If you're in the market to buy a home, you've probably noticed that things have changed a bit. Starting August 17, 2024, there's a new requirement for homebuyers working with real estate professionals—specifically those who are REALTORS®. You might be asked to sign a written buyer agreement, and if you're wondering why or what this means for you, you're in the right place. Let’s break it down in a way that’s easy to understand.

What Exactly Is a Written Buyer Agreement?

A written buyer agreement is essentially a contract between you, the homebuyer, and your real estate professional. This agreement outlines the services your agent will provide, as well as the compensation they’ll receive for those services. It’s a way to ensure that both you and your agent are on the same page from the get-go.

Why Am I Being Asked to Sign This Agreement?

This requirement stems from a recent change initiated by the National Association of REALTORS®. As part of a proposed settlement of litigation related to broker commissions, it’s now necessary for real estate professionals to have a written agreement in place with their clients. This is a nationwide change that took effect on August 17, 2024.

Are These Agreements a New Thing?

Depending on where you live, you might have never encountered a written buyer agreement before. Some states have had this requirement for years, while others haven’t. So, if this is new to you, don’t worry—many homebuyers are in the same boat. But now, it’s a standard practice across the country for many real estate professionals.

Can I Negotiate the Terms of the Agreement?

Absolutely! The terms of your written buyer agreement are not set in stone. You have the right to negotiate aspects such as the services you expect, the duration of the agreement, and the compensation involved. The key is that whatever you agree on with your agent should be clearly stated in the agreement—no vague terms, no ranges, just a clear understanding of what’s been decided.

How Does This Benefit Me as a Homebuyer?

One of the biggest advantages of having a written buyer agreement is that it removes any guesswork. You’ll know exactly what your agent is going to do for you and how they will be compensated. This clarity helps avoid misunderstandings and ensures that both you and your agent have a solid understanding of your working relationship.

When Will I Be Asked to Sign This Agreement?

You’ll need to sign a written buyer agreement before you start touring homes with your real estate professional. This applies whether you’re doing an in-person visit or a virtual tour. However, if you’re just attending an open house on your own or having an initial chat with an agent about their services, you won’t need to sign anything yet.

Do I Have to Pay My Agent Out of Pocket?

Not necessarily. While the agreement will outline how your agent will be paid, it doesn’t mean you have to cover the cost directly out of pocket. In many cases, it’s possible to negotiate for the seller or their agent to cover your agent’s compensation. This is something you can discuss with your real estate professional to find the best arrangement for you.

Does This Agreement Define the Type of Relationship I Must Have with My Agent?

No, it doesn’t. You’re free to establish any business relationship with your real estate professional that is allowed under state law. Whether you want a more casual arrangement or a full-service partnership, the agreement can be tailored to fit your needs.

Can I Change or Get Out of the Agreement?

Yes, you can. If circumstances change or you’re not satisfied with the arrangement, you and your real estate professional can agree to modify the agreement. Just be sure to read the terms carefully so you understand the conditions under which the agreement can be changed or exited.

A recent article in the Conway Daily Sun explains how the town of Conway’s rental inspection and certification program, designed to ensure the safety and compliance of both short- and long-term rental properties, is currently under legal scrutiny. A lawsuit filed by the Mt. Washington Valley Association for Responsible Vacation Rentals, along with White Mountain Properties LLC, has brought the program’s legality into question, effectively halting its progress. The town was on the brink of finalizing the program by holding public hearings regarding the fine schedule for violations, which could be as steep as $1,000 per occurrence. However, these hearings have been postponed due to the ongoing litigation, with a court date scheduled for September.

Despite the legal challenges, the need for accountability among rental property owners cannot be overstated. As a real estate professional, I recently showed a three-story, three-bedroom home that shockingly lacked any smoke alarms—a basic safety requirement. This highlights a critical issue: regardless of the outcome of this legal dispute, rental property owners must take their responsibility seriously. It’s not just about adhering to local regulations; it’s about safeguarding the lives of those who stay in these properties.

The town’s inspection program, supported by over 1,000 Conway citizens, was designed to enforce life safety inspections for all rental properties, ensuring they meet basic safety standards before being granted a Certificate of Rental Compliance. While the program’s enforcement is currently in limbo due to the lawsuit, the need for some accountability is clear. Property owners should not only focus on protecting their privacy rights but also on ensuring the safety and well-being of their guests.

This legal battle could take years to resolve, but in the meantime, the responsibility falls on property owners to maintain high standards of safety. Whether or not the town’s program is ultimately upheld, the importance of protecting guests in rental properties should remain a top priority for all owners. The ongoing litigation serves as a reminder that while legalities are being debated, the safety of people staying in these properties should never be compromised.

Read the full story here - 

Check out this video tour of 921 Grandview Road in Conway.  Located in Hale Estates, this GORGEOUS home sits on a private lot that abuts 14 acres of common association land.  

• 3 bedrooms plus an office and a bonus room 
• Hot tub and fire pit / patio area
• Massive finished basement 
• Living room with 18' ceilings and gas fireplace
• Attached garage
• Beautiful kitchen that looks like something out of a magazine 

 

This is such a cool property!  1.8 private acres in Hart's location - famously known as one of New Hampshire's smallest towns (population around 43!)

https://northconwayrealty.com/listing/5008255/91-burke-road-harts-location-nh-03812/

The real estate market in Conway (which includes North Conway) has seen significant changes over the past year. Here is a look into the statistics comparing the first seven months of 2023 and 2024, focusing on single-family homes.

January 1, 2023 - July 31, 2023

During the first seven months of 2023, 73 homes were listed with a median list price of $474,900. The market was quite active, with 49 homes sold in this period. The homes that sold had a median days on market (DOM) of just 7 days, indicating a fast-moving market. The median selling price was $427,000.

January 1, 2024 - July 31, 2024

Fast forward to 2024, the market activity has ramped up. There were 114 single-family homes listed, a significant increase compared to the previous year (56%). The median list price also saw a rise, reaching $499,900. There were 62 sales during this period (an increase of 26%), reflecting a growing demand in the area. However, the median DOM for sold homes increased to 10 days, suggesting a slightly slower pace than last year. The median selling price jumped to $460,000, indicating a stronger sellers' market.  I have seen a significant increase in the number of price changes in single family home listings so while homes are selling very close to their asking prices, they aren’t necessarily  selling close to their initial asking prices.

Current Market Overview

As of now, there are 34 active single-family homes on the market. The median asking price for these homes is $555,000, a noticeable increase from earlier in the year. The median DOM for these listings is 35 days, reflecting a potential cooling off or a shift in market dynamics.

Analysis and Insights

The comparison between these two periods reveals a few key trends:

1. Increased Listings and Sales: The number of homes listed and sold has increased, showing a growing interest in the Conway and North Conway areas.  The number of listings has increased 56% while the number of sold homes has gone up 26% so there is some more inventory that is sitting on the market.  Our inventory was so low, even with inventory climbing we are still not at a balanced market.
2. Rising Prices: Both the median list and selling prices have gone up. This suggests a competitive market where demand is keeping pace with, if not outstripping, supply. The increase in median asking prices for currently active listings also indicates that sellers are optimistic about the market's direction.
3. Longer Days on Market: The slight increase in DOM for sold homes and the more noticeable increase for active listings suggest that homes are taking longer to sell compared to last year. This could be due to a higher volume of listings or buyers being more selective.

Overall, the Conway and North Conway real estate market is showing signs of growth and dynamism. While prices are rising, the increased number of listings and slightly longer DOM suggest a market in transition. For buyers and sellers, staying informed and working with knowledgeable real estate professionals will be key to navigating these changes.

Whether you're looking to buy, sell, or invest, understanding these market trends can help you make more informed decisions. As always, we're here to help you every step of the way in your real estate journey.

PHOTO ABOVE BY JOE VIGER PHOTOGRAPHY

The real estate landscape is evolving, and recent changes due to the National Association of Realtors (NAR) settlement are set to impact the home buying process significantly. If you're in the market for a new home, it's essential to understand these changes and how they affect you. Here's what you need to know.

The NAR Settlement: A Quick Overview

The NAR settlement stems from legal actions addressing the transparency and practices within the real estate industry. The aim is to foster greater clarity and fairness in real estate transactions. One of the most significant outcomes of this settlement is the requirement for all buyers to sign a buyer agreement before they can view any properties.

What is a Buyer Agreement?

A buyer agreement is a formal contract between a home buyer and a real estate agent. This agreement outlines the scope of services the agent will provide, the duration of the agreement, and the compensation details. Essentially, it ensures that both parties have a clear understanding of their working relationship.

Types of Buyer Agreements

Understanding the different types of buyer agreements can help you choose the one that best suits your needs:

1. Exclusive Buyer Agreement:

   • Definition: This agreement binds you to work exclusively with one real estate agent.
   • Pros: The agent will dedicate more time and resources to your home search, knowing you are committed to them.
   • Cons: You cannot work with other agents during the term of the agreement.

2. Non-Exclusive Buyer Agreement:

   • Definition: This agreement allows you to work with multiple agents simultaneously.
   • Pros: You have the flexibility to receive assistance from different agents, increasing your chances of finding the perfect home quickly.
   • Cons: Agents might be less motivated to prioritize your search since there is no guarantee of earning a commission.

3. Transactional Buyer Agreement:

   • Definition: This agreement is more limited in scope and focuses on facilitating a specific transaction rather than establishing an ongoing relationship.
   • Pros: It's suitable for buyers who have already found a property and need help with the transaction process.
   • Cons: It doesn't offer the same level of personalized service or ongoing support as the other types of agreements.

How Commissions Were Traditionally Paid

Traditionally, the commission for real estate agents was paid by the seller. This commission was negotiable but typically covered both the listing agent and the buyer's agent. The seller would agree to a total commission rate, which was then split between the two agents involved in the transaction. This system meant that buyers did not usually have to worry about paying their agent directly.

Changes Due to the NAR Settlement

With the recent changes, not all sellers are offering compensation for buyer's agents. This shift means that in some cases, the responsibility for paying the buyer's agent may fall on the buyer. It’s critically important for buyers to understand the value their agent brings to the table and to know how their agent is going to be compensated when making an offer.

Why is This Change Important?

1. Transparency: The buyer agreement increases transparency in real estate transactions. Buyers will have a clear understanding of the services they will receive and the associated costs upfront.

2. Commitment: By signing a buyer agreement, both the buyer and the agent are committing to work together. This mutual commitment often leads to a more dedicated and focused effort from the agent.

3. Protection: The agreement protects both parties' interests. Buyers can be assured of receiving professional services, and agents can work confidently, knowing their efforts will be compensated.

How Will This Affect You as a Buyer?

1. Prior Preparation: Before you start viewing properties, you'll need to sign a buyer agreement. This means you'll have an initial meeting with your real estate agent to discuss your needs, preferences, and the terms of your working relationship.

2. Informed Decisions: With the buyer agreement in place, you'll have a clearer understanding of the process, which can help you make more informed decisions. Knowing the terms and expectations upfront can reduce surprises and enhance your overall home buying experience.

3. Enhanced Service: Real estate agents, knowing they have a committed client, can tailor their services more effectively. This often results in a more personalized and efficient home search process.

4. Understanding Compensation: Knowing whether the seller will cover the buyer's agent's commission or if it will be your responsibility is crucial. Discuss this with your agent early on to avoid any surprises. Understanding the value your agent brings will help you see the importance of their role, regardless of who pays the commission.

Steps to Take Before Signing a Buyer Agreement

1. Research: Understand the basics of a buyer agreement and what it entails.
2. Ask Questions: During your initial meeting with the agent, ask any questions you might have about the agreement and how their compensation will be handled.
3. Review the Terms: Carefully review the terms of the agreement. Ensure you understand the services offered, the duration of the agreement, and the compensation details.
4. Seek Clarification: If any part of the agreement is unclear, seek clarification before signing.

The recent NAR settlement brings about a significant change in the home buying process, emphasizing transparency and commitment. By requiring a buyer agreement, the real estate industry aims to enhance the experience for buyers, ensuring they receive the professional services they deserve. As you embark on your home buying journey, understanding these changes, the different types of buyer agreements, and how agent commissions are handled will help you navigate the process more effectively and make informed decisions.

Send any questions that you have to info@northconwayrealty.com

 

If you are looking for a buyer agent to help with your purchase, here are a few ways I can help you.

Here are some review from past clients (Facebook) | (Zillow) | Google Business Profile

• Fast responses to all of your questions - slightly slower during hockey season :)

• A full time broker 

• A great negotiator (4 kids is good training at that!)

• Over 17 years of vacation rental experience to help with your decisions

• Honest assessments of your goals and if a property will meet them

• A fun, low stress (as much as possible!) real estate experience

• ABR certified - The Accredited Buyer’s Representative (ABR) designation is for real estate professionals who have a passion for working with buyer-clients and want to take their excellence and service to the next level.

• RSPS certified - The Resort and Second-Home Property Specialist (RSPS) certification is for REALTORS® who specialize in buying, selling, or management of properties for investment, development, retirement, or second homes in resort, recreational, and/or vacation destinations.

• STRSI certified - The Short-Term Rental Safety Inspector (STRSI) program to help individuals to identify and eliminate safety hazards at short-term rental properties. This program was developed based on our 90+ years of industry experience, data analysis on insurance accidents, and information from several safety resources

As October approaches, Conway's rental licensing program gears up to issue its first violation notices to property owners not in compliance. This follows the passing of Article 24 on April 9, allowing the town to inspect and regulate long- and short-term rentals. Deputy Town Manager Paul DegliAngeli and Zoning Enforcement Officer Nicholas DeVito outlined the program's progress and next steps in a recent interview with the Sun.

Key Elements of the Rental Licensing Program

• Life Safety Inspections: The program mandates that rental properties undergo life safety inspections conducted by DeVito and fire officials. This step is crucial to ensure properties meet basic safety standards, such as having functional smoke and carbon monoxide detectors. DeVito highlighted the surprising number of properties lacking these essential safety features.

• Registration and Compliance: Landlords must file registration paperwork to be considered compliant. To date, 560 rental applications have been submitted, including those granted and pending. Property owners had the option to submit self-affidavits until January 26.

• Enforcement Timeline: The enforcement process is set to intensify with public hearings on the fine schedule expected in August. Following these hearings, violation letters may be sent out in October, with subsequent fines issued approximately two weeks later.

Addressing Violations

DeVito outlined a structured approach to handling violations. Initially, a notice of violation will be issued to non-compliant property owners, followed by fines if there is no response within a specified period. The selectmen will determine the exact fines and response times, but the process aims to be fair, providing ample time for owners to address issues.

Challenges and Legal Considerations

Despite its life safety benefits, the program has faced resistance, with groups like the Mt. Washington Valley Association for Responsible Rentals questioning its legality. DeVito remains confident in the program's due diligence and its alignment with legal standards, although he acknowledges ongoing legal scrutiny.

Looking Ahead

As the program evolves, DeVito expects an increase in inspections, particularly as one-year self-affidavits begin to expire. The town's commitment to ensuring rental properties meet safety standards remains steadfast, even as they navigate challenges and potential pushback.

Stay informed about the latest developments in Conway's rental licensing program as the town works to balance safety, compliance, and property owner responsibilities.

Read the full story in the Conway Daily Sun

 

In Madison, NH, two couples are taking legal action against the town's zoning board for denying their request to use their property as a short-term rental. The case, "Chad and Brittney Ardizzoni and Aaron and Tiffany Clymer v. the Town of Madison and the Town of Madison Zoning Board of Adjustment," is now being reviewed by Judge Michael Klass in Manchester.

Background:

• The couples, from Londonderry and Hooksett, purchased a home at 13 Lucerne Drive in Eidelweiss in June 2022.
• Madison banned new short-term rentals (STRs) in March 2022, but homes rented before 1987 are grandfathered.
• The zoning board considers STRs in Eidelweiss as commercial activity, which is prohibited in the residential district.

Legal Arguments:

• The homeowners argue their property has been used for short-term rentals since 2017 and should be grandfathered.
• They are represented by Matt Johnson, who claims the town's definition of "dwelling unit" is vague and unconstitutional.
• The ZBA upheld the violation notice, stating the property does not meet zoning ordinance definitions.

Current Status:

• The town must respond to the lawsuit by August 6.
• The homeowners seek to overturn the ZBA's decision or have the case reheard with new instructions.

This case highlights ongoing tensions between property owners and local zoning regulations regarding short-term rentals.

Click here to read the full article in the Conway Daily Sun

There are several beach-access neighborhoods near North Conway.  Here are just a few!

• Eidelweiss - Five sandy beaches on three mountain ponds in Madison - See what is for sale
• Chocorua Ski & Beach Club - Gorgeous sandy beach on Moore's Pond in Tamworth - See what is for sale
• Cranmore Shores Association - Private association beach on Pequawket Pond in Conway - See what is for sale

 

 

Here is a quick look at Cranmore Shores in Conway.  This private community is a mixture of primary and vacation homes.  All owners have use of a sandy beach on Pequawket Pond.  The beach has a boat rack for canoes/kayaks and some amazing mountain views.
15-20 minutes to downtown North Conway
30 minutes to Story Land
30 minutes to Jackson
15 minutes to King Pine Ski Area

Click here to see properties for sale in Cranmore Shores

Click here for the association website

As we dive into the heart of summer, many of us are enjoying time with family and friends, hosting gatherings, or welcoming rental guests into our homes. It's a season filled with joy and activity, but it's also a time to be vigilant about safety, especially fire safety. Recent statistics from the New Hampshire Division of Fire Safety underscore a stark reality: working smoke alarms can mean the difference between life and death in the event of a fire.

The Alarming Statistics

According to the latest data as of June 26, 2024, New Hampshire has experienced 11 fatal fires this year, resulting in 13 tragic fatalities. Of these, only three homes had working smoke alarms. This means a staggering 8 out of 11 homes where fatalities occurred lacked adequate smoke detection.

The Lifesaving Importance of Smoke Alarms

The data paints a clear picture: working smoke and carbon monoxide (CO) alarms save lives. Here are some essential tips to ensure your home is protected:

• Install Smoke Alarms on Every Level: Make sure there is a smoke alarm on every floor of your home, including the basement. Each bedroom and outside sleeping areas should also have alarms.
• Regular Maintenance: Replace smoke alarms every ten years and test them monthly to ensure they are functioning correctly.
• Carbon Monoxide Alarms: Alongside smoke alarms, CO alarms are crucial, especially in homes with fuel-burning appliances.

Safety for Rental Properties

If you rent out your property, either seasonally or year-round, ensuring it is equipped with adequate and functioning smoke and CO alarms is not just a legal obligation but a moral one. Your guests' safety is paramount, and providing a safe environment can prevent tragedies and protect you from liability.

Fire can spread rapidly, and you may have less than three minutes to escape once an alarm sounds. This brief window highlights the urgency of having an effective alert system in place. Let's take these statistics as a wake-up call to review and enhance the fire safety measures in our homes. Protect your loved ones, guests, and yourself by ensuring your smoke and CO alarms are in optimal working condition.

Stay safe, be vigilant, and enjoy a worry-free season with peace of mind knowing your home is well-protected.

For more information and resources, visit the New Hampshire Division of Fire Safety website or contact your local fire department.

Exciting news for disc golf enthusiasts and outdoor adventurers alike! The King Pine Ski Area has just unveiled its newest attraction – the Kings Mark Disc Golf Course. This 18-hole course is a must-visit, utilizing the beautiful trails and pine forest located on the "backside" of the ski area.

Designed by the locally renowned disc golf course designer Dennis Grzywacz, in collaboration with Kings Mark Course Manager Aaron Morong, the course promises a high-quality, dynamic experience. Aaron Morong, a fifth-generation member of the Hoyt Family, who own Purity Spring Resort and King Pine Ski Area, brings a rich history and passion to this project.

The course spans an impressive 6800-7300 feet from the blue tees, offering advanced players a challenging game. Featuring DGA Mach X baskets and packed stone surface tee pads, it ensures a top-notch playing experience. While the blue tees cater to advanced players, the development of white tees is underway to accommodate beginner and intermediate players.

Starting and finishing at the mountain’s “backside” Milt’s Lodge base area, the course is easily accessible. It’s not just open to the general public but is also conveniently located for guests of Purity Spring Resort and nearby Danforth Bay Camping & RV Resort.

King Pine aims to make the Kings Mark Disc Golf Course a vibrant gathering place for locals and regional players to socialize, play, and learn the sport. Stay tuned for more developments, including local league play, tournaments, and a pro shop.

Whether you're a seasoned player or new to disc golf, the Kings Mark Disc Golf Course offers an exciting and scenic adventure. Come out and enjoy a round at King Pine Ski Area!

Follow this link for more information

In today’s fast-paced real estate market, buyers need to be vigilant about the growing threat of fraudulent real estate listings. Recently, a Kansas City couple discovered their $1 million home falsely listed on Zillow for a mere $10,200. This shocking scenario underscores the increasing sophistication of scammers who prey on unsuspecting homebuyers.

Here’s what happened: The Bertrams had no intention of selling their home when friends alerted them to a suspicious “for sale by owner” listing on Zillow. The scammer initially listed the home at its market value to bypass Zillow’s fraud detectors, then drastically reduced the price to lure in bargain hunters, claiming it they needed the tax break and were being charitable.

The fraudulent listing instructed interested buyers to contact the owner and send $200 via an online banking app to arrange a home viewing. This led to multiple people showing up at the home, eager to tour the house. Despite the owners’ efforts to report the scam and provide proof of ownership, Zillow’s response was sluggish, leaving the couple to deal with the fallout alone.

Such scams are not isolated incidents. Similar fraudulent listings have appeared in multiple states, often targeting high-value properties. Scammers typically steal photos and descriptions from legitimate posts and advertise homes at incredibly low prices to attract victims. Once contacted, they request personal information or upfront payments.

How to Protect Yourself:

1. Verify Listings: Always confirm the authenticity of a listing before engaging. Look for inconsistencies in the listing price and seller information.
2. Research the Seller: Use public records to verify the property owner’s identity.
3. Avoid Wire Transfers: Never send money to people you haven’t met in person or to unverified accounts.
4. Meet in Person: Only fill out applications and make payments after meeting the property manager or owner.
5. Know the Market: Be familiar with local rental and property prices to spot suspiciously low offers.
6. Check Reviews: Look for online reviews and testimonials from previous tenants or buyers.
7. Be Wary of Red Flags: Be cautious if a seller requests payment via cashier’s check or wants to conduct transactions while out of the country.

According to the FBI, over 9,500 people fell victim to real estate fraud in 2023 alone. Protect yourself by staying informed and vigilant. For more tips on spotting and avoiding scams, visit Zillow’s website or consult the FBI’s guidelines on real estate fraud.

If you are ever in doubt, reach out to North Conway Realty and we'll help you do some research and fact finding!