CUSH REAL ESTATE BY DESIGN®
FIRST AND FOREMOST,
In one of the most competitive markets in the world, having an experienced and well-connected real estate agent isn’t just helpful, it’s essential. Insights on demands and trends, access to an exclusive network of top agents, innovative tools to give clients every advantage, and local knowledge brings freedom and empowerment to sell well.
Our signature transactions leverage unrivaled industry expertise, creative thinking, and next-generation technology that best positions our clients to win the house. We stand behind what we do and how we do it, and believe you’ll quickly discover the difference in who we are.
By prioritizing relationships over transactions, we aim to make the journey through the real estate market feel less like a gauntlet and more like an adventure.
Cush Real Estate by Design has key industry alliances to better advise clients in the negotiation involved with real property purchases. Remaining at the forefront of real estate technology keeps clients a step ahead with up-to-the-minute information and vital market insights that can impact the bottom line.
Beyond the financial bottom line is the human one. This market is competitive, fast-paced, and even a bit intimidating, yet, behind the purchase or sale of every home is a real story of dreams and hopes of people we care about. We can’t wait to see where your story leads.
Sincerely,
David Higgins, Founder and Realtor®
WHY CUSH?
WE ARE AN AWARD-WINNING ALL-STAR TEAM DEDICATED TO HELPING YOU!
We are market experts and exclusively specialize in the East Bay.
We have an outstanding reputation, are top negotiators who have a high level of trust with local listing agents, understand pricing strategies, neighborhoods and the market.
We leverage cutting-edge technology to stay ahead of the competition.
We guide you and advocate for you through the entire home buying process.
THE CUSH TEAM ACCOLADES AND AWARDS
THE LEADING 100 TOP PERFORMERS IN BAY AREA REAL ESTATE | 2021, 2023, 2024
BEST OF OAKLAND > BEST REAL ESTATE COMPANY | 2022 - 2024
AMERICA’S TOP 100 REAL ESTATE AGENT/TEAM | 2018 - 2024
RANKED #1 LOCAL AGENT IN OAKLAND BY MLS | 2001, 2020-2024
RANKED #2 AGENT IN OAKLAND BY MLS | 2020 - 2024
TOP 1% SALES ALAMEDA COUNTY | 2022 - 2024
BEST OF THE BEST REAL ESTATE AGENTS > BEST REAL ESTATE OFFICE NOR CAL | 2023
REAL TRENDS’ “BEST WEBSITE” & “LISTING PROPERTY DETAIL PAGE” AWARDS | 2022
SIDE DIGITAL MARKETING, VIDEO & SOCIAL MEDIA PRESENCE AWARD | 2020
NEXTDOOR NEIGHBORHOOD FAVORITE | 2017 & 2023
WHEN IT COMES TO BUYING YOUR HOME, WE KNOW HOW TO GET THE INFO YOU NEED, FIRST.
TOP AGENT NETWORK
The Cush Team is a member of TAN which is an online communication platform for the top East Bay Agents to announce their new homes before putting them on the Multiple Listing Service (MLS).
THE CUSH APP
Access to all MLS listings in the area(s) you are looking, along with real time updates are available in the award-winning Cush App.
Browse privately (we do not sell your information like other online search services), save your favorites, share with those who have an interest in your purchase, and communicate with your realtor via the App to help identify properties. And, gain access to Cush exclusive listings before anyone else! A fun and powerful interactive tool to help you on your search.
REALSCOUT INTERACTIVE SEARCH ENGINE
Most serious buyers are already committed and working with a realtor here in the area. A majority of realtors use the RealScout Search Engine to interactively search for homes and communicate with their clients. It’s like a Zillow or Redfin home search engine for buyers further along in the home search process.
HOW REALSCOUT WORKS ON THE BUYER’S SIDE
Agents working with buyers can create a buyer profile in RealScout that identifies their price range, preferred neighborhoods, bed/bath count, and other key amenities, and then sends out alerts to the agents letting them know when a listing is matched to one of their buyers. The buyers can also log in to RealScout and pull up their listing of ‘matched’ listings as well as their locations on an interactive map.
ABOUT BEN KAHN
DRE #01504326 BEN KAHN , REALTOR THE DAVID HIGGINS TEAM BEN@CUSHREALESTATE.COM
260 7141 DOWNLOAD THE CUSH APP FOR FIRST ACCESS TO LISTINGS!
With over 15 years of experience, Ben Kahn is your trusted advocate in the East Bay real estate market. His deep expertise and strong relationships in Oakland, Piedmont, Berkeley, and beyond give his clients a significant edge in this highly competitive market. Ben understands that a home is both a major investment and a sanctuary for creating lasting memories. His focus on clear communication, strategic planning, and client-centered service ensures you’re supported through every step of the process and well beyond the close of escrow.
As the son of a successful Bay Area realtor, Ben has been immersed in real estate his whole life. His clients benefit from his valuable connections, including an extensive network of agents, contractors, stagers, and lenders. These relationships provide him with access to off-market sales and exclusive opportunities, giving his clients a distinct advantage in securing properties that aren’t available to the general public.
Ben combines cutting-edge technology with expert negotiation skills to deliver outstanding results while keeping the process seamless and stress-free. Whether it’s uncovering hidden opportunities in the market or guiding clients through complex transactions, Ben’s disciplined yet approachable style takes the intimidation out of buying and selling.
When he’s not hard at work, Ben enjoys spending time outdoors, whether it’s exploring local parks, catching live music, swimming or shooting hoops on the basketball court. Above all, he values quality time with his family and friends, fully embracing the vibrant East Bay community he’s proud to call home.
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Ben Kahn is a fantastic REALTOR and amazing person. That combination made looking for our first home a great experience, especially in a market as intense as the Bay Area. Armed with his passionate knowledge of all the neighborhoods we were looking in, he helped us find a beautiful first home. Years later, we welcomed our daughter into the world and it became time to find a new home and we didn’t hesitate in wanting to work with Ben again. He was patient with us as we really took our time to find the right house that fit our growing family. When we did find a dream home that fit all our needs, we were very confident when going in to make an offer because Ben is so thorough with every detail and has so much experience in making strong offers. As soon as our offer was approved on our soon to be beautiful new home, Ben already had a plan on how to sell our old house. We trusted Ben through the entire process of buying and selling a home, and he certainly exceeded all of our expectations. He’s a true professional who knows exactly how to buy and sell homes for his clients. Ben has experience, a true dedication to his clients, and a real passion for real estate. We would most definitely recommend him to anyone looking to buy or sell their home.
Anna Chambers
You are the consummate real estate professional, setting yourself apart by attention to detail, honesty, and unrelenting advocacy for your client. You made sure that our offer was complete and successful in a multiple offer competition. You were everything we could have hoped for in an agent!
Sabrina Landreth
It is our pleasure to recommend Ben Kahn for anyone searching for their ideal new home. We knew where we wanted to live, and Ben was more than happy to show us homes in our desired neighborhood - through this process we felt we were well prepared in a very competitive market. So much so, that with this education, guidance and a little bit of luck the first home we placed an offer on was the one we purchased! We know this is rare in the current market and in Crocker Highlands. We are so grateful for the comprehensive advice and guidance Ben gave us from start to finish in the process.
Julia Mehra
I had the pleasure of working with Ben as my realtor for the purchase of my house on Claremont Hills in Berkeley. His professionalism, expertise, and unwavering commitment to my needs made the entire home-buying process seamless and enjoyable. Ben’s knowledge of the local market and his excellent communication skills ensured that every step was transparent and stress-free. I would highly recommend Ben for his exceptional service and genuine passion for his clients’ satisfaction.
Eldad Koren
We greatly appreciate Ben’s patience and sage guidance in navigating the Lamorinda market. We absolutely love our house.
Jeff Surface
THE HOME BUYING PROCESS WITH CUSH
STEP 1 // DECIDING TO BUY
Purchasing a property is most likely the biggest financial decision you will ever make. Whether this is your first purchase or you are an experienced buyer, this decision must be made carefully.
WHY DO YOU WANT TO BUY?
Are you tired of paying rent? Have you decided to pay your own mortgage and not your landlord’s? Have you outgrown your current home? Are you looking for an investment portfolio? Are you looking for a rental property? Would you like a larger yard? Would you rather live in a different area? Do you want to shorten your commute? Having a clear sense of your reasons for buying will help you choose the right property.
HAS YOUR INCOME GROWN?
Property ownership is an excellent investment; whether you are looking for your dream home, a rental property, or to expand your investment portfolio. Owning real estate is one of the least risky ways to build equity or to obtain a greater return on your initial investment.
THE HOME BUYING PROCESS WITH CUSH
STEP 2 // PREPARING TO BUY
Before you start shopping for your property, it is a good idea to make some preparations.
BUILD YOUR GREEN FILE
A green file contains all your important financial documents. You will need it to secure financing for your property. The typical green file should contain:
• Financial statements
• Bank accounts
• Investments
• Credit cards
• Auto loans
• Recent pay stubs
• Tax returns for two years
• Copies of leases for investment properties
• 401K statements, life insurance, stocks, bonds, and mutual account information
CHECK YOUR CREDIT RATING
Your credit score will have a huge impact on what type of property you can buy, and at what price. It is first recommended to check your credit rating with an experienced lending institution so that we can determine what you can afford. The lender will research your credit ratings from the three credit reporting agencies Equifax, Experian and Trans Union. We will be happy to recommend experienced, knowledgeable lenders in the residential, construction, and commercial and investment real estate fields.
BE CAREFUL WITH YOUR FINANCES
Now is not a good time to make sudden career changes or large purchases. You want to approach your property purchase from a position of financial stability
THE HOME BUYING PROCESS WITH CUSH
STEP 3 // CHOOSING YOUR REAL ESTATE AGENT
Buying a property requires making many important financial decisions, understanding complex issues and completing a lot of paperwork. It helps to have an expert in your corner when undertaking such a large purchase. We can guide you through this process, offer referrals for lenders, and also provide you with access to property listings before they hit the general market.
CONSIDERATIONS WHEN CHOOSING YOUR REAL ESTATE PROFESSIONAL
Look for a full-time agent
One who has experience completing transactions similar to yours.
Interview a few agents
Are they familiar with the area in which you are interested?
Ask how much time the agent will have for you
Are they available at night and on weekends?
Ask about their credentials and education
A good agent will continually strive to improve and gain knowledge of the latest real estate trends and hold the highest designations in their respective fields of expertise.
Time is money when attempting to buy a property
Does the agent return your calls promptly?
Ask for a list of properties they have sold or a list of references
Local experience and understanding of nuances specfic to your dream home come into play quickly, and timing is everything. Confidence in your agent’s ability to give you the right guidance will be a key to securing your new home.
Choose an agent who listens attentively to your needs and concerns
Pick an agent with whom you feel comfortable!
THE HOME BUYING PROCESS WITH CUSH
STEP 4 // TIME TO SHOP
Once those preparations are out of the way, it is time to find the right property for you.
TAKE A DRIVE
Get to know the neighborhoods, complexes, or subdivisions, which interest you. Drive around and get a feel for what it would be like to own a property in the area. Start getting a sense of the properties available in those areas.
MAKE YOUR LIST OF NON-NEGOTIABLES
Consider your lifestyle requirements and get information on the local community, schools, ammenities, and anything else that is important to your current and future lifestyle needs.
LEVERAGE THE CUSH APP
Access to all MLS listings in the area(s) you are looking, along with real time updates are available in the award-winning Cush App.. Browse privately, save your favorites, share with those who have an interest in your purchase, and communicate with your realtor via the App to help identify properties. And, gain access to Cush exclusive listings before anyone else!
NARROW YOUR SEARCH
Select properties that interest you the most and have your real estate agent make appointments to visit them. Ask your real estate agent about the potential long term resale value of the properties you are considering.
TIME TO BUY
Once you have picked out the property you want to purchase, your real estate agent can help you make an offer that the seller will accept. A good agent will investigate the potential costs and expenses associated with the new property. A great agent can also help you draft your offer in a way that gives you the advantage over another offer.
THE HOME BUYING PROCESS WITH CUSH
STEP 5 // ESCROW INSPECTIONS AND APPRAISALS
THE PROCESS, STEP-BY-STEP: THE INITIAL AGREEMENT AND DEPOSIT
An effective agreement is a legal arrangement between a potential purchaser and the property’s seller. Some important tips to keep in mind to streamline the process:
Keep written records of everything. For the sake of clarity, it will be extremely useful to transcribe all verbal agreements including counter-offers and addendums and to convert them into written agreements to be signed by both parties. We will assist you in drafting all the paperwork for your purchase and make sure that you have copies of everything.
Stick to the schedule. Now that you have chosen your offer, you and the seller will be given a timeline to mark every stage in the process of closing the real estate contract. Meeting the requirements on time ensures a smoother flow of negotiations so that each party involved is not in breach of their agreements. During the process we will keep you constantly updated, so you will always be prepared for the next step.
THE CLOSING AGENT
Either a title company or an attorney will be selected as a closing agent. The closing agent will hold the deposit in escrow and will research the complete recorded history of the property to ensure that the title is free and clear of encumbrances by the date of closing and that all new encumbrances are properly added to the title. Some properties are subject to restrictions which limit various activities such as building or parking restrictions. There may be recorded easements and encroachments, which limit the rights to use your property.
HOW TO HOLD TITLE
You may wish to consult an attorney or tax advisor on the best way to hold title. Different methods of holding title have different legal, estate and tax implications, especially when selling or upon death of the title holder.
INSPECTIONS
Once your offer is accepted by the seller, you will need to have a licensed property inspector inspect the property within the time frame that was agreed upon in the effective contract to purchase. You may elect to have different inspectors inspect the property, if you wish to obtain professional opinions from inspectors who specialize in a specific area (eg. roof, HVAC, structure). If you are purchasing a commercial property, then you will need to have an environmental audit done on the site for the lending institution. We can recommend several different inspectors.
Depending on the outcome of these inspections, one of two things may happen:
1. Either each milestone is successfully closed and the contingencies will be removed, bringing you one step closer to the close, or 2. The buyer, after reviewing the property and the papers, requests a renegotiationof the terms of contract (usually the price).
THE HOME BUYING PROCESS WITH CUSH
APPRAISAL AND LENDING
It is imperative that you keep in close communication with your lender, who will let you know when additional documents are needed to approve your loan application and fund your loan. If the agreement is conditional upon financing, then the property will be appraised by a licensed appraiser to determine the value for the lending institution, via a third party. This is done so that the lending institution can confirm their investment in your property is accurate. Appraisers are specialists in determining the value of properties, based on a combination of square footage measurements, building costs, recent sales of comparable properties, operating income, etc. When you are within two weeks of closing, double check with your lender to be sure the loan will go through smoothly and on time.
ASSOCIATION APPROVAL
If the property that you are purchasing is conditional upon an association approval, request the rules, regulations, and other important documents from the seller as soon as you have an effective agreement to purchase. Make sure that the application documents and processing fees are submitted to the appropriate person at the association by the required time. Fill out all of the information completely and legibly so there is no delay in processing the application. If you are required to meet with the association for your approval, make an appointment as soon as possible for the interview. Most associations require a certificate of approval before move-in. Your closing agent will request that the original copy of this approval letter be brought to the closing, so that it can be recorded with the deed in the county public records.
PROPERTY INSURANCE
If you are obtaining a loan, you will be required by your lender to purchase a certain amount of insurance on the property. The value will depend on the lending institution and the purchase price of the property. You may be able to save hundreds of dollars a year on homeowners insurance by shopping around for insurance. You can also save money with these tips.
Consider a higher deductible. Increasing your deductible by just a few hundred dollars can make a big difference in your premium.
Ask your insurance agent about discounts. You may be able get a lower premium if your home has safety features such as dead-bolt locks, smoke detectors, an alarm system, storm shutters or fire-retardant roofing materials. Persons over 55 years of age or long-term customers may also be offered discounts.
Insure your house NOT the land under it. After a disaster, the land is still there. If you do not subtract the value of the land when deciding how much homeowner’s insurance to buy, you will pay more than you should.We will be happy to recommend experienced knowledgeable insurance agents for every property type.
THE HOME BUYING PROCESS WITH CUSH
STEP 6 // CLOSING, AND MOVING IN
CLOSING DAY
If you have come this far, then this means it is almost time for a congratulations,! But first, remember to tie up these final tasks...
FINAL WALK-THROUGH INSPECTION
More of a formality than anything else, the final inspection takes place a day before, or the day of the closing. You will visit the property to verify that all is in working order, everything is the same as when you last viewed the property, that there are no extra items left behind, and that everything included in your purchase is still at the property. We are ready to assist you should an unforeseen glitch pop up, even at this last stage. Something at the property breaks down, or some other minor detail— no need to worry! We have encountered these problems before so we know how to handle them efficiently and in a stress-free manner.
HOME SERVICES AND UTILITIES
We will provide a list of useful numbers for the activation of home services and utilities after the closing occurs.
CLOSING
The closing agent will furnish all parties involved with a settlement statement, which summarizes and details the financial transactions enacted in the process. You and the seller(s) will sign this statement, as well as the closing agent, certifying its accuracy. If you are obtaining financing, you will have to sign all pertinent documentation required by the lending institution. If you are unable to attend the scheduled closing, arrangements can be made depending on the circumstances and the notice that we receive. If you are bringing funds to the transaction, you can elect to either have the funds wired electronically into the closing agent’s escrow account, or bring a certified bank check to the closing in the amount specified on the settlement statement. The seller should arrange to have all property keys and any other important information for you at the closing so that you may receive these items at this time.
REFERRALS
We have referrals to share if you need any for your move. Additionally, this may be a good time to consider working with the Cush Design team to maximize the space for your vision and family needs prior to moving in.
WHAT TO EXPECT
CLOSING COSTS
Although the question of who pays for various closing costs is negotiable between the buyer and seller, the following is a standard breakdown of how responsibility for costs is typically divided. Closing costs are the various charges made by the lender, the title company, real estate agents, and other service providers necessary to complete a transaction.
THE SELLER CUSTOMARILY PAYS
F Listing agent real estate commission
F Buyers agent real estate commission negotiable
F County transfer tax
F 50% city transfer tax
F Document preparation for deed
F Payoff of all property loans and taxes
F Home warranty (if agreed to in purchase contract)
F Any judgment or tax liens against seller
F Property tax proration
F Unpaid homeowner’s dues (for condominiums)
F Bonds or assessments (if applicable)
F Move-out fees (for condominiums)
F Sellers portion of notary fees and recording fees
F Third party Natural Hazard Disclosure Statement and California Tax Disclosure Report
F Pre-sale pest and general home nspection fees
F Miscellaneous charges
THE BUYER CUSTOMARILY PAYS
F Buyers portion of notary fees and recording fees
F Title and Escrow fees
F Fees involved with buyer’s loan
F Bank ordered appraisal
F Home warranty (negotiable)
F Homeowner’s insurance for first year
F Earthquake insurance (optional)
F Private mortgage insurance
*if required by lender (when applicable)
F HOA account transfer fee
F Sewer lateral compliance certificate (if applicable)
F City sidewalk compliance certificate (if applicable)
F Miscellaneous charges
* This list is a general guideline of charges and may not be wholly inclusive for your transaction.
WHAT TO EXPECT
CUSH DESIGN SERVICES
THE CUSH ADVANTAGE
Specializing in interior, exterior, and landscape design as well as remodeling to maximize your home’s liveability, aesthetic appeal that is unique to you, and resale value, Cush Design is an independent full service firm providing residential design and space planning, including kitchens and baths. As a thank you for working with Cush, we offer a complimentary consultation to our home buying clients.
WE ARE HERE TO SUPPORT YOU
• New homeowner consultations on property renovation and best value short and long term remodeling ideas
• Home seller consultations on property renovation return on investment and best value remodeling ideas
• Specification and selection of color scheme, finishes, materials, architectural details, fixtures, products, cabinetry, etc.
• Support hiring trusted tradespeople (architects, contractors, painters, etc.), defining project scope and setting budgets
• Project coordination of contractors, tradespeople, installers, and vendors from start to finish
CUSH DESIGN SERVICES
STEP 1 | DESIGN EVALUATION
The first step in the process is a meeting at your home with our team. We go top to bottom and front to back, putting together a plan to maximize your home’s emotional components Our evaluation encompasses interior and exterior colors, condition of floors, kitchens to bathrooms, landscapes to living rooms, lighting, and more.
STEP 2 | PROJECT SCOPE + BUDGET
After the in-home consultation, the design team begins refining the project scope, putting together vendor bids, and estimating materials. Before any project begins, we compile our bids and costs on a spreadsheet that we then personally review with you. After your approval and OK, the team is off and running!
STEP 3 | DESIGN DEVELOPMENT
Now begins the transformation and re-imagination of your home! During this phase we go from day dreaming to providing detailed specifications for builders. Depending on the scope of your project, the team may provide...
F Mood boards with recommendations for colors, lighting, cabinetry, tile, fixtures, etc.
F Detailed floor plans, elevations, or 3D plans
F Exterior color mock-ups and landscaping plans
STEP 4 | CONSTRUCTION AND INSTALLATION
After all of the planning, sketching, and site visits, construction and remodeling work begins! Throughout this phase, we take on the role of coordinating vendors and ensuring tasks are performed to the highest standards. All of it on time and on budget!
