Grandview School District Receives Employer-Assisted Housing Award.

Domicile One Realty is pleased to announce their KC Metro Employer-Assisted Housing award winner — The Grandview School District. This award recognizes area employers taking leadership roles in bringing awareness to the vital need of homebuyer education. Throughout the entire year, the district has demonstrated a strong commitment to their faculty and staff by offering homebuyer education onsite as well as making them aware of offsite events.

Education is a tremendous benefit to a first time homebuyer and area employers that actively support these endeavors should be recognized. We applaud the Grandview District for their efforts and hope that this recognition will complement their recruitment, retention and community reach efforts.shutterstock_367681889

Tens of thousands of real estate transactions are completed in the KC Metro annually. According to a National Association of Realtor’s Buyer Survey, four of every 10 real estate transactions involve a first time homebuyer.

This award will be presented to the district at the upcoming Fair Housing Forum in February, 2017.


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First Time Homebuyers — One question could save you thousands on your purchase.


Hi there, everyone….Hope you’ve had a great summer and are getting ready for the back to school routine.

I know that my title is grabbing, but I’m determined to spread the word about this subject.

Today’s topic is about first-time buyers and down payment assistance programs.  Before I start, let me tell you what recently occurred.  About two weeks ago, Domicile One Realty  conducted a survey of buyer’s agents that had closed transactions in Grandview, MO within the past year.   Although pricing was the #1 motivation for the home selection and 50% of the buyers were first time buyers, only 6% of the buyers used any type of available down payment assistance program.   Now you would think that, with so many first time buyers focusing on pricing, there would be more people taking advantage of down payment assistance programs, right?

Did you know that the Missouri Housing Development Commission offers a program for eligible buyers that provides 3.5% of your down payment?  If you are getting an FHA loan, that is your entire down payment.  There is another program that allows you to get a Federal tax credit on 25% of the annual mortgage interest year over year as long as you own the home.   They have a generous household income limit to qualify as well as defining “first time buyers” as those that have not had an ownership interest in the past three years.   In addition, military veterans might be eligible for the program even if they are not first time homebuyers.

So lets take that Grandview, MO example I just wrote about.  With so many first time homebuyers, you’ve got to think that more folks were eligible than those that actually benefited from the program.   With numbers like I saw, it would be conservative to say that tens of thousands of down payment assistance money was left on the table in the small sample we polled.

Domicile One Realty goes over these items with our participants in our monthly class.  We’d love for you to join us.  If you can’t attend a class, please give us a call so we can share what we know.

OK, so what is the question you can ask your buyer’s agent and lender right up front that could save your so much money?  It’s simple…. “Are you aware of any down payment assistance programs that I might be eligible for?”  If they do not know what you’re talking about, please give us a ring.

Now it might be the case that you aren’t eligible for the program, but isn’t it at least worth a try?

Take care and please call with any questions.

Terry Jackson   —   Broker Owner  —  Domicile One Realty

913-488-5623  —


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KC Metro Statistics – June 2016

June Stats

Hi there, everyone.  The KC Metro statistics continue to show how strong this market is for sellers.  In fact, some of the metrics that I follow have not shown this type of strength since 2006.

These stats are metro wide so many counties are in the mix.  If you would like stats specific to your county, please click and I can get you set up on a monthly report.

  • Average Sales Price – $228,951 (up 7.9%)
  • Days on Market – 57 (down 16.2%)
  • Percentage of Original List Price – 97.7%
  • Months of Supply – 2.8 months (down 33.3%)
  • Pending Sales are up 9%
  • Closed Sales are up 4%

Sellers have been getting a higher percentage of their asking price as supply continues to struggle to meet demand.

Please don’t hesitate to give me a ring if you have any questions.

Take care,

Terry Jackson —  — 913-488-5623 —




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Is your Real Estate Website Keeping you Current on Inventory?

shutterstock_1958376_soldHi there, everyone.  Hope you are having a wonderful week.

Today, I’d like to spend some time on real estate property searches and how critical it is to have up to date information on listing inventory.

In the KC Metro, we are firmly in a seller’s market.  If you read these posts on any kind of regular basis, you know that I publish many tips on how to prepare yourself as a buyer in all stages of the transaction.   No matter how much you’ve prepared yourself, however, there is not much you can do with it if you don’t have quality data on listing inventory.

Homes that go under contract in 7 hours are here and gone if the website you are using does not refresh but once per day.

Here is what I recommend to stay up to date and have the most current information.  Local KC Metro agents are members of Heartland Multiple Listing Service.  Your buyer’s agent needs to be setting you up on some type of automatic notification of listing inventory in the area you are looking in.  It is a fantastic feature and you can receive instant notification on new listings, price changes and status changes as fast as the listing agent hits enter.  At Domicile One Realty, we set this up first thing.

I’m not saying to pitch your favorite website.  Some folks are very loyal to their sites because of the layout, the photos, the school/mortgage info, etc.  By all means keep using your favorite, but have this in place as well.

Best regards and feel free to contact me with any questions,

Terry Jackson — Broker Owner — Domicile One Realty

913-488-5623   — —



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Hot Seller’s Market and Appraisals


Hi there, everyone.  Hope you are having a terrific day.

When you think back to how miserable the housing market was just 5 and 6 short years ago, a topic about appraisal issues due to high purchase prices sounds like a champagne problem, doesn’t it?  Still, anytime we swing from one end of the spectrum to the other, it ushers in a new set of issues.

My focus on this, as with all others in a real estate transaction, is “how can I best anticipate issues and prepare/protect my client”?

In the case of appraisal issues….lets use an example to hone in on the issue.  A great home (good condition/competitively priced) comes on the market Sunday and there is an open house scheduled the very day it comes on the market.  The listing agent is so confident that the buyers will come in that they tell us that offers will be presented to the seller at 5:00p.m.  Remember that the Open House is scheduled from 1:00-3:00p.m. so we already know we have to act quickly.

Now, this listing agent is not being arrogant….this is how brisk our seller’s market is right now and they know it.   More than likely, they will have several offers to present to the seller.  These multiple offer scenarios are driving purchase prices up….higher than the asking price.

This is where the appraisal issue comes in.  Once the contract is signed by all parties, inspections are completed and any repair issues agreed upon, here comes the appraiser.  Most transactions are financed so the lender will send out an appraiser to make certain that the home value is in sync with the purchase price based on condition and area sales.  If the purchase price has been pushed up due to this multiple offer scenario we might find ourselves addressing the issue of “what if the house doesn’t appraise for what I’ve committed to paying?”

Your  agent should be explaining to you — in your early consultations and throughout the transaction process — what each step will look like…including the appraisal process.  This is time well spent as you don’t want to find yourself in a rush and hearing new concepts as they are unfolding live.  At a minimum, the client should be hearing what the plan is, in the event the home will not appraise for the contract amount, when they review and sign their offer.  It should be specific and in writing.  What are the options of each party and how many days we have to get it resolved  (ex. reappraisal, renegotiation of purchase price, etc).   Lastly, what are the options of all parties if it cannot be resolved and what happens to the buyer’s earnest money?

No matter which side of the transaction you are on, your agent will be key in walking you through scenarios and making sure that you know your options if this were to happen.  You don’t have to fear this issue, you just need to have a plan in the event it occurs.

Take care everyone  and let me know if you need anything.

Terry Jackson

Broker Owner and Realtor — Domicile One Realty          913-488-5623

** Don’t forget that we are offering free, home buyer classes each month.  Click here to register.  We’d love to meet you.





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Employee Real Estate Benefit — InLocation™


Hi everyone.  Hope you had a wonderful 4th of July holiday break!

Today’s blog post is on a topic that many folks are unfamiliar with and one that I’d like to share called Employer Assisted Housing.  EAH addresses the employer including real estate assistance to the employee’s benefit package.  So often, we think of relocation as the sole corporate benefit when it pertains to real estate.  No doubt, this is a traditional and valuable benefit to the employee, but a couple of things stand out when considering ReLocation.

1.  It is not always available to all employee levels.

2.  Not all employees relocate.

So where does this leave the employee that doesn’t relocate, but is part of the tens of thousands of transactions that take place in the KC Metro each year?

Domicile One Realty is Kansas City’s only brokerage specializing in First Time Homebuyers and we are excited to launch a new service benefit for employer consideration– Inlocation™.

We are presenting the KC Metro’s first Employer Assisted Housing Forum in Grandview, MO on July 14th, 2016.  We have invited area employers, non-profits, elected officials, and human resource professionals.  The goal is to initiate a discussion on how a program of this type would benefit both the employee and employer  — recruitment, retention, productivity and community recognition. A local lender will be attending to discuss their role in this initiative as well.

We will be hosting these forums throughout the KC Metro on an ongoing basis.

Domicile One Realty is locally and independently owned and we are excited to be able to approach KC Metro organizations with this service.  With no administrative fee to implement, an organization of any size may participate.  The benefit that each employer creates could be as unique as each organization.  We want to work with you to achieve a program that makes sense for your team.

If you’d like more information, please go to or call at 913-488-5623.  If you are an employee reading this and are interested, please contact us as well and we’d love to discuss with you as well.

Take care,

Terry Jackson — Broker Owner — Domicile One Realty

913-488-5623  — www.DomicileOne-InLocation





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First-Time Homebuyers

Happy Friday, everyone.  Wanted to insert another shameless plug for our FREE, First-Time Homebuyer classes we are offering each month.  We have had a great turnout and wonderful questions from each group.

I’d say that the most common categories of questions are in the area of down payment/closing costs and potential credit issues.  We are fortunate that we have an excellent lender representative from North America Savings Bank at each of the classes so we are equipped to discuss!

We’d love to see you out there so feel free to RSVP via EventBrite or just email or call me and I’ll save you a seat.  We offer the classes the 2nd Tuesday of each month all through 2016.  Our next class is Tuesday, June 14th.

Take care and have a wonderful weekend.

Terry Jackson

Realtor at Domicile One Realty — — 913-488-5623

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It’s raining buckets, but keep that showing appointment!

Who wants to get out and look at homes in the rain?  You do.

In the Kansas City Metro, May is a great time to check out potential homes for so many reasons….

1.  More people are starting to list their homes for the summer sales so the selection/inventory is much better

2. You’ve got more light in the evening after work to schedule showings.

3.  It rains ALOT.  A Kansas City May is the stress test of gutters, downspouts and  waterproofed basements.

Stop by a home the day after one of these monsoons and walk right down into that basement.  See how it held up after the rain.  If you can’t see the moisture/water, do you smell it?  Wet basements have that dank smell so follow your nose.

If you can’t make it over after a big rain, don’t worry.  The seller’s disclosure has very specific questions regarding water so pay attention to that section.

As always, if there is anything I can do to help, feel free to reach out.

Take care,

Terry Jackson

Domicile One Realty  — 913-488-5623 —

Sign up for my free Home Buyer class.  Offered monthly.



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KC Metro Seller’s Market Continues

Hi there, everyone.

If you’ve been out house hunting this spring, I don’t need to tell you how fast some of these homes are flying off the market.  In some cases, we are talking hours instead of days and its not unusual for listing agents to have 3 offers to present to the sellers.

So the sellers, as my grandmother used to say, are in “high cotton”.  Days on the market are nice and low and the median sale prices are increasing due to the lack of inventory and these multiple offers don’t hurt one bit.

If you are a buyer, don’t despair in this market.  There are some things you can do to help yourself out.

  1.  Get that preapproval letter — It is very important that you take this step and get your lender all the documentation they require.  In this market, its doubtful that your offer will be considered if you don’t have this letter to go along with your offer.
  2. Get a buyer’s agent lined up — Your agent will be able to share with you how brisk the sales are in the area you are looking in.  They will be able to preview properties for you that you might not be able to get to until evenings or weekends.   They will also be able to put together an offer that might be appealing to the seller based on that seller’s specific needs (ex. Longer time in escrow if seller needs more time to move).
  3. Be flexible about showings– If you are a serious buyer (needing to be in a home by a specific date), this market will require you to look at houses at lunch breaks, after work, etc.  A well priced listing in good condition that becomes active on Tuesday may very well be under contract by Friday.  Your ability to be responsive will make a big difference.


If you have any questions or need more info on a specific area in our market, please don’t hesitate to reach out.  We’d be happy to help.

Take care,

Terry Jackson — Realtor at Domicile One Realty


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Free Home Buyer Workshops for 2016

Hi there, everyone.  Hope you had a wonderful holiday season.

One of my objectives for 2016 is to offer more educational opportunities to homebuyers so that they may step into the buying process with confidence.

With that, I’m pleased to announce free, monthly workshops for homebuyers throughout 2016.  On the second Tuesday evening of each month, I’ll be partnering with a local lender to go over process, timeline, costs and many other topics.

This would be a great opportunity for a first time buyer and a wonderful refresher if it has been a while since you’ve been involved in a purchase.

Please feel free to contact me to register and I’d love to see you out there.  Our first workshop will be on 1/12/15 from 5:30 to 6:30.

Take care, Terry

Realtor at Domicile One Realty — Leawood, KS





Posted in KC Metro Home Buying