Buyer representation agreements and how agent compensation is handled changed across the industry in 2024, and the arrangement is now negotiated directly between you and your agent in writing. We will walk you through exactly what you are agreeing to, what it covers, and what it costs before you sign anything.
We work throughout the Sebago Lakes region and Greater Portland, from Portland out to the lake towns northwest, southwest and northeast of Sebago Lake. That includes Portland, Westbrook, Gorham, Windham, Standish, Raymond, Casco, Sebago, Naples, Bridgton, Frye Island, Fryeburg, Harrison, Gray, New Gloucester, Poland, Buxton, Hollis, Limington and Waterboro.
Usually both, in different ways. We are a husband-and-wife team and we cover for each other, which in practice means you are rarely waiting on one person's schedule to see a house or get an answer.
That is a fine place to start, and honestly the better one. Early conversations are when we are most useful, because there is still time to fix the things that affect price. There is no obligation and no pressure.
Often, yes. If a property sits just outside the communities we know well, we will tell you so and either help directly or connect you with someone we trust. We would rather make a good referral than do a mediocre job.
Matt and Aimee Sivret bring local Maine knowledge, more than 325 closed transactions, and Matt's background in home construction to help buyers and sellers across the Sebago Lakes region and Greater Portland move forward with confidence.
Less than most people assume. Conventional loans can start at 3 percent down, FHA at 3.5 percent, and VA and USDA loans can require nothing down for buyers who qualify. Maine also has first-time buyer programs through MaineHousing. The right answer depends on your situation, which is why we suggest talking to a lender before you start touring.
Yes, and it is worth doing properly rather than quickly. Pre-approval tells you what you can actually spend, and in a competitive situation it is often the difference between an offer being considered and being skipped. Pre-qualification is not the same thing.
It varies more by price band and property type than by town. Entry-level homes and well-priced waterfront tend to move quickly, while higher price points and properties needing work often sit longer. We will tell you where the property you are looking at actually falls.
An inspector spends two to three hours going through the structure, roof, systems, and visible condition, and gives you a written report. On rural and waterfront property we usually recommend adding water testing, septic inspection, and sometimes radon. The report is information, not a verdict, and we help you decide what is worth negotiating.
Sometimes, depending on your financing and the market. Options include a sale contingency, a bridge loan, or simply timing the two closings on the same day. Each has trade-offs, and the right one depends on how much flexibility you have.
Once an accepted offer is in place, 30 to 45 days is typical for a financed purchase. Cash purchases can close faster. The search itself varies from weeks to many months, depending on how specific your criteria are.
We look at recent comparable sales, current competing listings, what has failed to sell and why, and the specific features of your property. Automated online estimates are a starting point, not an answer, and they are least reliable exactly where we work most: waterfront, rural and unique property.
Usually less than you think, and not always what you expect. The improvements that reliably return value are cleaning, decluttering, paint, and anything that would show up as a defect on an inspection. Large renovations rarely return what they cost when done right before a sale. We will walk the house with you and tell you honestly what is worth doing.
It depends on price, condition, location and season. Correctly priced homes in strong locations often move quickly. Overpriced homes sit regardless of how good they are, and the longer they sit the more negotiating power moves to the buyer.
More than in most states, and most of all for waterfront and seasonal property. Lake buyers shop when they can picture themselves there. Year-round homes are less seasonal, but inventory and buyer activity still shift noticeably through the Maine calendar. We will factor that into when and how we list.
Typical costs include agent compensation, transfer tax, any agreed concessions, and the usual closing costs. Maine's real estate transfer tax is shared between buyer and seller. We give every seller a written net sheet before listing so there are no surprises at closing.
Almost always after, if the repairs are visible or would show on an inspection. Buyers discount for uncertainty far more than the repair would have cost. The exception is a major project, where it is often better to price accordingly and let the buyer choose.
A great deal. Shoreland zoning governs what you can build, clear, and change near the water. Septic requirements are stricter. Dock permits are not automatic and do not always transfer the way buyers assume. Frontage, water access rights, and seasonal road maintenance all affect both value and use. None of this is visible in a listing photo.
Maine's Shoreland Zoning Act regulates land within 250 feet of most great ponds, rivers and wetlands, and within 75 feet of certain streams. It affects setbacks, tree clearing, expansion of existing structures, and what can be rebuilt if something is damaged. Towns administer it locally, so the specifics vary from one to the next.
No, and the difference matters for financing. Seasonal camps may lack year-round road access, full insulation, a permanent heat source, or a drilled well, and some lenders will not finance them conventionally. We flag this early, because discovering it during underwriting is an expensive surprise.
It varies enormously. Deeded access can mean a shared right of way, a share in a common lot, or rights that are far narrower than buyers assume. Whether you can keep a boat, build a dock, or even park near the water are separate questions. We read the deed and the association documents rather than relying on the listing.
We recommend it. Beyond a standard inspection, waterfront purchases usually warrant a septic inspection, water quality testing, and attention to shoreline stabilization, docks and seasonal road condition. Flood zone status is also worth confirming for insurance.
Because comparable sales are genuinely thinner. Two homes on the same lake can differ substantially in frontage quality, water depth, exposure, privacy, and what the zoning allows. Pricing waterfront well requires knowing the specific lake, not just the town.
Well and septic condition and capacity, who actually maintains the road, where the lot lines really are, heating system and fuel type, internet availability, and winter access. Any one of these can change what a property is worth to you, and none of them are obvious from a listing.
Many rural and lakefront properties sit on private roads maintained by an association of the owners who use them. Membership usually carries annual dues and a share of plowing and repair costs, and the obligation runs with the property. We get the association documents before you commit.
Generally yes, though lenders typically require water testing and may require a septic inspection. The complications more often come from year-round access and whether the property is habitable in all seasons rather than from the well or septic themselves.
Buildability depends on soil testing for a septic system, setbacks, wetland delineation, road frontage, and local zoning. A lot being for sale does not mean it is approved to build on. On land purchases we usually recommend an inspection contingency long enough to get a soil test done.
It can be, but the math is different from a primary residence. Rental demand is concentrated in a short season, carrying costs continue year-round, and towns vary in how they regulate short-term rentals. We would rather walk through those numbers with you than hand you an optimistic projection.
Typically lender fees, title insurance, recording fees, prepaid taxes and insurance, and the buyer's share of Maine's transfer tax. As a rough planning figure, 2 to 5 percent of the purchase price is a reasonable range, though your lender will give you an exact estimate.
Each municipality sets its own mill rate and assesses property locally, so rates vary meaningfully between neighboring towns. Maine also offers a Homestead Exemption on primary residences, plus exemptions for veterans and some other categories. A home's current tax bill reflects the prior owner's assessment and can change after a sale.
The binding contract that sets out price, deposit, contingencies, dates, and what conveys with the property. In Maine it is typically written on a standard form with addenda. It is the single most important document in the transaction, and we go through it with you line by line before you sign.
Inspection and financing are the common two. Depending on the property, we may also recommend septic, water quality, radon, survey, or a soil test on land. Contingencies are protection, and dropping them to look more competitive is a decision to make deliberately rather than casually.
Documents are signed, funds are transferred, the deed is recorded, and you get the keys. In Maine, closings are typically handled by a closing agent or attorney. Expect to review final figures a few days before, and expect us to be there.
If you did not find your answer here, ask us directly. Whether you are months away from a move or just starting to think about one, a short conversation usually saves a lot of guessing.
