Spring Cleaning - Of Our Listing Practices

Lisa Naples, Berkshire Hathaway HomeServices Homesale Realty • March 22, 2024

I’d like to offer a few tips to streamline the information in your listings and to improve communications with buyer agents. First tip, the Seller’s Property Disclosure Statement is not where the seller can state what appliances are included in the sale. In fact, it specifically states in paragraph 16, “THE FACT THAT AN ITEM IS LISTED DOES NOT MEAN IT IS INCLUDED IN THE AGREEMENT OF SALE”. I see this misunderstood by agents, buyers and sellers. See this PAR Just Listed Article for a deep dive into paragraph 16 of the SPD: https://www.parealtors.org/blog/an-explanation-of-paragraph-16-of-form-spd/


Instead of telling buyer agents to see what is stated on the Seller’s Disclosure (which is not correct) when they ask what appliances are included, use the appropriate fields in Bright MLS when you enter your listing. There is an “Inclusions” field and an “Exclusions” field. This is where you can state that the kitchen refrigerator, dehumidifier, workbench in the garage and shelves in the basement are included. This is also where you can state that the dining room light fixture, mirror over the powder rooms sink and lilac bush in the front yard are excluded from the sale. These two fields are shown in the “Remarks” section of the listing in BrightMLS, right above the Agent Remarks, they are easily found and helpful for buyer agents who are preparing an offer. Enter this information in BrightMLS and it will save you from getting extra calls and texts from agents who are looking for this information as they are preparing an offer.


Speaking of the Agent Remarks, this is the perfect place to offer pertinent information about the property and sale for buyer agents. The seller wants to close on their home on June 15? Put it in the Agent Remarks. You can include a deposit link for the buyers EMD or a disclaimer about the square footage calculation. You can include information about the single access code that is now available for our SUPRA lockboxes. You can refer agents to the listing documents with instructions to get the single access code. Here is a link to these documents. You can give parameters about when the seller will review offers. 


On the subject of offers, let’s review ways to communicate offers to buyer agents. Once you have confirmed the deadline plan with the seller, you can write the deadline in the Agent Remarks in Bright MLS. This helps agents who have not yet scheduled a showing understand the timeframe they are working with. Use Showing Time to communicate to all of the showing agents that an offer has been received. You can easily send an email to all of the showing agents when a deadline is set, or if there is a change to the timeline, or if you want to let agents know how many offers are in hand. If there is an offer in hand and the seller has set a deadline for offers, please communicate this with the showing agents, at the very least. Buyer agents do have the responsibility to contact the listing agent to find information like this out, but you can save yourself the multiple calls and texts and make this information known.


I’d like to shine a little more attention on the new single access codes that are available for our SUPRA lockboxes. Take some time to review the instructions so you are prepared to help a showing agent with this on a Saturday morning. You no longer have to use a combo lockbox on your listings to accommodate out of the area agents who don’t have Supra access. For less than a cup of coffee at Starbucks, you can grant access codes to these agents. Put notes about this in your Showing Time agent instructions and make sure to add a note in the agent remarks in Bright MLS. Get the instruction PDF’s and add them to the documents for all of your listings. Make it easy and clear to buyer agents that this is available.


As a listing agent, supplying comprehensive instructions, details, and information through BrightMLS and ShowingTime not only saves you time by avoiding individual inquiries but also streamlines the process for buyer agents. This proactive approach facilitates smoother showings and enables agents to craft offers tailored to meet your seller's needs.


Facts, opinions and information expressed in the Blog represent the work of the author and are believed to be accurate, but are not guaranteed. The Lancaster County Association of Realtors is not liable for any potential errors, omissions or outdated information. If errors are noted within a post, please notify the Association. Posts represent the author's opinion and are not necessarily the opinion of the Association.



Real estate financing and non-mortgage contingent offers explained, including the differences

Non-Mortgage Contingent Offers

By Wayne Angelo, Cross Country Mortgage • October 26, 2026
Learn how non-mortgage contingent offers differ from cash offers and what buyers and REALTORS® should know about financing, appraisals, and contract risks.

Lancaster County Housing Market Remains Strong in September as Home Prices and Inventory Rise

October 12, 2026
LANCASTER, PA – Lancaster County's housing market continued to show strength in September 2026, with rising home prices, increased inventory, and stronger year-over-year sales activity, according to the latest statistics from Bright MLS. The median sold price reached $370,000, a 4.2% increase from September 2025. A total of 457 homes were sold during the month, up 6.5% from the previous year. Housing inventory also improved, with 779 active listings, an increase of 17.3% compared to September 2025. New listings rose 4.8% to 551 properties, providing buyers with additional opportunities. “Lancaster County continues to demonstrate the strength and stability of our local housing market,” said Christina Diehl, President of the Lancaster County Association of REALTORS® (LCAR). “The increase in available homes is encouraging for buyers, while continued price appreciation reflects the strong demand for housing in our community.” Homes continued to sell quickly, spending an average of just 20 days on the market, compared to 25 days a year earlier. Properties also sold at an average of 103.1% of their original listing price, demonstrating continued competition among buyers. Year-to-date figures remain positive, with closed sales increasing 2.7% and the median sold price rising 4.3% to $365,000. “As we enter the final months of 2026, we remain optimistic about Lancaster County's housing market,” Diehl added. “While increased inventory offers buyers more choices, demand remains strong. Working with a knowledgeable local REALTOR® continues to be an important advantage for both buyers and sellers.” About the Lancaster County Association of REALTORS® The Lancaster County Association of REALTORS® (LCAR) represents real estate professionals throughout Lancaster County and is dedicated to promoting homeownership, protecting private property rights, and supporting professionalism in the real estate industry. 
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REALTOR® using the FOREWARN safety app to verify prospective clients and review available public-rec

REALTOR® Safety Month: Are You Using FOREWARN?

By Lisa Naples Berkshire Hathaway HomeServices Homesale Realty • September 14, 2026
Learn how REALTORS® can use FOREWARN to verify prospective clients, review available public records, and add another layer of safety before meeting new contacts.

Lancaster County Housing Market Remains Strong in August 2026

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Enhanced Title Insurance: More Protection for Your Home

Enhanced Title Insurance: More Protection for Your Home

By Wayne Angelo, Cross Country Mortgage and Bill Stull, Abstract Associates of Lancaster • August 17, 2026
When purchasing a home, buyers often have the option of choosing either a standard or enhanced owner’s title insurance policy. Both policies protect the buyer’s ownership interest in the property, but the enhanced policy provides several valuable protections that go beyond the coverage included in a standard policy. The enhanced policy is available for purchases of one-to-four-family residences and condominiums when the property is being purchased in an individual’s name, rather than in the name of an LLC, corporation, partnership, or other entity. A standard owner’s policy protects against common title problems, including defects, liens or claims against the property, an unmarketable title, and a lack of legal access. The enhanced policy includes those protections while adding coverage for issues that are especially relevant to homeowners, including certain building permit and zoning violations, improper subdivisions, vehicular access problems, and structures that encroach onto the property after the buyer takes ownership. One of the most important added benefits is post-policy forgery protection. A standard policy generally protects against title issues that existed before the buyer purchased the property. The enhanced policy also provides protection if someone later forges the homeowner’s signature or creates a fraudulent deed that clouds the homeowner’s title. With real estate and identity fraud becoming an increasing concern, this protection alone can provide homeowners with valuable peace of mind. The enhanced policy also includes an automatic increase in coverage. The policy amount increases by 10% each year during the first five years of ownership, up to 150% of the original policy amount. This helps the coverage keep pace as the value of the property increases. In Pennsylvania, the enhanced policy is available for a one-time premium that is only 10% higher than the standard owner’s policy premium, with no annual renewal cost. At Abstract Associates, we believe buyers should understand the difference between the two policies before making their decision. For a relatively small additional cost at settlement, the enhanced policy provides broader protection that can continue to benefit the homeowner long after closing.

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Top 10 Things People Don’t Understand About Property Insurance

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Reverse Mortgage

Understanding Reverse Mortgages: A Valuable Tool for Homebuyers 55+

By Wayne Angelo & Megan Brogna – CrossCountry Mortgage • July 31, 2026
Most people think of a reverse mortgage as a way for homeowners to access the equity they've built in their current home. While that's certainly true, many Realtors are surprised to learn that a reverse mortgage can also be used to purchase a new home. What Is a Reverse Mortgage? A reverse mortgage, also known as a Home Equity Conversion Mortgage (HECM), is an FHA-insured loan available to homeowners age 62 and older. Instead of making monthly mortgage payments, eligible borrowers can use a portion of their home's equity to eliminate an existing mortgage, establish a line of credit, receive monthly payments, or simply improve cash flow. Borrowers remain responsible for paying property taxes, homeowners' insurance, maintaining the home, and continuing to occupy it as their primary residence. What Is a Reverse Mortgage for Purchase? A HECM for Purchase allows qualified buyers age 55 and older to purchase a new primary residence using a substantial down payment and a reverse mortgage—without the obligation of monthly principal and interest payments.* This program can be an excellent solution for: Buyers looking to downsize. Retirees relocating closer to family. Homeowners moving into a 55+ community. Clients seeking a home that better fits their retirement lifestyle. Buyers who want to preserve more of their retirement savings or investment assets. Instead of paying all cash for a home, buyers can finance part of the purchase through a reverse mortgage, allowing them to keep more of their liquid assets available for future needs. Why Realtors Should Know About This Program A Reverse Mortgage for Purchase can help clients: Increase purchasing power. Improve monthly cash flow. Preserve retirement savings. Purchase a home that better meets their long-term needs. Age in place more comfortably. For many older buyers, this financing option can make the difference between settling for a home and purchasing the one that truly fits their retirement goals. If you work with clients who are 55 or older, a Reverse Mortgage for Purchase may be worth exploring before they write an offer. *Borrowers must continue to pay property taxes, homeowners insurance, maintain the property, and occupy the home as their primary residence. The amount available depends on factors including the youngest borrower's age, current interest rates, and the home's value. Facts, opinions and information expressed in the Blog represent the work of the author and are believed to be accurate but are not guaranteed. The Lancaster County Association of Realtors is not liable for any potential errors, omissions or outdated information. If errors are noted within a post, please notify the Association. Posts represent the author's opinion and are not necessarily the opinion of the Association.