Sequim listed homes for sale are conveniently shown on this map for your easy viewing and searching.  If you see something that catches your attention, just click on the image and it will open up to a full page of photos and details.  You can also scroll forward and backward to look at more listings. As always, I’m just trying to make your search easy and enjoyable, not to mention productive.  Another courtesy offered by Chuck Marunde.

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A new and powerful website is now ready for you to use to search for your home in Sequim or Port Angeles.   It includes 100% of the homes listed for sale in the Sequim and Port Angeles areas, and you can search both the Olympic Listing Service and the Northwest Multiple Listing Service.   You’ll find it at SearchSequimMLS.com.

You can also save your searches on this site, and you can have it notify you by email when new listings that fit your parameters come on the market.

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Buyers coming to Sequim and Port Angeles are shopping very very carefully.   They may be few and far between in this slow market, but they are still shopping.   They’re being very careful, far more than normally.   They’re looking for the ideal home in the best location, which for so many up here means a water view.   They’re filtering through the hundreds of homes in the MLS.

They’re arriving to look at those homes, comparing and filtering again.   Then they are expecting a great price, because they know it’s a buyer’s market, that they are one of the few buyers ready, able, and willing to close a deal.

When they negotiate the price starting with the first offer, they expect the seller to negotiate reasonably, which means they expect the seller to come down a meet them, at least halfway.   When a seller only comes down a few thousand dollars, buyers often consider this ridiculous, unless the listing price was so darn reasonable to begin with, which is rarely the case.

Buyers have a huge advantage in this market, especially with the powerful and convenient Internet MLS search available now.   Buyers can get on the Internet from the comfort of their own homes and Search the Entire Sequim and Port Angeles MLS, which they are doing enthusiastically.

As I’ve written elsewhere on this blog, buyers are then cherry picking the best homes off the market.   We’ve never seen a real estate market like this.   Buyers may like it, but it is tough for sellers.

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Search for any real estate issue with this specialized Sequim search engine and pull up the most credible and authoritative posts, articles, videos, and data from many Sequim websites and blogs directly answering your questions.

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Greetings to my friends in California, Arizona, and around the Seattle-Tacoma metropolitan area looking for property in Sequim or Port Angeles.   Here’s my question for you.

When you find a listing in the MLS in Sequim (or in Port Angeles), and it boasts a grand water view, gorgeous “country” acreage, and a quaint old house, and the price looks pretty reasonable, do you jump on a plane (or a car for you in Seattle-Tacoma) and come check this gem out?

NO, NO, and NO.   Please let me save you time and money and frustration.   Maybe a true story will make the point best.

(more…)

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Searching the Sequim MLS or the Port Angeles MLS, which is the Olympic Multiple Listing Service, is unreliable, which means you might not find what you are looking for because of incomplete or inaccurate data.   Most people do not know this, so let me explain.   Then I’ll give you a partial answer to the problem.   [By the way, many Realtors have not thought this through either.]

There are three reasons the database of real estate for sale is not accurate in the MLS:

1.   Not all agents enter all data accurately;
2.   Not all agents enter all the data on each of their listings in the same way;
3. The MLS data input sheet is not perfect and creates some divergence in how the database stores information and the expectations of consumers when they enter search parameters.   (I’ll explain this.)

If you are a buyer searching for your ideal home or land in Sequim or Port Angeles, you need to know that the database is a great source of information, but it is not perfect, and you may miss that ideal property, or several of them.   Here’s a brief explanation of the three reasons.   (For sellers this is also vital information, because your primary task is to connect with buyers, and you can’t do that if the buyers don’t know your home’s features because they can’t find your home in the MLS.   This is another reason I do more on the Internet than any other Realtor in Clallam County.)

Not all agents enter all data accurately.   I have seen this many times.   Let’s admit it.   Agents are human.   I know, there are plenty of jokes about real estate agents, as there are about lawyers and used car salesmen.   The MLS data input sheet is quite lengthy and detailed.   Not only do agents make mistakes, but believe it or not, there are lazy agents, too.

Not all agents enter all the data on each of their listings in the same way.   How many times have I looked at listings, even for the same listing agent, and found dramatically different data.   Sometimes the name of the development is included, sometimes not.   Sometimes the street address is included, sometimes not.   Sometimes the lot number is included, sometimes not.   There are probably a couple of hundred input fields, so there is a lot of room for inconsistency here.

The MLS data input sheet is not perfect and creates some divergence in how the database stores information and the expectations of consumers when they enter search parameters.   Sometimes the folks in programming are not of the same mindset as the agents working on the street.   The data sheet we fill out as Realtors is not necessarily what we would create in a perfect world.   But it’s more than that.   For the sake of brevity, one example here.   A client told me last weekend she searched the MLS by checking the “water view” option.   She also searched the “mountain view” option, and she searched the “water and mountain view” option.   The last option does not include the properties in the first two.   You would think it would, but it does not.   You get three different results, or property lists, although not completely different, because there is some overlap.   The result is unreliable or inconsistent with what consumers expect.

Conclusion.   If you do a very careful search of the MLS with specific parameters, and if you expect to find that ideal property, think again.   That perfect property may not show up in your various MLS searches, but it may actually be out there . . . somewhere.

Partial Answer.   I have written elsewhere that it is important to find a competent and experirenced Realtor before you start looking at properties.   Why?   Because a good Realtor will know the market, and can help you find that needle in a haystack that you might otherwise never find.   Anyway, as a buyer, your Realtor doesn’t cost you a dime.   The seller pays the commissions.   You gotta love that!   More importantly, you want to be certain you find that “one” property perfectly suited for you and your family.

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