Do this first, before you shop
- Get pre-approved. Knowing your budget is the critical first step.
- Set aside cash for earnest money (about 3% of price) and a possible appraisal gap, so a release never catches you short.
How a listing moves
About two weeks to tour, read disclosures, and build your offer. We start prepping yours on day one.
The list price is low by design (I know, it's annoying)
Homes list low on purpose to draw multiple offers. 73% sold over asking last year, and not by a few thousand. The typical home sold 25% over list, sometimes hundreds of thousands over. Asking price won't win. To recommend an offer price, we use broader market comps, specifically recent sales in the area, plus what the disclosure packet tells us about the home.
Bottom line: the highest number still loses if it misses the seller's terms on closing date or contingencies. Strategy is part of the offer.
Before you write an offer
- Read the disclosure and inspection package first. I turn it into a clear read with red flags and likely repair costs, so a short inspection window is all you need.
- Set your number from the CMA: recent comparable sales, repairs needed, and the listing team's strategy.
Disclosures and comps both run through AgentPrep. You get the home's real condition, red flags, repair costs, and likely sale price. No 200-page packet to decode.
What a winning offer looks like
Buyers here are more protected than in Berkeley. You can usually keep your contingencies, just on shorter timelines.
Albany taxes & point-of-sale items
City transfer tax
1.5%, split between buyer and seller. The county's 0.11% is paid by the seller. Offering to cover more can make your offer stand out.
Chicago Title rate table →Property tax approx
A 1% base plus local parcel taxes and bonds, which add up in Albany. Prorated at closing. We confirm the exact figure before you offer.
Sewer lateral
The private sewer lateral needs an EBMUD compliance certificate at sale. We settle who pays up front.
Usually $6,500–$10,000