Buyer's Tool Box
Jason Pacheco • May 9, 2023
TOOL BOX
Enter the tool box, and grab what tools work for you and apply it to your next offer!
- Get your pre approval letter updated, and dated, and addressed to the property you’re placing an offer on. The reason being is, the seller wants to see the day they are reviewing offers that your file has recently been looked at, and that you’re pre approved to purchase their home specifically. Also, your pre approval letter will hold more weight if there's a local bank/lender on the letter.
- Make sure your deposit is at least 1.5% of the offer amount. The closer you can go toward 3%, the better… Keep in mind this amount will go toward the amount due at closing anyway.
- Type of financing carries weight too. The more % you are putting down as a downpayment, the stronger the offer looks to a seller. What this means is, the more money you have to borrow from the bank, the less your offer will compare when comparing your offer to multiple others. So, try and put a good chunk of money down if you can.. 5%+ *TIP, try and have the word “Conventional Loan” on your pre approval letter. IF YOU CAN, this is more preferred from the sellers point of view.
- Inspections Inspections Inspections… This one is tough. The way the traditional purchase and sales agreement in Rhode Island is written. If there is something as tiny as 1 light bulb found in the inspection report that is not working, then the buyer will be able to back out, or ask for price reductions, repairs, or credits. Now, put yourself in the seller's shoes. Again, it’s a sellers market. They have multiple offers to pick from. If the sellers receive an offer where the buyers choose to completely waive their rights to inspect entirely, this offer compared to someone having a traditional home inspection (at times) adds about 20K+ more value to the offer. That being said, sellers are going to accept an offer that is $20,000 less than yours, if the buyer is waiving their inspections. The reason is, they don't have to worry about the deal falling apart after they accept and take it off the market, or the buyers asking for big price reductions due to findings on the report. The 10 day home inspection period is the MAIN reason a house will go back on the market. If you were a seller, wouldn't you take a less offer and just be done with it and be over the hurdle? That ALL being said; truthfully, the home inspection period is way too easy for a buyer to be able to back out, or renegotiate. ALSO - its a sellers market! Sellers are getting multiple offers, we have to be DIFFERENT and stand out. Here is how….Agree to waive your rights to terminate the agreement, and the rights to your deposit back due to the inspection; UNLESS, there is 1/single item needing repairs that are greater than $____________. **This is NOT add up 5 items on the report to = the number in the ________ spot. Make sense? I mean you like the house and want to purchase the house, so why would you want to back out if there is a fix needed that would cost you $500.00 when you move in? You’re not purchasing a new construction home, every home needs some sort of work, that is part of homeownership.
FYI inspection reports on average are like 6-12 pages long worth of suggested repairs, no home in perfect! So, let's get creative in this competitive market and stand out! - Appraisals! This is a tricky one, the easiest way to explain this is with an example...
Example: List price: 200,000 /// Your offer gets accepted at 275,000!
The bank will hire an appraiser to go to the property to make sure the home is worth 275,000 before they lend you a mortgage to purchase. Lets say the appraiser goes to property and says the home is only worth 220,000.
In this case, you will only get a mortgage based on 220,000; BUT, we are telling the seller we will pay 275,000. How are you going to come up with an additional 55,000?!
You told the sellers you would? Didnt you?
Well - what happens here is the buyers will typically ask for a price reduction to the appraised value because they cannot afford to purchase the home any longer. The sellers DO NOT have to say yes, and they can put their house back on the market.
THAT BEING SAID, when you are offering way over list price on these homes trying to be competitive, sellers see right through these offers. They know at some point the house won't appraise and they won't get the full amount you first told them.
***HERE is how we can get creative to get our offer accepted…
If you said, “Buyers agree to cover the first $10,000 a potential appraisal gap that may come up, and the sellers will price reduce the rest in the event the property does not appraise”.
This way you’re standing out! The way the math typically works here basing it off our example above: 5% down on appraised value (220K) = 11,000 down + 10,000 gap = 21,000 to the table and seller price reduces the rest.. Make sense? - Do you need to sell anything to purchase? Do you need the funds from the home you’re living in to purchase the next home? Do you HAVE to put “subject to the buyers selling their home on 123, Main St?
*Try and see if you can borrow $$ from someone and pay them back after you sell your home… Can you add a Co-signer?
Can you place an offer on the house you want to purchase, and push the closing date out 60+ days to give yourself enough time to sell your current home without the other party finding out?
This market is bananas, I sympathize with all my buyer clients during these crazy times. Continue to stay patient, and persistent! Keep in mind, The more offers you make, the more of a chance that one of the homes you placed an offer on, the deal falls apart and you get the chance to get 2nd dibs on the house before it goes BACK on market.. Make sense?
Happy Hunting :) !
If you’re thinking about buying or selling real estate in Cranston, Rhode Island , you’re not alone. Cranston continues to be one of the most desirable communities in the state, offering a mix of suburban comfort, vibrant neighborhoods, and easy access to Providence and the rest of Rhode Island. Whether you’re downsizing, upgrading, or making a move into the city for the first time, here’s what you should know about the local market. Why People Love Living in Cranston Cranston is consistently ranked among the top places to live in Rhode Island. Families appreciate the strong school systems, parks, and community programs. Commuters enjoy quick access to I-95, I-295, and Route 37, making it easy to reach Providence, Warwick, or even Boston. From Garden City Center’s shopping and restaurants to the quiet charm of Edgewood and Western Cranston, there’s a neighborhood for every lifestyle. Selling Your Home in Cranston If you’re planning to sell, now is a great time. Cranston homes have remained in high demand due to limited inventory and steady buyer activity across Northern Rhode Island. To maximize your sale price: Stage your home for buyers – A clean, uncluttered presentation helps buyers see potential. Price it right – Buyers in Cranston are savvy; a competitive price can drive multiple offers. Leverage local marketing – Exposure matters. Listings that are marketed across Cranston, Providence, and surrounding towns bring in the most qualified buyers. As a local agent, I provide pricing strategies tailored to Cranston neighborhoods like Garden City, Knightsville, Meshanticut, and Edgewood—because every part of town has its own unique demand. Buying a Home in Cranston For buyers, Cranston offers something for everyone: First-time buyers often look toward affordable single-family homes or condos. Growing families seek larger colonials or ranches with more yard space in Western Cranston. Downsizers may prefer condos or smaller homes closer to amenities like Garden City Center. Inventory moves quickly, so working with a local agent gives you an edge to spot opportunities the moment they hit the market. Buying and Selling at the Same Time If you’re both selling your current home and buying a new one in Cranston, it’s important to coordinate timing. Strategies like “use and occupancy agreements” or “rent-back options” can give you breathing room between closings. I regularly help Cranston homeowners smoothly transition from their existing property into their dream home without the stress of being in limbo. Why Work With a Local Cranston Realtor? The real estate market is hyper-local. What’s happening in Cranston might be very different from Johnston, Warwick, or North Providence. By working with a local expert who studies the Cranston real estate market daily , you’ll have the insight and confidence to make the best move possible—whether you’re selling, buying, or both. Ready to Talk About Your Move? If you’re considering buying or selling in Cranston, RI , let’s connect. I’ll share up-to-date market data, a customized strategy, and help you get the best possible outcome for your real estate goals. 📲 Call/Text me today to start the conversation about your next move in Cranston!
When it comes to selling your home, first impressions matter. Buyers today are scrolling through photos online before ever stepping foot inside. The better your home looks in those photos—and in person—the more interest you’ll generate, which can often lead to stronger offers. As a Rhode Island real estate agent, I’ve seen firsthand how proper staging can make a difference. Whether you’re selling in Cumberland, Lincoln, North Providence, Smithfield, Johnston, Cranston, Warwick, or Coventry, the principles of staging remain the same: present your home like it belongs in a magazine spread. Think Like a Buyer: A Magazine Snapshot Walk through each room of your home and picture how it would look if it were photographed for a magazine. That means: No moving boxes stacked in the corner. No laundry on the floor or hanging over chairs. No clutter that distracts from the features of the home. Everything should feel clean, intentional, and minimal. A buyer should be able to imagine their own life in the space—not feel like they’re stepping into yours. Simple Staging Tips That Make a Big Difference Make the beds and put clothes away. Clear kitchen counters —less is always more. A coffee maker or one decorative item is plenty. Straighten couch pillows and curtains so everything looks neat and balanced. Put away pet and kid items —dog toys, playsets, and scattered Legos should be stored out of sight. Declutter every room —the fewer personal items visible, the better. If you feel like you have too much to tuck away, don’t stress. Many sellers use basements, garages, or closets for temporary storage. Others rent a POD or storage unit to keep the house looking as open and uncluttered as possible. Why Minimal is More Profitable In my experience, homes that look more open, simple, and “almost unlived in” tend to sell for more. Buyers can focus on the space itself rather than being distracted by personal belongings. This doesn’t mean your home should feel cold—it just needs to feel like a blank canvas. My Role as Your Agent I’ll guide you with staging suggestions, tips, and strategies that I know work here in Rhode Island. I won’t be the one moving boxes or cleaning, but I’ll always give you honest advice to make your home look its absolute best. Together, we’ll create the kind of presentation that gets buyers excited to make strong offers. Final Thoughts for Rhode Island Sellers If you’re thinking about selling your home in Cumberland, Lincoln, North Providence, Smithfield, Johnston, Cranston, Warwick, Coventry, or anywhere across Northern Rhode Island, staging should be at the top of your to-do list. A little effort upfront can translate into thousands of extra dollars at closing. When you’re ready to sell—and possibly buy your next home—I’m here to guide you every step of the way.
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If you're a homeowner in Cumberland , Cranston , North Providence , or West Warwick thinking about selling, now is a smart time to start planning. Whether you're looking to upgrade, downsize, or move out of state, the Rhode Island real estate market offers strong opportunities in 2025 — if you know how to take advantage of them. As a local real estate expert, I help homeowners like you sell quickly, profitably, and with less stress . Here’s what you should know if you’re thinking about putting your house on the market soon: Why Homeowners Are Selling Right Now Strong Buyer Demand: Despite some fluctuations in mortgage rates, buyer demand in towns like Cumberland and Cranston remains strong. Well-priced homes in North Providence and West Warwick are seeing multiple offers, sometimes within days. Limited Inventory = Less Competition: Many homeowners are holding off on selling, which means there are fewer homes available — making your property stand out even more . If you're thinking about selling, you're not just listing a home — you're listing an opportunity. Relocation, Retirement, and Upsizing: Life changes are one of the biggest reasons homeowners in Rhode Island are choosing to sell this year. Whether you’re chasing a new job, retiring, or simply need more space, it’s smart to work with an agent who understands the nuances of these local markets. What Makes Selling in Cumberland, Cranston, North Providence, and West Warwick Unique? Each town has its own strengths, and knowing how to market your home properly matters: Cumberland: Buyers are drawn to Cumberland for its suburban feel, highly rated schools, and proximity to both Providence and Massachusetts. Homes with updated kitchens, finished basements, and large yards are especially attractive. Cranston: Cranston offers a mix of quiet neighborhoods and vibrant shopping districts. If your home is near Garden City or in desirable areas like Western Cranston, it's in very high demand . North Providence: First-time buyers love North Providence for its affordability and convenience. Updated properties, especially ranches and capes, are moving fast when they’re priced right. West Warwick: West Warwick is one of the most affordable towns in the state and a hotspot for buyers looking for value. If you’ve made updates like a new roof, kitchen remodel, or finished basement, buyers are ready to pay for it. How I Help Sellers Stand Out Selling your home isn’t just about throwing a “For Sale” sign in the yard. Here’s how I make sure my clients stand out in today’s market: Custom Pricing Strategy: Based on hyper-local data for Cumberland, Cranston, North Providence, and West Warwick, I price your home strategically to attract serious offers — not just window shoppers. Professional Marketing: Every home gets professional photography, virtual tours, targeted social media ads, and exposure to a network of ready buyers. Negotiation Expertise: When the offers come in, you want someone who can maximize your profit while protecting your bottom line. That’s where years of negotiation experience make a difference. Stress-Free Coordination: I handle all the showings, paperwork, deadlines, and communications, so you can focus on your move — not the stress of selling. Thinking About Selling? Let’s Talk If you're even considering selling your home in Cumberland, Cranston, North Providence, or West Warwick , let's have a quick conversation. There’s no pressure — just straightforward advice based on real market trends. A smart plan today can mean a bigger profit tomorrow. 📞 Call/text me anytime at [YOUR PHONE NUMBER] 📧 Email me at [YOUR EMAIL] Or click here [Insert Contact Link] to schedule a free, no-obligation home evaluation. SEO Notes for you: ✅ I worked in natural phrases like: sell your home in Cumberland, selling your house in Cranston, homes in North Providence, and West Warwick real estate market to help your ranking. ✅ This blog encourages direct action (call, text, evaluation form). ✅ It uses local targeting, low competition keywords, and buyer behavior notes for authenticity and search traffic. Would you like me to also create a shorter Instagram caption or a Facebook post promoting this blog to drive even more clicks? 📈