the trust property separate from other property 
  • Designate property as property of the trust 
  • Enforce trust claims & defend actions against the trust 
  • Not to delegate to others the performance of acts that the trustee can reasonably be required personally to perform 
  • (When 2 or more Trustees) participate in the administration of the trust: keep a co-trustee from breaching the trust 
  • Duty to apply the full extent of the trustee’s skills 
  • The trustee must act in the best interests of the beneficiaries and must not use their position for personal gain 
  • The trustee must file any necessary tax returns and pay any taxes that are due to be paid from the trust or K1 the beneficiaries 
  • The trustee must make distributions to the beneficiaries according to the terms of the trust and in a timely manner 
  • The trustee is responsible for managing the assets in the trust according to the terms laid out in the trust document 
  • The trustee must keep accurate records (in a way that your CPA will think is ludicrous) of the trust assets and transactions and make these records available to the beneficiaries upon request 
  • The trustee must provide the beneficiaries with regular accountings of the trust assets and transactions or have such accounting waived

Record Keeping and Accounting 
  • Trustees must account to the beneficiaries 
  • An accounting is like a big bank statement. There is a starting balance, receipts, expenses, and an ending balance. 
  • All these numbers have to add up correctly…If they don’t the Trustee is 100% personally liable

Some Record Keeping Tips
 
1.Don’t withdraw cash from the trust checking account!
  1. Consider an interest-bearing checking account
  2. Consider a separate checkbook register for the account where you record the date, amount, and source of each deposit as well as expenses
  3. Balance the checking account monthly
  4. Maintain careful records of all transactions

Successor Trustee Requirements For Real Property
  • Obtain multiple copies of Death Certificate(s)
  • Obtain Trust TIN identification - Complete IRS Form SS4
  • Remove prior Trustees names from all assets held in the Trust
    • Title company will record Affidavit of Change of Trustee
    • Include bank and investment accounts name change
  • Send Notification to all beneficiaries - due no later than 60 days from date of death
  • Notify Assessor’s Office - Change of Ownership Statement - due no later than 150 days from date of death
    • Form BOE-502D/ASSR-176
Realtor tasks:
  • Open Presale Escrow
    • Send Death Certificate(s) and Trust to Title company for approval
    • Obtain Preliminary Title Report 
    • Title change amendment recorded by title company

 
WE RECOMMEND CONSULTING WITH LEGAL COUNSEL TO CONFIRM & VERIFY THE ABOVE INFO
 
Subscribe to the Cunningham Legal YouTube Channel
www.YouTube.com/@CunninghamLegal
 
Cunningham Legal - Office Locations
 
Northern California
  • Auburn
  • Oakland (Montclair Village)
  • Sacramento
  • San Francisco
  • San Rafael
  • Walnut Creek
 
Southern California
  • Pasadena
  • Westlake Village

Pete Sabine & Leslie Whitney
Call or text 925.787.2548

Compass
DRE #00889760

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SALE OF A HOME SUBJECT TO A SOLAR AGREEMENT

8/24/2023

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The solar industry is booming. As of 2019, there were more than 2 million residential solar installations in the U.S., and that number is projected to double by 2023. 

One way builders and homeowners are looking to install solar systems is through a lease or power purchase agreement (PPA) (i.e., a “solar agreement”) with a third-party solar provider. But solar agreements are known to create unique challenges when selling a home.

If you own a home with a solar agreement, your Realtor may be able to help you navigate potential complications with the sale.

SOME ISSUES THAT SELLERS MAY EXPERIENCE INCLUDE:
  • Buyers shying away from a house because of the solar agreement (due to things like term, payment, maintenance considerations, technology obsolescence and more)
  • Buyers who may not meet the solar company’s qualifications
  • Potential issues involving the proper transfer of the solar agreement

5 TIPS FOR A SMOOTH CLOSING
START EARLY
Contact the solar contractor company early in the selling process whether the property is tied to a solar agreement. The terms for transferring a solar agreement may impact the marketability of a property, and disclosure to potential buyers is important.
REQUEST A COPY OF THE SOLAR AGREEMENT
Provide a copy of the current solar agreement to your Realtor. If you don’t have a copy, you should request it from the solar company.
SEEK ADVICE
Unfortunately, misconceptions about solar agreements are common. It’s important that buyers and sellers fully understand the terms of their solar agreement, including its transfer rights and requirements at the time of the sale of the home. Many solar companies have dedicated representatives to assist with the lease transfer process, but you may wish to consult with an attorney first.
COVER ALL YOUR BASES
When selling a home subject to a solar agreement, it helps to work with a trusted title company that can alert you to potential title problems that need to be addressed prior to closing.
KEEP LINES OF COMMUNICATION OPEN
Early in the process, provide your Realtor should provide the closing team with as much information as possible about the transaction. What they don’t know could cause delays to the closing process.

Pete Sabine & Leslie Whitney
Call or text 925.787.2548
Compass
​#00889760



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Representing homeowners & buyers since 1985 with local real estate expertise and over 1000 successful real estate sale transactions, including Buyer Representation, Homeowner Representation, relocation transfers, Investor Representation and professional staging services.
Pete Sabine
Call or Text 
925-787-2548

​[email protected]
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  • ABOUT OUR TEAM
    • About Pete Sabine
    • Hire the Right Realtor
  • BUYING
    • Consultation and Preparation
    • Home Loan Resources
    • Finding Your Next Home
    • Transaction Management
    • Home Purchase Questionnaire
  • SELLING
    • CONSULTATION AND PREPARATION
    • PREMARKET PREP
    • PRICING STRATEGY
    • MARKETING PROGRAM
    • VIDEO MARKETING >
      • LIFE STYLE VIDEOS
    • STAGING
    • MARKETING UPDATE REPORTS
    • HOME SALE QUESTIONNAIRE
  • COMMUNITIES
    • ABOUT ALAMO
    • ABOUT ALHAMBRA VALLEY
    • ABOUT CLAYTON
    • ABOUT CONCORD
    • ABOUT DANVILLE
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