What is the MLS?
The Multiple Listing Service or "MLS" is the collection (or database) of properties listed
for sale by nearly every real estate broker in a particular market or region. Multiple Listing Services
are usually separate entities jointly owned and controlled by local real estate associations.
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What is TheMLSonline.com®?
TheMLSonline.com® is a web site that features virtually all
active listings for sale from local MLS databases - viewable by the general public.
TheMLSonline.com also offers local, professional real estate assistance for home buyers and sellers. Full buyer
representation is available for nearly every property - unlike anything you'll receive when you buy
from a listing agent. TheMLSonline.com serves the entire Seattle
area and surrounding communities. To speak with a local professional, call 425-467-6577.
TheMLSonline.com, Inc. is not a multiple listing service but is a member of NWMLS.
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What is done with personal information submitted on this web site?
Please read our privacy policy
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Why am I getting an invalid search request error?
In order to use our search, you must have cookies enabled in your internet browser. Turning your cookies
off will result in this error. After turning your cookies on, if you still receive this error please send
an email to webmaster@themlsonline.com with detailed
examples of the error(s) and the market you are searching.
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Why am I not getting any results after I put in my criteria, knowing there are
properties in that area?
Usually, when a search returns no result, the criteria you have entered may be too specific. Try leaving
out the square footage, year built, amentities, etc. from your search. Or, if you don't have a minimum
price, leave it at "No Minimum". Many times, you will miss properties that are priced below
your range with the same features as more expensive homes. If you still are having trouble returning a
set of results, call and let us know exactly what problem you are having.
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Why are some home photos missing?
Most often, when home photos are missing, it is because they were never submitted to the MLS when the
home was listed. In other cases, photos have been submitted but do not appear for technical reasons.
Photos take up to three days to appear on the web site after submission by the listing agent or broker.
Photos usually appear within 24-48 hours after they were submitted to the MLS.
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Why do most listings have only one photo?
Virtually all home photos are submitted by listing agents and/or listing brokers. Agents and
brokers are not required to add photos to a listing, but they may submit up to 30 photos per listing
to the MLS database.
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How can I search more than one city at a time?
First, go to the Home Search page. Second, choose your state and county. Next, choose the cities you
want to search by highlighting each one individually. You may do this one-by-one or select multiple
cities by holding the "Ctrl" key and clicking each city. When you have chosen the cities
you wish, click the "Add >" button. Finally, enter any other criteria you wish and click
"Search".
CLICK HERE TO BEGIN A NEW SEARCH
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Why does the criteria disappear once I click the "back"
button WHEN trying to return to the search page?
If you find yourself in this situation, the easiest way to resolve this problem is to click "Refine
Your Search" in the "Search Tools" menu instead
of clicking "Back" in your browser. Clicking this will bring you back to the
search page and automatically restore the current criteria
from your last search.
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What is the Agency Relationships in Real Estate Transactions form, also known
as the Agency Disclosure form?
The Law of Agency in Washington state was rewritten to include: Seller, buyer, and dual agency
representation. Prior to these changes the real estate agent always represented the seller. A person
wishing to sell or purchase real estate can be represented by a real estate agent in one or more of
these categories. A detailed booklet will be given to you explaining your particular form of
representation and a special form will be signed by you and your agent. In the case of dual agency,
this document will be signed by the buyer, the seller and agent.
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What is the difference between earnest money and a down payment?
When a buyer makes an offer on a property, they put forward an initial amount to show their
"earnest" desire to own the property. If the offer is ultimately accepted and the transaction
goes into escrow, the earnest money is credited towards the buyer's closing costs. It is not an extra
amount or overpayment by the buyer. If the purchase agreement is never accepted in writing by all parties,
the earnest money is not retained by the seller or the seller's broker. If the purchase agreement is
accepted in writing by all parties, the earnest money may be forfeited or refunded depending on the
specific terms of the purchase agreement.
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What does it mean to have "title" to a property?
Having "title" to a property is not referring to some type of "official
document" declaring a person's (or party's) ownership of a property. Rather, having "title"
to a property is simply way of saying that you have an ownership position (also known as "a legal
interest"), in a property.
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What is a Purchase and Sale Agreement?
A purchase agreement is exactly that: an agreement to purchase property. A purchase agreement
specifies the terms under which all parties to a transaction will agree to consummate or close
the deal. Agreements to purchase are only valid with real estate when they are in writing. After
an agreement to purchase has been signed by all parties, it is cancelable only if the terms
within the agreement itself allow cancellation. So, an agreement to purchase can be written by
anyone and signed by all parties to the transaction, however, be very careful. If an agreement
to purchase does not contain certain statements and clauses, it may not be enforceable -
or cancelable.
If you would like assistance in the purchase of a home (and you're not already under contract
with a real estate agent or real estate company in the State of Washington that is representing
or assisting you in the purchase of a home or property), please go to the
Buying a Home portion of our site and fill out the "Home Search
Criteria" form. After filling out and submitting this form, a representative from
TheMLSonline.com® will contact you as soon as possible for
assistance.
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What are assessments and/or special assessments?
Special assessments can be simply thought of as "extra taxes" or "special
taxes" charged by a city to a property owner for specific improvements (like a sidewalks,
new curbs, or special maintenance or improvement in a condominium community). If these special
taxes have not been paid by the seller before a property goes on the market, it is customary
(but not required) for the seller to payoff these special taxes before closing.
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What is a Seller's Disclosure Statement (Form 17)?
A seller's disclosure statement is simply a document in which the seller(s) state the condition
of the property (and various components of the property) to the best of the seller's knowledge.
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What are points or discount points?
Points can be thought of simply as an "interest cost" charged at the time of closing.
In most real estate transactions, points can be paid by either the buyer, the seller, or the buyer
and seller. Points are used to lower the advertised "interest rate" that is used to
calculate your monthly payments. However, the advertised "interest rate" that is used
to calculate your monthly payment is not the actual rate of interest you will be charged during
the first year of your loan. To better understand the difference between the terms "interest
rate" and "annual percentage rate", please refer to the question
"What is the difference between interest rate and annual percentage
rate?" below.
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What's the difference between Interest Rate and Annual Percentage Rate
or APR?
The Annual Percentage Rate or "APR" is the rate given at closing that reflects the actual
amount of interest the lender is charging you during the first year of your loan. The APR includes
the advertised "interest rate" used to calculate your monthly payments, PLUS points, PLUS
all other fees charged by the lender in connection with the loan. The Annual Percentage Rate or APR,
then, is the true rate of interest a consumer is charged during the first year of a loan.
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What if I'm planning on relocating to Washington... how can you
help me?
If you're relocating, TheMLSonline.com® is your perfect partner!
Whether you're moving across town or across the globe, TheMLSonline.com®
can make your transition to the Seattle/Tacoma/Western Washington area a smooth one. Our relocation
specialists can assist you in finding a home that's right for you, as well as recommend a local
professional to list and sell your existing home. Just call us toll free at or
email us at: seatac@TheMLSonline.com to start the
process.
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Can I receive assistance when buying a home through
TheMLSonline.com®?
Yes. TheMLSonline.com® can provide local Realtor® assistance
throughout the buying process. However, if you are already under contract with a real estate agent or
real estate company in the State of Washington that is representing or assisting you in the purchase
of a home or property, we cannot provide personal assistance to you. At such time that you are no
longer under contract for representation, we can assist you.
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Where can I find information to better understand the buying process
in general?
The U.S. Department of Housing and Urban Development is a great source to find objective information
about home buying. Visit the HUD buying resource
page.
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Can I list and sell my home directly through
TheMLSonline.com®?
Yes. TheMLSonline.com can directly list and sell your real estate whether it be a single
family, multi-family, condominium or any other property type. For details on how
we can further assist you in the sale of your home, please visit the Selling
A Home portion of our site.
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Why is it so important to accurately price my home when I sell?
Pricing your home right when you first list your home is critical in order to maximize your equity
potential and ensure your overall satisfaction in the process of selling. The cost of under-pricing
your home is obvious - you get less than you could have. In order to avoid this scenario, sometimes
sellers decide to inflate the price of their home beyond what they know is truly reasonable in hopes
of finding that "unique buyer" who'll pay a premium. In these circumstances, it is most
often the seller that pays the price. When a home is over-priced, often it works against the seller
by making other similar homes look like a "good deal".
After weeks of showings, frustration often settles in as buyers make offers on other lesser-priced,
similarly featured homes. If you are ready to sell and would like professional assistance in estimating
your home's current value, please contact us at or simply click here to inquire
online in the Selling A Home portion of our site.
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How long does it normally take to list and sell a home?
The answer to this question depends on many factors such as the time of year that you sell, your
home's price range, the condition of your home, your neighborhood characteristics, current interest
rates, the economy, and other factors too numerous to mention.
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How much "home" can I afford ?
If you're like most buyers, you already have a good idea what kind of house you're looking for.
But, you may be less certain of how much "home" you actually qualify for (or what price
range you should be looking in). The first thing you should do when looking for a home is contact a
mortgage lender or broker. They can help you determine how much you qualify for and help you find a
loan that's right for your situation. As with any other product or service, there are many different
plans and options available, so there's bound to be a mortgage solution that's right for you. To get
qualified and pre-approved, please visit the mortgage approval portion of our site.
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Pre-qualification and Pre-approval
What's the difference?
There are two general steps in the loan process: pre-qualification and pre-approval. Pre-qualification
is generally the process that gives you "a darn good idea" of how much home you could afford,
or "qualify for" (given your credit, income, and other factors). Whereas, pre-approval is
the process by which the lender determines the actual amount they will lend you after verifying your
credit, income, and other factors considered during the pre-qualification period. Going beyond
pre-qualification and getting pre-approved puts you in a much stronger bargaining position when it comes
time to make an offer on a home. To get qualified and pre-approved, please visit the mortgage approval
portion of our site.
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What are FHA and VA loans?
FHA and VA "loans" are actually loan programs available through lenders - provided
by the U.S. government. The government, through FHA and VA, does not actually lend money to home buyers.
FHA and VA programs simply offer a guarantee that if a buyer defaults on a loan, that the lender will be
repaid by the government. You can think of it simply as an insurance plan to protect the lender.
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What is meant by the term down payment?
There are two very different definitions to the term "down payment", therefore there are
two very different ways to think about it. When many people talk about the term "down payment",
they are referring to the idea of "how much money TOTAL they will need" to get into a house.
However, a more accurate definition (used in the industry) refers only to the amount you will pay directly
towards the purchase price at closing. For example (using the correct definition): If you bought a house
for $100,000 and you put $5,000 down - at closing you would need $5,000. PLUS closing costs charged by the
escrow closing company, loan origination fees charged by the lender, and any other miscellaneous expenses
related to completing the transaction.
In compliance with state guidelines, every loan officer should give you a Good Faith Estimate. A Good Faith
Estimate is the written statement designed to give you a true estimate of the "over-all" dollar
amount you'll need to close the loan.
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How much money down do I need to buy a home?
There are numerous programs available that can be tailored to your specific needs. We recommend that
you speak directly with a loan officer to find a program that's right for you.
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What is the difference between a mortgage lender and a mortgage broker?
A mortgage lender is the actual source of the money lent to borrower(s) in a mortgage. Mortgage lenders
offer government guaranteed loans as well as their own loan programs. Mortgage brokers, on the other hand,
do not actually lend borrower(s) any money. They simply offer the mortgage programs of various lenders.
Mortgage brokers are paid to find borrowers and "create a file" for lenders. Therefore, brokers
add value by marketing and selling loan programs for lenders.
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What if I'm unhappy with the real estate agent or broker I'm currently
using?
Real estate agents and real estate brokers work hard to earn your trust and your business. In the event
that you are not satisfied with the level of service you have received, or are receiving, you may want
to discuss the terms of your contract with your agent or broker. Most issues can be resolved in a manner
that satisfies both parties. If your issues are not resolved and your contract expires (or is canceled),
a representative at TheMLSonline.com® would be happy to assist you
in the purchase or sale of a home.
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Why is there so much paperwork when buying and selling a home?
As most people understand, issues in real estate can be very complicated. By and large, most paperwork
attempts to detail issues line by line to inform consumers of the implications of their purchase or sale.
Most issues are spelled out in such detail due to requirements in the law, major court cases, and
misunderstandings and problems over the years. This is generally done to bring clarification to issues
and to avoid the same or similar problems from arising in the future.
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