BUYER & SELLER GUIDE
KINDNESS, PROFESSIONALISM, AND EXPERTISE
ABOUT OUR TEAM
The Oldham Group is a Collective of talented agents, staff, and support, led by Andrew and Jennifer Oldham - Founding Agents for Compass Having closed over $1 Billion in sales volume during their career, Andrew and Jennifer lead a team that has substantially increased its business year over year while covering the expansive Silicon Valley, San Francisco Peninsula, Monterey Peninsula, and East Bay real estate markets Because their agents have been selected based on their hyper-local expertise, they confidently represent a vast coverage area with in-depth knowledge across several counties With over 85 years of combined real estate expertise in marketing, law, title, design, and escrow, they provide their clients talents and expertise unparalleled in the California market. Combining their knowledge and experience with their love and passion for residential real estate, local expertise, exceptional marketing, personal service and the backing of the nation’s best luxury brokerage, Compass, they will prove to you the Oldham Group difference.
$290 M+
Closed Volume in 2024
OLDHAM GROUP
Transactions in 2024
Over 200 #37
Teams in the Nation
#11 #14
Teams in California
Top 100 producing agents or teams in the SF Bay Area.
DANIEL ASSADI
SILICON VALLEY SPECIALIST
REALTOR® | DRE 02052607
415.967.7224
DANIEL.ASSADI@COMPASS.COM
A first generation Iranian/Persian American, Daniel is a dog loving, sports fan who spends his free time in downtown Los Gatos with his girlfriend and their pup, Prince. Guiding his clients through the real estate journey, and being their trusted and valued friend through the process is one of his favorite parts about being a Realtor Proud workaholic, He goes above and beyond for his clients and his team. His entrepreneurial and competitive spirit make him an asset to the Oldham Group, and all of his clients.
AREAS SERVICED
Santa Clara County San Mateo County East Bay
Learn more by visiting https://oldhamgroupluxurycom/team
MAHGOL BAHRAMI
SILICON VALLEY SPECIALIST
REALTOR® | DRE 02207221
415.417.1124
MAHGOL.BAHRAMI@COMPASS.COM
Mahgol Bahrami was originally born and raised in the culturally rich tapestry of Iran. A decade ago, she embarked on a transformative journey, immigrating to the United States, which she now proudly calls home Her life's path is illuminated by two profound passionsreal estate and medicine Real estate is where Mahgol finds immense joy, driven by the fulfillment of helping individuals discover their dream homes She finds something truly magical about being a part of their journey as they create lasting memories and find solace in their ideal abode Mahgol’s aspirations transcend the physical walls of houses She’s a dedicated pre-medical student with dreams of becoming a physician Her commitment goes beyond caring for people's homes; she aspires to nurture their health and well-being Her time spent living and studying in Germany has endowed her with a profound appreciation for diverse cultures. It was an eye-opening experience that allowed her to connect with people from various backgrounds and perspective. When she’s not immersed in her studies or assisting clients in their quest for the perfect home, you'll often find Mahgol with her beloved dogs, seeking out charming coffee shops, exploring picturesque hiking trails, camping beneath starlit skies, and fueling her wanderlust through travel. Mahgol is delighted to connect and communicate in Farsi or English, ensuring your comfort and understanding. Whether it's finding your dream home, delving into the intricacies of real estate, or sharing travel adventures, Mahgol is here to assist and engage with you.
AREAS SERVICED
Santa Clara County San Mateo County East Bay
Learn more by visiting https://oldhamgroupluxury.com/team
JENNIFER OLDHAM
TEAM LEADER
REALTOR® | DRE 01325650
415.707.5498
JENNIFER@COMPASS.COM
Jennifer is a high-performing real estate professional, who is not only an experienced realtor and loan officer, and but also a skilled negotiator and a real estate paralegal. What sets Jennifer apart is her ability to listen to her clients’ needs and use her in-depth knowledge of the real estate market to negotiate the best deal to exceed the clients’ expectations With more than two decades of experience working for residential real estate, title, escrow, and specializing in high net worth clients Jennifer knows exactly what it takes to buy or sell a home. This is one of the reasons why she has been an award-winning Realtor since 2000 When working with clients, Jennifer first learns about what the client wants, then clearly explains the process, sets goals, and works hard to accomplish the best result.
Jennifer has built the team on three simple principles: 1. Be Kind, 2. Be Professional, 3. Be an Expert. Jennifer ensures each one of the Oldham Group Team members exemplifies this mantra without exception.
Jennifer started in real estate 20 plus years ago in the Bay Area, and never quit She loves
Learn more by visiting https://oldhamgroupluxury.com/team
seeing great families find the right home, and wonderful agents expand their real estate acumen and experience. An adrenaline junkie, Jennifer has sought out and excelled at every possible extreme sport, from racing dirt bikes to competitive boxing, ice skating to skydiving, she has done it all. Her motto “Don’t eff it up!” pretty much sums up Jenn’s leadership style Funny and full of love, this bad ass hugger makes long lasting connections with her clients and team members alike.
ANDREW OLDHAM
TEAM LEADER | ATTORNEY
REALTOR® | DRE 01207289
650.640.3098
ANDREW.OLDHAM@COMPASS.COM
Originally a real estate lawyer, Andrew’s 40 years of real estate experience makes him uniquely able to tackle any real estate problem. From legal expertise, to escrow and title specifics, to brokerage, Andrew has done it all and he loves doing it, for his clients and his team.
Before starting the Oldham Group, Andrew had a long career as a real estate litigator, and real estate entrepreneur. After passing the bar, his real estate law career took off and he spent years in escrow litigation as a freelancer and salaried lawyer. In the nineties, Andrew founded a real estate company called eHome eHome took advantage of burgeoning internet technology, and found a home for real estate there. They raised 30 million in capital and were the first to make the MLS searchable for clients, not just agents, and expanded to three states. When he’s not assisting clients and agents, or working with Compass to help them improve their tools and resources, Andrew loves walking Asilomar beach with his wife and business
Learn more by visiting https://oldhamgroupluxury.com/team
partner, Jennifer and their adorable Boston Terriers Abby and Quincy. Andrew prides himself on being a kind, and loving person first and foremost, and second (but just barely) an excellent real estate professional
Monte Verde & 13th Corner
Santa Rita 6 Sw Of Ocean St 5- 4th And Lopez Carmel
THE SELLING PROCESS
THE SELLING PROCESS
01 02 03 04 05
Let’s Talk Setting the Stage Going Live
Spreading the Word
Making Connections
01
Let’s Talk
Meet with your Compass agent to discuss your plans and goals, trends in the current marketplace, and assess your property’s qualities and characteristics. Your Compass agent will analyze comparable property sales, assess the competition, work with youto determine pricing strategy, and outline a strategic plan to achieve the best possible result for you as a seller.
02 Setting the Stage
03 Going Live
The listing is broadc Compasscom and s across our 100+ part for the duration of th process
From applying a fresh coat of paint to rearranging furniture, your Compass agent will ensure that the property is visually ready for showing Your agent will schedule a professional photo shoot, commission an illustrative floor plan, and prepare a listing description At this time, you should also sit down with your agent and complete the Seller Disclosure documents that will be necessary for the transaction.
04
Spreading the Word
The Compass marketing team produces beautiful print collateral to strategically showcase your property Your agent develops and executes an intelligent, effective paid marketing plan in relevant publications. Eyecatching property signs are produced and placed outside your property.
06 Building a Strategy
Your agent conducts an assessment of the market response within the first 30 days of your listing going live Feedback from agents and buyers is aggregated, and the listing strategy revised if needed
07 Communictation
You and your Compass agent will establish the best method and frequency of communicating as the process unfolds Your agent will provide you with regular feedback and will keep you updated with continuous traffic metrics and information from the market
08 Negotiations
Once we receive an offer, your agent will contact you to review the terms of the offer and analyze the pros and cons Together you will decide how to respond to the buyer in one of several ways: by accepting the offer, rejecting the offer, or making a counter offer.
09 Escrow
e a contract has been agreed to and ed by all parties, an escrow will be ned and the buyer’s contingency period begin. Timelines for the completion of er and seller responsibilities will be listed e purchase contract and adhered to in escrow. Your Compass agent will keep a e eye on the timelines and ensure that are in compliance with your onsibilities, while also holding the er ’ s side to task to keep the process moving
Closing
Your Compass agent will monitor and coordinate all the details necessary to get you to the finish line Once the buyer has performed their inspections, removed their contingencies, and the loan (if any) is ready to fund, your agent will arrange the final walk-through At or near this time the escrow will close, payment will be made, and the keys will be handed over to the buyer
KEY TERMS
Appraisal
Assessment of the property’s market value, for the purpose of obtaining a mortgage and performed by a licensed appraiser.
Assessed Value
Value placed upon property for property tax purposes by the Tax Collector.
Closing Costs
Expenses incidental to a sale of real estate, such as loan fees, appraisal fees, title insurance and escrow fees.
Closing Statement
The statement which lists the financial settlement between Buyer and Seller, and the costs each must pay.
Contingency
Certain criteria that have to be met in order to finalize the sale.
Conventional Mortgage
A mortgage or Deed of Trust not obtained under a government insured program such as FHA or VA Credit
Money given to a buyer from a seller through escrow at closing.
Escrow
A neutral third party that handles the transfer of any money during the sale of a home from initial deposit to final funding and closing
Earnest Money Deposit
Buyers in California usually deposit 3% of the purchase price to show that the buyer is serious about purchasing the home. It is usually refundable in the event a contingency in the sales contract cannot be met.
Fixed Rate Mortgage
A loan on which the interest rate and monthly payment do not change
Home Warranty
A policy that covers certain repairs (e.g. plumbing/heating) of a newly purchased home for a period of time, typically one-year.
Preliminary Title Report
A report showing the condition of title before a sale or loan transaction After completion of the transaction, a new title insurance policy will be issued.
Title Insurance
Insurance to protect the buyer and lender against losses arising from disputes over the ownership of a property.
Recording Fees
Money paid to the lender for recording a home sale with the local authorities, thereby making it part of the public records.
ESCROW
ESCROW
WAYS TO HOLD TITLE IN CALIFORNIA
WHO PAYS WHAT: ESCROW CHARGES,
TITLE FEES, & TRANSFER OF TAXES
MARKETING
EXCLUSIVE ZILLOW SHOWCASE LISTING
MARKETING YOUR HOME
At The Oldham Group, we put an emphasis on modern marketing, taking a multi-pronged approach to the digital promotion of your property.
The first thing we do before marketing is Identify the buyer persona For example, a Silicon Valley engineer with a net worth of $3M who likes mountain biking and comic-con. Then, we generate buzz while preparing for isting to launch by marketing to our network (28M+ agents).
Once the listing goes live, we begin attract that buyer persona to your listing. This may include...
WEBSITE - This includes photos, videos, virtual tours, listing details, and has the ability to capture contact information from interested home buyers
NEWSLETTERS - We will target the listing area through email campaigns These emails are sent for each status change on your listing and are full of information for potential buyers. When sending these emails, we create a list of potential leads in the area through a mix of home buyers in our team database as well as local homeowner leads from a third party real estate farming tool.
SOCIAL MEDIA ADVERTISING
- We run website traffic ads through Facebook and Instagram to drive visitors to the page. These ads are live for the duration of the listing and are updated with status changes such as “Coming Soon,” “Just Listed,” and “Price Reduction
GOOGLE ADS - To top off our digital listing campaign, we create and publish Google Display and Search advertisements. Very similar to the social media ads, these content pieces are posted for status changes They drive traffc to the property website as all of the digital.
ENHANCED TARGETING
- Using our partner Lead Generation Labs, enhanced targeting allows us to target consumers based on the sites they visit and the apps installed on their phone. By narrowing down to profession-specific sites and apps, we can effectively target any profession or interest you can imagine.
THE COMPASS ADVANTAGE
COMPASS EXCLUSIVE TOOLS AT MY FINGERTIPS
In the world of real estate today, it’s not enough to simply keep up with the latest technology — you deserve an agent who’s always one step ahead. At Compass, I have access to AI-driven technology to deliver a modern buyer experience that is collaborative, seamless, and hassle-free.
Compass Collections
With Compass Collections I can curate a group of listings based on your personal preferences in a visual workspace. There, you can compare multiple properties, monitor market activity in real time, stay in constant contact with me, and invite collaborators to join in on the discussion - all in one central place
is a ith Now at price g a by a enities e ot reals with
Compass CMA
OLDHAM GROUP
PRE-MARKET YOUR HOME BY LISTING AS A COMPASS PRIVATE EXCLUSIVE
Private Exclusives allow you to pre-market your upcoming home sale and give buyers an opportunity to prepare to make a competitive offer. These off-market listings are only visible to Compass agents and their qualified clients. They don’t accumulate days on market, show price history, or appear on public home search websites
THE BENEFITS OF A PRE-MARKETING STRATEGY
Generate Buzz
Build anticipation and demand for your home before it officially hits the market Just like a movie trailer, this pre-marketing strategy helps create urgency and interest from buyers.
Test the Market
Avoid the negative impact from accumulating days on market and public price drops Listing as a Private Exclusive gives you feedback from buyers on your ideal price and positioning.
Maintain Your Privacy
Your privacy is valuable. Private Exclusives is a discreet service that ensures photos and floorplans of your home are not visible on public home search websites.
GET AHEAD WITH THE COMPASS ADVANTAGE
Investing Billions in Tech to Find Your Next Home
You deserve an agent who has the world’s best real estate technology keeping them one step ahead. That’s why I chose Compass, a forwardthinking brokerage where the technology of the future is changing outcomes today. Not only has Compass invested over $1.5B dollars in tech over a 10-year period1, but we continue to spend more than $100M annually on research and development2 to help our agents make buying easier for you.
Buying successfully isn’t just about what you know, but who you know. When it comes to your next home purchase, Compass has a strong, connected network. In 2023, 17.5% of Compass transactions resulted directly from referrals t C d t ti th bilit f t t h l li t i t
BUYER’S GUIDE
THE PROCESS AND STEPS TO HOME OWNERSHIP
THE HOME BUYING PROCESS
STEPS TO HOMEOWNERSHIP
01
Buyer Consultation
First, we will connect for an initial consultation to discuss what you are looking for in your next home so I can help guide your search.
02
Sign Buyer Representation Agreement
We will establish a mutual business agreement. This document is designed to increase transparency by laying out my obligations to you, in addition to details on term length, compensation, termination, exclusivity, representation, and property criteria. Once we are both aligned with the terms of the agreement, you will be asked to sign before I can show you or send you any properties.
03
If you are obtaining financing, getting a pre-approval letter from a lender before submitting an offer is important because it shows you are more likely to meet the proposed settlement date. A pre-approval letter and a good faith estimate from a lender will also give you insight into the projected down payment, closing costs, and expected monthly payment.
STEPS TO HOMEOW
04
Find Properties That Meet Your Criteria
Using the Compass CMA tool, I will run market analyses on comparable properties in the area to give you a clear understanding of current market value. Together, we will identify your ideal home's location and amenities, and attend open houses in a range of areas I will listen to your continued feedback and activate a 'collection,' or specialized search for properties as they hit the market until we find a home you love
05
Home Inspection, Disclosures, Reports, and Repairs
It is my responsibility to coordinate all desired home inspections within the agreed timeline and contractual contingencies. We will also review and discuss the disclosures and preliminary title report You may approve or negotiate credits and/or repairs. Prior to closing, remember to schedule a final walk-through of the property to verify property is still in acceptable condition and any negotiated repairs were done
06
Submit and Negotiate Offer
Once we find the right home, we will collaborate on a competitive offer The offer is an agreement to pay a certain price for the home if accepted and may include other terms, such as whether you are waiving any contingencies or in how many days you are willing to close It is my job to guide you through the decision-making process to ensure you are confident with our offer.
STEPS TO HOMEOWNERSHIP
07
Sign Contract
Your contract is the agreement between you and the seller to purchase the property for a specific price. Also defined in the contract of sale is the settlement company, date of settlement, and earnest money deposit amount.
If required, an Escrow Deposit is the amount of money that the buyer will put in an escrow in good faith to demonstrate to the Seller that they are serious about purchasing the property. The money will only be deposited if the contract is signed and agreed by both parties.
Loan Application and Appraisal
If you are obtaining financing, your lender will let you know the list of financial documents necessary to provide to the lender, including a couple months of bank statements, t records, pay stubs etc. Typically, you will have a mortgage contingency o the agreed upon length to obtain a mortgage commitment Once your lender has all of your documents, th will review them and issue a Clear-toClose, which means your loan is complete and the file will be sent to the title company for closing Your lender will have an appraisal done on the property.
Congratulations! You are now a homeowner. Welcome home! Closing and Welcome
KEY TERMS TO KNOW
Adjustable Rate Mortgage (ARM)
A mortgage with an interest rate that changes over time in line with movements in the index. ARMs are also referred to as AMLs (Adjustable Mortgage Loans) or VRMs (Variable Rate Mortgages).
Adjustment Period
The length of time between interest rate changes on an ARM. For example, a loan with an adjustment period of one year is called a oneyear ARM, which means that the interest rate can change once a year
Amortization
Repayment of a loan in equal installments of principal and interest, rather than interest-only payments.
Annual Percentage Rate (APR)
The total finance charges (interest, loan, fees, points) expressed as a percentage of the loan amount
Assumption of Mortgage
A buyer’s agreement to assume liability under an existing note that is secured by a mortgage or deed of trust. The lender must approve the buyer in order to release the original borrower (usually the seller) from liability.
Balloon Payment
A lump sum principal payment due at the end of some mortgages or other long-term loans.
Cap
The limit on how much an interest rate or monthly payment can change, either of each adjustment or over the life of the mortgage.
Certificate of Reasonable Value (CRV)
A document that establishes the maximum value and loan amount for a VA guaranteed mortgage.
KEY TERMS TO KNOW
Closing Statement
The financial disclosure statement that accounts for all of the funds received and expected at the closing, including deposits for taxes, hazard insurance, and mortgage insurance.
Condominium
A form of real estate ownership where the owner receives title to a particular unit and has proportionate interest in certain common areas The unit itself is typically a separately owned space whose interior surfaces (walls, floors, and ceilings) serve as its boundaries.
Contingency
A condition that must be satisfied before a contract is binding For example, a sales agreement may be contingent upon the buyer obtaining financing.
Conversion Clause
A provision in some ARMs that enables you to change an ARM to a fixed-rate loan, usually after the first adjustment period. The new fixed rate is generally set at the prevailing interest rate for fixedrate mortgages This conversion feature may cost extra
Cooperative
A form of multiple ownership in which a corporation or business trust entity holds title to a property and grants occupancy rights to shareholders by means of proprietary leases or similar arrangements.
Earnest Money / Escrow Deposit
The portion of the down payment delivered to the seller or escrow agent by the purchaser with a written offer as evidence of good faith.
Escrow
A procedure in which a third party acts as a stakeholder for both the buyer and the seller, carrying out both parties’ instructions and assuming responsibility for handling all paperwork and distribution of funds.
FHA Loan
A loan insured by the Insuring Office of the Department of House and Urban Development; the Federal Housing Administration.
KEY TERMS TO KNOW
Federal National Mortgage Association (FNMA)
Popularly known as Fannie Mae. A privately owned corporation created by Congress to support the secondary mortgage market It purchases and sells residential mortgages insured by the FHA or guaranteed by the VA, as well as conventional home mortgages.
Fee Simple
An estate in which the owner has unrestricted power to dispose of the property as they wish, including leaving by will or inheritance.
Finance Charge
The total cost a borrower must pay, directly or indirectly, to obtain credit.
New Development
If you visit new construction communities on your own, please remember to register your agent. This will provide you with support from both the realtor and the developer through the building process
Open House
A convenient way for listing agents to show a property. Typically Saturday and Sunday afternoons
ESCROW
ESCROW
WAYS TO HOLD TITLE IN CALIFORNIA
WHO PAYS WHAT: ESCROW CHARGES,
TITLE FEES, & TRANSFER OF TAXES
LOANS AND MORTGAGES
WHY GET PRE-APPROVED?
THINGS TO AVOID WHEN APPLYING FOR A LOAN
PROP 19
What Does That Mean For You?
What is prop 19?
On November 3, 2020, California voters approved Proposition 19, the Home Protection for Seniors, Severely Disabled, Families, and Victims of Wildfire or Natural Disasters Act. Prop 19 allows the following homeowners to transfer their primary residence's tax base to a replacement residence.
Over the age of 55 Disabled
Wildfire/Disaster Victims
In addition, the proposition changes taxation of family-property transfers, as well as establishes a fire protection services fund.
When does it go into effect?
Proposition 19, which was passed by the California voters on November 3, 2020, became effective on December 16, 2020, the 5th day after the Secretary of State certified the election, Some other dates to look out for:
February 16, 2021 | Changes to the parent-child and grandparentgrandchild exclusion became operative and apply to transactions April 1, 2021 | Base year value transfer provisions will become operative
Sources: BOE.ca.gov/prop19 and CA Voter Guide.
BUYER REPRESENTATION AGREEMENT
Before we start seeing properties, I ask clients to sign this agreement that allows Compass and me, as your agent, to legally and exclusively represent you and your interests. It establishes a formal relationship between us and outlines the terms and conditions under which I will represent you with your property search.
Essential Components of the Buyer Representation Agreement:
1. Scope of Services: Defines the services I will provide you including property search, property showings, negotiation, and assistance with the purchase process.
2. Property Type and Location: The agreement may include details about the type of property you are interested in (e g single family, condo, commercial property, etc ) and the geographic area where you are looking to purchase
3. Duration: The agreement specifies the period during which you are committed to working exclusively with me (typically 6 months).
4. Compensation: The agreement specifies how Compass will be compensated as it relates to your representation. We can have a conversation at the start of your search to discuss payment scenarios so we can memorialize it in writing in this agreement. Commissions are negotiable.
We will review the agreement together before I ask you to sign anything.
50 THINGS A BUYER’S AGENT DOES TO ENSURE A SUCCESSFUL TRANSACTION
We will meet for a buyer consultation.
Align on the best communication plan throughout the entire process.
Encourage you to contact a lender for pre-approval and provide recommended lenders (at least 3) if requested, or please provide your agent a copy of your pre-qualified letter.
Collect market data and recent comparables in neighborhoods you ’ re interested in.
We will complete a buyer questionnaire to understand your needs and objectives
If necessary, I will research off-market opportunities for you to find additional suitable inventory.
Create a ‘Collection’ so you ’ re aware of listings that fit your criteria.
Select properties to show you based on your criteria
Pull market trend data to understand what’s happening within the broader region.
Coordinate showing appointments to gain access to desired listings.
Learn relevant details and attributes of the properties shown, including the number of bedrooms, bathrooms, square footage, and acreage.
Attend broker tours to view other available properties on the market
Stay connected to local buyers, sellers, and other agents to maintain a constant view of what drives the market.
Reach out to agents with similar listings to understand traffic and buyer demand.
Provide objective advice and help you evaluate the pros and cons of different properties
Prepare a Comparative Market Analysis (CMA).
Understand the property's current condition for negotiation purposes with the assistance of experts.
Advise you on potential offer strategies that reflect current market conditions
Help you determine where to obtain HOA documents if needed.
Review all transaction documents with you in advance of writing any offer.
Review the disclosure package.
Coordinate additional access to the property, if necessary.
Assist in scheduling a meeting with your experts about desired improvements, including landscaping, painting, fixture updates, minor and major renovations, etc, if applicable.
If requested, recommend at least three vendors with the needed expertise to assist you on your specific request
Maintain consistent communication to provide market updates.
Monitor any changes in the market to refine offer strategy and make needed updates (revising price, terms, etc.) accordingly.
Explain the offer process, timeline, and recommended preparation.
Align on offer strategy and prepare the offer on your behalf.
Notify the listing agent you are submitting an offer.
Advise and strategize with you on counteroffer response
Negotiate terms as needed with the listing broker and seller in writing
Notify you when terms are agreed upon.
Assist with the review of the final contract, disclosures, pre-qualification letter, and wiring instructions, if applicable
Coordinate the signing of the final agreement.
Facilitate deposit of earnest money and down payments.
Create and execute closing timeline and transaction review
Share the estimated timeline and all documents with the client and Attorney(s), if applicable.
Coordinate and confirm inspection, and assist with negotiations postinspection, if applicable
Coordinate and confirm that the appraisal has been received.
Confirm loan approval has been received.
Coordinate final walk-through and address issues that may arise by communicating with the seller's agent.
Remind you to order home warranty (if applicable).
Remind you to order homeowners insurance and set up utilities.
Request final closing figures from the closing agent (attorney or title company).
Advise you to carefully review closing figures with the settlement service provider
Facilitate closing for you and the seller.
Confirm recording of deed, if applicable.
Transfer of keys and property access.
Welcome you to your new home!
Stay in close contact with all relevant parties through the next steps.
