Financial
Real estate: the fine print of the Regional Contract
Choosing a buyer’s agent isn’t just about finding someone who knows the neighborhood, can commit to the time necessary to helping you find your perfect place and can get you to settlement smoothly — it’s also about finding someone with the smarts and detail-oriented know how to help you navigate the plethora of legal forms that you’ll sign binding you to the house you’ll eventually buy.
Most agents are not lawyers, and therefore are not allowed to practice law. But since most buyers don’t meet a lawyer involved in their transaction until settlement, the agents are their primary guide to understanding the impact of what they sign.
For sellers, too, an agent must also be savvy with the ins and outs of the contracts. For buyers and sellers alike, having an intelligent agent who knows the fine print of the standard contracts can give them a huge advantage in the transaction. Most agents use the Regional Sales Contract in the D.C., Maryland and Virginia area around Washington, and there are a number of unexpected surprises contained in those forms, so as a buyer or seller, it helps if you know a few of them too:
1. The contingency expiration date that never comes
Buyers count on contingencies to protect them in the event they find something out during the process that changes their ability or desire to buy the property. Sellers count on those contingencies ending at some point so they can have confidence they’ll actually get to settlement.
Two big contingencies, the financing and the appraisal contingencies, have expiration dates that can come and go, but still remain in effect, even all the way until settlement. The financing contingency does not expire until the seller gives notice (an official signed document pertaining to the transaction) that the deadline has expired. But if the buyer doesn’t remove the contingency within three days of receiving this notice, the contract dies.
The language is worded thus to protect the buyer, obviously. Unfortunately, the effect this generally has is that sellers are so scared to deliver the notice (and therefore risk the contract dying) that they don’t do so, and then the contingency deadline loses all meaning since it goes on indefinitely. Often, sellers don’t even know they have to give notice, especially if they are working with an agent who may not know the contract so well, and think they can take the earnest money deposit (often tens of thousands of dollars) if the buyer doesn’t qualify for the loan after the expiration, only to find out they can take nothing.
Similarly, the appraisal contingency deadline can also come, go, and still remain in effect if the seller does not give notice of that deadline’s expiration. The difference is that if the buyer doesn’t respond in three days, that contingency expires, but the contract survives. Therefore, every good seller’s agent should deliver notice immediately upon expiration of that contingency to ensure the seller is duly protected. Most other contingencies in the standard Regional Sales Contract expire upon their expiration date.
2. The attachments that don’t convey
Most buyers and sellers who have some experience in the market know that attached fixtures (elements of the house or decor that are physically attached to the property in a relatively permanent way) convey, or come with, the property without express written agreement. So the sofa goes, the light fixtures stay; the lamps go but the mantelpiece stays — unless agreed to otherwise in writing.
What about blinds, curtain rods, built-in refrigerators, and, most importantly as of late, wall-mounted flat-screen televisions? Well, good agents know that to ensure there is no dispute down the road, any ambiguous items should be identified and agreed upon in writing. But good agents know that some of these items are already excluded by default in the regional sales contract. For example, mounted televisions and speakers that extend outside the wall or ceiling do not convey unless otherwise agreed upon. Since they are affixed to the wall, many buyers and their agents assume they count as fixtures and will convey automatically. The contract says otherwise, so beware!
3. When digital signatures don’t count
Digital signatures are being used more and more frequently these days, and it’s understandable. In our area, a normal contract usually is more than 25 pages long, and sometimes it’s more than 50! Printing and faxing or e-mailing these docs back and forth has become a huge burden, even as internet speeds improve, so being able to enter a password and click to place your signature in a document on your desktop saves a lot of time and toner.
However, many agents who use digital signatures don’t get a digital signatures authorization form signed from the beginning that allows for digital signatures to be interpreted as valid in a legal sense. Without that one form signed, by hand, the entire contract could be considered invalid. The day of settlement, the buyer could simply walk away. Similarly, a contract originally agreed to in writing but then signed in subsequent parts digitally could be considered valid only until the subsequent parts that weren’t signed by hand. In that sense, if a buyer makes certain demands under the home inspection contingency but submits notice with a digital signature without an agreement to sign in such a way, they have effectively not given notice by the deadline and may lose all the rights to make such demands once the deadline expires.
4. Never leave the blank blank
In the regional sales contract, there are hundreds of blank fields that agents fill in to get the deal done. Many of them simply don’t apply to the transaction; condo language doesn’t apply when you’re buying a single family home, and language that clarifies how a mortgage is to be assumed almost never pertains to transactions these days. But if a blank is left blank in an active and applicable section of the contract, rather than crossed through or filled in with “N/A,” it may eventually come back and bite you, whether you’re a buyer or a seller. For example, says Jason Sherman of Paragon Title Company, in a condominium transfer where there is no special assessment as of the contract date, but one comes up before settlement, there is no clear indication of who will pay it unless the agents fill in one of two options on the condominium addendum. When there’s no assessment it’s almost always left blank, but if an assessment comes in mid-stream there will be problems.
These are just a few of the more common errors I see practiced by inexperienced agents, or misunderstood by most buyers and sellers. But of course there are many more pitfalls that can sneak up on you. That’s why your choice in your Realtor shouldn’t just be based on whether he or she can make small talk at a cocktail party or has a nice advertisement. It should hinge on your confidence that they can handle the tricky — and often costly — intricacies of the legal documents you sign too.
David Bediz is a Realtor at Coldwell Banker Residential Brokerage and part of the Dwight and David Real Estate Group. He can be reached at 202 352 8456 or through www.DwightandDavid.com. He is not a lawyer and none of this article shall be construed as legal advice.
Real Estate
Unconventional homes becoming more popular
HGTV show shines spotlight on alternatives to cookie cutter
While stuck in the house surrounded by snow and ice, I developed a new guilty pleasure: watching “Ugliest House in America” on HGTV. For several hours a day, I looked at other people’s unfortunate houses. Some were victims of multiple additions, some took on the worst décor of the ‘70s, and one was even built in the shape of a boat.
In today’s world, the idea of what a house should look like has shifted dramatically. Gone are the days of cookie-cutter suburban homes with white picket fences. Instead, a new wave of architects, designers, and homeowners are pushing the boundaries of traditional housing to create unconventional and innovative spaces that challenge our perceptions of what a home can be.
One of the most popular forms of alternative housing is the tiny house. These pint-sized dwellings are typically fewer than 500 square feet and often are set on trailers to allow for mobility. Vans and buses can also be reconfigured as tiny homes for the vagabonds among us.
These small wonders offer an affordable and sustainable living option for those wishing to downsize and minimize their environmental footprint. With clever storage solutions, multipurpose furniture, and innovative design features, tiny homes have become a creative and functional housing solution for many, although my dogs draw the line at climbing Jacob’s Ladder-type steps.
Another unusual type of housing gaining popularity is the shipping container home. Made from repurposed shipping containers, these homes offer a cost-effective and environmentally friendly way to create modern and sleek living spaces. With their industrial aesthetic and modular design, shipping container homes are a versatile option for those contemplating building a unique and often multi-level home.
For those looking to connect with nature, treehouses are a whimsical and eccentric housing option. Nestled high up in the trees, these homes offer a sense of seclusion and tranquility that is hard to find in traditional housing. With their distinctive architecture and stunning views, treehouses can be a magical retreat for those seeking a closer connection to the natural world.
For a truly off-the-grid living experience, consider an Earthship home. These self-sustaining homes use recycled construction materials and rely on renewable energy sources like solar power and rainwater harvesting. With their passive solar design and natural ventilation systems, Earthship homes are a model of environmentally friendly living.
For those with a taste for the bizarre, consider a converted silo home. These cylindrical structures provide an atypical canvas for architects and designers to create modern and minimalist living spaces. With curved walls and soaring ceilings, silo homes offer a one-of-a-kind living experience that is sure to leave an impression.
Barn homes have gained popularity in recent years. These dwellings take the rustic charm of a traditional barn and transform it into a modern and stylish living space. With their open, flexible floor plans, lofty ceilings, and exposed wooden beams, barn homes offer a blend of traditional and contemporary design elements that create a warm and inviting atmosphere, while being tailored to the needs and preferences of the homeowner.
In addition to their unique character, barn homes also offer a sense of history and charm that is hard to find in traditional housing. Many of them have a rich and storied past, with some dating back decades or even centuries.
If you relish life on the high seas (or at a marina on the bay), consider a floating home. These aquatic abodes differ from houseboats in that they remain on the dock rather than traverse the waterways. While most popular on the West Coast (remember “Sleepless in Seattle”?), you sometimes see them in Florida, with a few rentals available in Baltimore’s Inner Harbor and infrequent sales at our own D.C. Wharf. Along with the sense of community found in marinas, floating homes offer a peaceful retreat from the hustle and bustle of city life.
From tiny homes on wheels to treehouses in the sky or homes that float, these distinctive dwellings offer a fresh perspective on how we live and modify traditional thoughts on what a house should be. Sadly, most of these homes rely on appropriate zoning for building and placement, which can limit their use in urban or suburban areas.
Nonetheless, whether you’re looking for a sustainable and eco-friendly living option or a whimsical retreat, there is sure to be an unconventional housing option that speaks to your sense of adventure and creativity. So, why settle for a run-of-the-mill ranch or a typical townhouse when you can live in a unique and intriguing space that reflects your personality and lifestyle?
Valerie M. Blake is a licensed Associate Broker in D.C., Maryland, and Virginia with RLAH @properties. Call or text her at 202-246-8602, email her at [email protected] or follow her on Facebook at TheRealst8ofAffairs.
Real Estate
Convert rent check into an automatic investment, Marjorie!
Basic math shows benefits of owning vs. renting
Suppose people go out for dinner and everyone is talking about how they are investing their money. Some are having fun with a few new apps they downloaded – where one can round up purchases and then bundle that money into a weekly or monthly investment that grows over time, which is a smart thing to do. The more automatic one can make the investments, the less is required to “think about it” and the more it just happens. It becomes a habit and a habit becomes a reward over time.
Another habit one can get into is just making that rent check an investment. One must live somewhere, correct? And in many larger U.S. cities like New York, Chicago, D.C., Los Angeles, Miami, Charlotte, Atlanta, Dallas, Nashville, Austin, or even most mid-market cities, rents can creep up towards $2,000 a month (or more) with ease.
Well, do the math. At $2,000 per month over one year, that’s $24,000. If someone stays in that apartment (with no rent increases) for even three years, that amount triples to $72,000. According to Rentcafe.com, the average rent in the United States at the end of 2025 was around $1,700 a month. Even that amount of rent can total between $60,000 and $80,000 over 3-4 years.
What if that money was going into an investment each month? Now, yes, the argument is that most mortgage payments, in the early years, are more toward the interest than the principal. However, at least a portion of each payment is going toward the principal.
What about closing costs and then selling costs? If a home is owned for three years, and then one pays out of pocket to close on that home (usually around 2-3% of the sales price), does owning it for even three years make it worth it? It could be argued that owning that home for only three years is not enough time to recoup the costs of mostly paying the interest plus paying the closing costs.
Let’s look at some math:
A $300,000 condo – at 3% is $9,000 for closing costs.
One can also put as little as 3 or 3.5% down on a home – so that is also around $9,000.
If a buyer uses D.C. Opens Doors or a similar program – a down payment can be provided and paid back later when the property is sold so that takes care of some of the upfront costs. Knowledgeable lenders can often discuss other useful down payment assistance programs to help a buyer “find the money.”
Another useful tactic many agents use is to ask for a credit from the seller. If a property has sat on the market for weeks, the seller may be willing to give a closing cost credit. That amount can vary. New construction sellers may also offer these closing cost credits as well.
And that, Marjorie, just so you will know, and your children will someday know, is THE NIGHT THE RENT CHECK WENT INTO AN INVESTMENT ACCOUNT ON GEORGIA AVENUE!
Joseph Hudson is a referral agent with Metro Referrals. Reach him at 703-587-0597 or [email protected].
Real Estate
Top buyer-friendly markets for the LGBTQ community
Home should be a place where you can be fully yourself
Buying or selling a home is one of the most meaningful financial and emotional decisions a person can make. For LGBTQ+ individuals and families, that journey can also come with unique considerations — from finding truly inclusive neighborhoods to working with professionals who understand and respect who you are.
The good news? Across the United States, there are increasingly buyer-friendly housing markets where LGBTQ+ home buyers and sellers can find opportunity, affordability, and community. When paired with the right representation, these markets can offer not only strong financial value, but peace of mind.
For more than 30 years, GayRealEstate.com has been the leading source of LGBTQ+ real estate representation, helping LGBTQ+ buyers and sellers connect with vetted, LGBTQ+ friendly real estate agents who understand the nuances of fair housing, legal protections, and inclusive service.
Below, we explore top buyer-friendly markets for the LGBTQ+ community, along with practical tips to help you navigate the process with confidence.
What Makes a Market Buyer-Friendly?
A buyer-friendly market isn’t just about lower prices — especially for LGBTQ+ home buyers. It often includes:
- Increased housing inventory (more choices, less pressure)
- Slower price growth or stabilized pricing
- Greater negotiating power for buyers
- Established or emerging LGBTQ+ communities
- Local protections and inclusive policies
- Access to LGBTQ+ friendly real estate agents and resources
Markets that combine affordability with inclusivity can be especially attractive for first-time gay home buyers, same-sex couples, and LGBTQ+ families planning for long-term stability.
Top Buyer-Friendly Markets for LGBTQ Home Buyers
1. Austin & San Antonio, Texas
Once known for extreme competition, many Texas metros have shifted into more buyer-friendly territory due to increased inventory.
Why it works for LGBTQ+ buyers:
- Strong LGBTQ+ communities, especially in Austin
- More negotiating leverage than in prior years
- Diverse neighborhoods at varying price points
Tip: Texas does not have statewide LGBTQ+ housing protections, making it especially important to work with an experienced LGBTQ+ friendly realtor through GayRealEstate.com.
2. Columbus & Cincinnati, Ohio
Ohio cities continue to attract buyers looking for value without sacrificing culture or inclusivity.
Why it works:
- Lower median home prices
- Growing LGBTQ+ populations
- Strong healthcare, education, and job markets
These cities are particularly appealing for LGBTQ+ buyers relocating from higher-cost coastal markets.
3. Richmond, Virginia
Richmond has become a standout for LGBTQ+ home ownership thanks to affordability, history, and progressive growth.
Highlights:
- Inclusive local culture
- Buyer-friendly price trends
- Walkable neighborhoods popular with LGBTQ+ professionals
4. Minneapolis–St. Paul, Minnesota
The Twin Cities consistently rank high for LGBTQ+ quality of life and legal protections.
Why LGBTQ+ buyers love it:
- Strong anti-discrimination laws
- Stable home values
- Excellent resources for LGBTQ+ families
Minnesota offers one of the safest environments for LGBTQ+ home buyers and sellers navigating the real estate process.
5. Jacksonville & Tampa Bay, Florida
Florida remains complex for LGBTQ+ buyers, but some metros still offer strong buyer opportunity.
What to know:
- Increased inventory = more negotiating power
- Coastal lifestyle at lower cost than South Florida
- Local LGBTQ+ communities continue to grow
Because statewide protections vary, partnering with a GayRealEstate.com LGBTQ+ friendly real estate agent is essential.
Finding LGBTQ-Friendly Neighborhoods
Not every “affordable” neighborhood is inclusive — and safety, comfort, and belonging matter.
When searching for LGBTQ+ friendly neighborhoods:
- Look for visible LGBTQ+ organizations, events, and businesses
- Research local non-discrimination ordinances
- Ask your agent about lived experiences, not just statistics
- Talk to neighbors and local LGBTQ+ groups
Agents in the Gay Real Estate Network often provide insight that listing data alone cannot.
The Importance of LGBTQ Real Estate Representation
While fair housing laws exist, LGBTQ+ housing discrimination still happens — sometimes subtly, sometimes overtly.
Working with an LGBTQ+ friendly real estate agent helps ensure:
- Respectful communication
- Advocacy during negotiations
- Awareness of legal protections
- A safer, more affirming experience
GayRealEstate.com has spent over three decades building the most trusted network of gay realtors, lesbian real estate agents, and LGBTQ+ friendly real estate professionals nationwide.
Legal Protections Every LGBTQ Buyer and Seller Should Know
Federal protections now include sexual orientation and gender identity under the Fair Housing Act, but enforcement and local laws vary.
Before buying or selling:
- Understand your state and local protections
- Know how to document discriminatory behavior
- Work with professionals who take advocacy seriously
- Use trusted LGBTQ+ real estate resources
GayRealEstate.com agents are experienced in helping clients navigate these realities with confidence.
Tips for LGBTQ Home Buyers & Sellers
- Get pre-approved early to strengthen your buying position
- Interview agents and ask direct questions about LGBTQ+ experience
- Don’t ignore your instincts — comfort matters
- Plan long-term: community, schools, healthcare, and protections
- Use LGBTQ+-specific resources rather than generic searches
Buyer-friendly markets create opportunity — but representation creates security.
Whether you’re a first-time gay home buyer, a same-sex couple relocating, or an LGBTQ+ seller preparing for your next chapter, choosing the right market and the right representation makes all the difference.
For over 30 years, GayRealEstate.com has been the trusted leader in LGBTQ+ real estate, connecting buyers and sellers with professionals who understand the importance of inclusion, advocacy, and respect.
Your home should be more than a place to live — it should be a place where you can be fully yourself.
Scott Helms is president and owner of Gayrealestate.com.
Human Rights Watch sharply criticizes US in annual report
LGBTQ Victory Fund looks beyond Washington for change in 2026
New Equality Caucus vice chair endorses Equality Act, federal trans bill of rights
D.C. Council gives first approval to amended PrEP insurance bill
44 openly LGBTQ athletes to compete in Milan Cortina Winter Olympics
This queer comedy show will warm you up
Out dancer on Alvin Ailey’s stint at Warner Theatre
Unconventional homes becoming more popular
D.C. Council urged to improve ‘weakened’ PrEP insurance bill
