Frequently Asked Questions
The questions buyers and sellers actually ask.
Real estate questions deserve real answers, not a pitch. These are the ones I hear most from buyers and sellers across Springfield, Eugene, and Lane County, answered the way I would answer them on a call: short, plain, and direct. If yours is not here, ask it. That is what the call is for.
15 answers, written by a real Oregon broker, license 201247119.
Acreage & land
The questions every acreage buyer asks.
Do I need a well and septic inspection before buying?
Yes, if the property has either system. On rural Lane County acreage, the well and septic are the two most expensive systems you are buying, and neither shows up in photos. A licensed well inspection covers flow rate and water quality. A septic inspection covers the tank, the drain field, and the permit history. Budget for both during due diligence. I have never seen a buyer regret it.
What's the difference between water rights and mineral rights?
Water rights govern who can use water from a well, spring, or stream, and for what purpose. Mineral rights govern who owns the valuable materials below the surface, like minerals or gravel. On most Lane County properties, the surface and the rights can be owned separately. The deed and the title report tell you exactly which rights transfer with the property. Ask before you assume.
Can I keep horses or livestock on this zoning?
It depends on the zone, and often on the exact parcel. Lane County's Rural Residential zoning allows livestock in many cases, with limits tied to acreage. Inside city limits the rules tighten: some cities cap hens, ban roosters, or restrict larger animals. I verify the exact zone for the parcel before you write an offer, because "the area allows it" is not the same as "this parcel allows it."
What does an "easement" mean, and does it limit what I can build?
An easement gives someone else a specific, recorded right to use part of your property, commonly for a road or utilities. It does not mean they own the land. But it can limit where you build, where a driveway can go, and what a neighbor can do across your ground. I read every easement on the title report with clients before an offer, never after.
How much does it cost to drill a new well?
It depends on depth, rock, and the driller, and it is a five-figure line item. Drilling a residential well in Oregon commonly runs about $8,400 to $10,000 or more for a complete working system, with a new-construction well permit extra. That is exactly why the existing well's log matters: depth, yield, and age tell you what you are inheriting before you commit.
Buying & financing
The questions that set the plan.
Should I sell first or buy first?
Selling first gives you the cleanest offer: no contingency, full equity in hand, and no juggling. Buying first keeps your family in one place, but it usually means a sale contingency or bridge financing, and it can cost a little negotiating room. The right call comes from your equity, your timeline, and your tolerance for two moves. We run the numbers together, and it is usually clearer than buyers expect.
What should I budget for closing costs in Lane County?
Buyer closing costs in Oregon commonly run about 2% to 5% of the purchase price, covering title, escrow, lender fees, and prepaids. Sellers carry their own costs: the commission, title, excise tax, and any negotiated credits. The exact figure depends on price, lender, and terms. I build a line-item estimate into the plan before you shop, so the number is real before the offer.
How long does the whole buying process take?
A typical purchase runs about 30 to 45 days from accepted offer to closing, with due diligence in the first half and financing and title in the second. The search before the offer is the flexible part: some buyers are ready in weeks, others take months. The timeline becomes clear once the budget and the plan are set, and I map it out before you make an offer.
Can you help me with financing too?
Yes. Amanda is a REMLO mortgage loan originator, so she can help with mortgage loans and pre-approval as well as the real estate side. Fewer moving parts, and one person guiding the whole purchase.
Apply for financingAmanda Richards, NMLS #2897589
Selling
The questions sellers ask before listing.
How much equity do I actually have right now?
Equity is what your home is worth today minus what you still owe. The only accurate way to know the first number is a current market value based on real comparables, not an algorithm or a portal estimate. Send me your address and I will pull recent sales and tell you where you stand, free and with no obligation.
What upgrades are worth doing before listing?
Only the ones the market actually pays for. Deep cleaning, decluttering, and minor repairs almost always earn their cost. Kitchens and baths can, when priced right. The renovation you would enjoy living in rarely returns its full cost at sale. I give every seller a short, prioritized list based on the home and the bracket: spend where it wins, skip the rest.
Can I make my offer contingent on selling my current house?
Yes, and it is common in Lane County. A sale contingency protects you, and it can cost a little negotiating room: some sellers prefer a clean offer, and in a multiple-offer situation a contingent offer may sit lower on the list. If you need one, we structure it properly with realistic timing for your sale. It is a workable position when it is handled well.
What's my home actually worth in this price bracket?
Worth is set by what comparable homes in your specific bracket and area have actually sold for, adjusted for condition, upgrades, and market timing. An average per-square-foot number smooths over the differences that matter. I pull real comparables for your address and your bracket, and I show you the math, not just a number.
Luxury & privacy
The questions high-end sellers ask.
How do you market a high-end home differently than a normal listing?
Luxury marketing is about the right buyer, not the most buyers. Professional photography and film, lifestyle positioning, off-market networking, and discretion come first. Pricing is set from the luxury bracket's actual sales, and showings are managed for qualified buyers only. The goal is fewer lookers and the right offer.
How do you handle privacy and discretion during showings?
The way you would want: showings by appointment, verified interest before anyone steps inside, and no public open house unless you ask for one. Marketing can feature the home without publishing the address until a qualified buyer is confirmed. Your home is your home until the close, and I treat it that way.
Your question is not on the list?
That is a good sign. The questions that are specific to your situation are the ones that matter most. Bring it to a call, and we will answer it together, no pressure, no obligation.
Plan with purpose. Move with confidence.
The best questions are the ones you ask before the offer, not after. Bring yours, and we will get clear answers on the table.
Talk to a real broker, no obligation. Licensed in Oregon, license 201247119.