30 DAYS IN TO AN EXECUTED CONTRACT FOR A VA LOAN. BUYERS HAD A 15 DAY OPTION PERIOD AND WAS ADVISED BY LENDER TO HAVE THE APPRAISER GO OUT BEFORE ANY INSPECTIONS WERE DONE. OPTION PERIOD HAD EXPIRED ABOUT 15 DAYS. APPRAISER DID NOT SAY ANYTHING ABOUT THE SEPTIC SYSTEM FAILING. THE BUYERS HAD AN SEPTIC SYSTEM INSPECTION DONE AND STATED THE SYSTEM WAS RUNNING ON GROUND. OWNER IS AN ELDERLY LADY AND HAS NEVER HAD SEPTIC SYSTEM MAINTAINED BY PUMPING IT OUT. IT COULD BE RESOLVED BY HAVING SYSTEM MAINTAINED AND PUMPED. THE PROSPECTIVE BUYERS ARE WANTING TO TERMINATE CONTRACT AND RELEASE THE EARNEST MONEY TO THEM EVEN THOUGH OPTION PERIOD IS UP AND OVER 30 DAYS THE CONTRACT HAS BEEN EXECUTED. MY SELLER DOES NOT FEEL LIKE THE PROSPECTIVE BUYERS HAVE THE RIGHT TO THE EARNEST MONEY. I\'M NEEDING ADVICE ON THIS SITUATION. THANKS ANN MARTIN, REALTOR

Will seller repair the septic system? She may not have a choice. You might check with the county health department as well as the buyers\' VA lender: \nThird Party Financing, 2nd page -- Approval of Financing, has 2 parts: (1) Buyer Approval and (2) Property Approval. Septic system issues can affect Property Approval, especially when there\'s a VA loan involved. It is highly likely that buyers\' lender will require a septic report showing the system is functioning properly. If that cannot be achieved, buyer may not be able to get Property Approval, the second part of Financing Approval. Copied from 6.B(2), Third Party Financing: \"If Property Approval is not\nobtained, Buyer may terminate this contract by giving notice to Seller before closing and the earnest money will be refunded to Buyer.\"

How do I find the average DOM for properties of 500-1mil?

First, why do you want the average only for DOM? Why not CDOM? Seems that would tell you more. Even though the Display will show a maximum of only 100 properties at a time, you can still get your average; you will simply have to check the box for all properties on each page of properties. And do you want all types of properties, or just Single Family? I just did a search in Single Family in The Woodlands, using your price range: $500,000-$1,000,000, and closed sales one year back. In the Display, I added the CDOM field and clicked Stats at the bottom of the page. Results: 462 closed sales, averaging 62 DOM, and 126 CDOM. Next, I ran the whole MLS, All Properties this time, excluding Rentals and Lots, and closed sales within the last 30 days. Results: 660 closed sales, averaging 86 DOM, and 157 CDOM. Note: in addition to the averages for All Properties, there is also a breakdown for each property type. Hope this helps.

Anything you learned or would have done different?

Two things but to me they go hand-in-hand as one: be sincere and truthful in all you do. (1) Being truthful about being a new agent, you\'ll find many folks will want to help you succeed, and they\'ll be more patient and forgiving of small mistakes. (2) If you don\'t know something, say so and promise to find out. Then do the research and followup. (3) Many people can sense insincerity or a misstatement of the facts; somehow they just know. If you\'re truly sincere in your efforts, it shows, and you\'ll gain trust and referrals. In a nutshell, if you treat others they way you would want to be treated, the business will take care of you.