Real Estate Live

Post Real Estate columnist Elizabeth Razzi discussed the local housing market -- from condos and investment properties to contracts and mortgages on Friday, October 30, at 1 p.m. ET.

Razzi is the author of two consumer-advice books, "The Fearless Home Buyer" (2006) and "The Fearless Home Seller" (2007).

For more on local real estate, visit washingtonpost.com's Real Estate section.

A transcript follows.

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Elizabeth Razzi: Hi, everyone. Happy Halloween eve...which I guess would be the eve of all-hallows-eve, if you want to get particular about it. Let's dig in.

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Fairfax, Va.: Can you share some thoughts about "over improvement"? We plan to be in our recently-purchased 1980 townhouse for 5 to 7 years, and we'd like to remodel a bit (bathrooms, significant lighting upgrades) for our own comfort. But, our purchase price already was near the top of the range for our community because the seller had made major improvements, relative to the other houses. Unless there's a rash of remodeling in the neighborhood, we expect our house to stay near the top of the range -- although, looking at the market, the range itself may fall. What should we keep in mind as we start to budget for improvements?

Elizabeth Razzi: You're wise to be concerned about over-improving. But 5-7 years is a long time to be squinting, if you find the lighting to be inadequate. I'd think you'd want to set your budget and prioritize your fixes. Maybe just replace the sinks and faucets in bathrooms, for example. Install new lighting only where it really counts--and search for cheaper alternatives at places like Ikea. I wouldn't spend big dollars installing recessed lighting, for example. And don't do anything trendy!

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Arlington, Va.: I received a solicitation from one of the local schools for a fundraiser. Problem is, the contact was one of the plaintiffs who sued against the Views at Clarendon project. I told the solicitor there was no way I was going to support the fundraiser, as the money spent on the lawsuit on both sides far dwarfed the money the fundraiser would raise. And THAT'S how you deal with NIMBYISM.

Elizabeth Razzi: Well, I'm sure that felt satisfying. But what about the kids at that school? I might look for another way to support the school--very deliberately bypassing that solicitor. If you want to rub it in, you might even ask him/her for someone ELSE you could contact.

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Maryland vs. Virginia: We live in D.C. and want to move to either Arlington County or Montgomery County next year, but don't know much about either place. Both seem similar in terms of quality of schools. Housing costs seem similar. What other factors should we consider? Are there any huge pros or cons we may not know about for either one?

Elizabeth Razzi: I've always been intrigued by the Maryland vs. Virginia choice. Good for you for considering both. For some people, it's a matter of politics. Maryland tends to be more liberal; Virginia tends to be more conservative. (Though Arlington and Alexandria can hardly be considered conservative-dominated.)The taxes are different. And the commute is different. Va. tends to be handier to federal office buildings; Maryland is handier for uptown offices. Why not just spend a few weekends in both and see which feels more comfortable? I'd love to hear from other chatters about how they made the Md/Va/DC decision.

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Sigh: We were hoping we could move up and get a house with more room, but the prices for 4-bedroom and 2-bathroom houses in D.C. -- and we're open to the WHOLE city, not just the "popular" areas -- are still crazy, IMO. What gives?

Elizabeth Razzi: Sigh is a good way of putting it. Well, a lot of the most affordable homes in DC are rowhouses with fewer than four bedrooms. You don't define crazy...but nice, big move-up houses in the District tend to cost a lot of money. I mean, the commute is great. Maybe you need to broaden your search to some of the close-in suburbs.

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Foreclosure Central, Florida: As people try to buy foreclosed houses, here are a couple of tips from someone who's living the dream:

Don't try to haggle. The bank has already taken its haircut, so make a full-price (the new price) offer if you want the house. If you can, bring cash and the deal will go through quickly.

Don't buy until you have a thorough inspection. Appliances, wiring, HVAC, lighting, fixtures could all have been sold off if the foreclosure was ugly or if the house sat vacant for a while.

Don't brag to your new neighbors about what a great deal you got, or complain about how trashed the house was. We might have liked the previous owner, and we surely don't need confirmation of how much our values have dropped.

Welcome to the neighborhood!

Elizabeth Razzi: Hi, Florida. Excellent point about not bragging/complaining to the neighbors. That's wise advice even if it wasn't a foreclosure. I don't know about the "don't haggle" angle. Who says the bank's price is right? Anyone else have an opinion on that?

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Rockville, Md.: We settled on a house yesterday, but the current owner refuses to give us the keys until after the 3-day period where we can back out of the contract. Is this legal and do you think she's trying to hide something?

Elizabeth Razzi: Hmm. I think she's trying to get a free three-day rent-back after closing. Keys are expected at settlement. What does the closing agent have to say about this?

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Rockville, Md.: We have been searching for a home in Montgomery County for over 6 months and after four offers have been unsuccessful. We don't feel we have had the assistance of a strong buyer's agent and are perplexed by this market where prices as set by realtors/sellers seem to be viewed as scientifically derived. Honestly, we have made competitive offers but both the listing agent and our agent seem to think we have to offer the asking price to be competitive. Are sellers really expecting to get their asking price? Are the asking price to selling price ratios for Montgomery County much higher than for the rest of the U.S.?

Elizabeth Razzi: Well, sellers really WANT their asking price. And if you are being beaten by other buyers, then the market is telling you that prices are higher than you think, correct?

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Alexandria, Va.: How likely is it that Congress will extend the first time homeowner tax credit beyond 11/30/2009? Any chance it gets expanded for certain people who are already home owners?

One other question, are you interested in buying a two-bedroom in Parkfairfax? Just asking, no pressure.

Elizabeth Razzi: Odds are higher than they were a few days ago. The Post's Dina Elboghdady reported the other day that there appears to be a consensus developing in the Senate to extend it to springtime--and provide a smaller credit for some repeat buyers. Here's a link to her story.

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washingtonpost.com: Extension of home buyers' credit has wide Senate support

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Alexandria, Va.: My folks are looking to downsize. Unfortunately, they jumped into an agreement with a realtor to sell their house. It seems the realtor just "bought" the listing and is turning out to be a dud. He put a sign in the yard three weeks ago, put a listing on the MLS, and took a couple of pictures of the outside of the house. Then did nothing until my parents' lawyer called him this week. His first statement was that he had to lower the price 5%, and then scheduled a 90-minute open house for midday Sunday & took indoor pictures.

It sounds like my folks are stuck with this dud until February. At what point does he get the commission? Would he be trying to work a "dual-agent" deal for a low price? Does he have to bring in a full-price offer to qualify for the commission, so that he'd benefit from dropping the price more? If my folks hold firm, could they "run out the clock" and go with someone new in February? Thank you.

Elizabeth Razzi: That agent does sound like a dud. They should talk with the agent's broker and ask for their contract to be re-assigned to a different agent. Or, since we are heading into the time of year when sales typically slow down, they may want to tell their agent they would like to take their home off the market until February. They could then re-list in February with whomever they like. They would be spared having to keep the home in ready-to-show condition, and the listing won't seem so shopworn--and they won't seem so desperate--going into next spring.

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I'm a SS renter: but I would never live anywhere that would elect a Falwell protege Governor. I'll stick with a Catholic colony thank you very much...oh shoot.

Can't win either way. Red line was closest to Union Station near the Hill, where I wanted to be, but DC regulation prohibit ferrets as pets.

Elizabeth Razzi: Interesting. I've never seen anyone gripe about Falwell, Catholics and ferrets in the same message.

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Md. vs. Va.: We looked in Arlington but ended up buying in Silver Spring simply because we could get the same house for a lot less. The close-in aspect of Arlington makes the home prices higher. So instead of living about halfway for each of our commutes (at the time he was in Alexandria and I was in Bethesda), we lived much closer to my job and he had the long commute. It's all a tradeoff.

Also, report from the field: We refinanced a few days ago, and the settlement attorney said the market was definitely tightening up, and any home sold by the actual owner (rather than a short-sale with a bank) is a hot commodity with the looming deadline for the tax credit.

Elizabeth Razzi: Thanks for the report from the field--and about the Silver Spring/Arlington comparison.

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"...the current owner refuses to give us the keys until after the 3-day period...": WooHoo! You're getting all new appliances!

And lighting, and who knows what else she can fit into her moving truck...

Elizabeth Razzi: There is that risk.

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I told the solicitor there was no way I was going to support the fundraiser, as the money spent on the lawsuit on both sides far dwarfed the money the fundraiser would raise. And THAT'S how you deal with NIMBYISM.: Surprising they didn't want someone who helps children so happily in their neighborhood. ;]

Elizabeth Razzi: thanks for the comment....

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And THAT'S how you deal with NIMBYISM.: er, except you lost. I like to think of your 'nimbyism' as human beings taking an active role in their community quality of life.

Elizabeth Razzi: Ding! Round two begins....

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Albany, N.Y.: Here is a comment and question. Let's hope Congress does not extend the home buying credit or expand it in any way. This is a waste of precious tax payer money and amounts to a subsidy for the well to do, realtors, and home builders. Home owners already enjoy a subsidy (home mortgage deduction) that encourages people to buy larger, more expensive, and more environmentally wasteful homes. Isn't the real problem, especially in expensive areas of the country, that we still have a mismatch between what people want or can sell their homes for and what buyers want or can pay for them? With the economy being so bad, I think the burden is on sellers to either give up the idea of selling their homes or lower the prices more. I realize that is an inconvenient truth for many.

Elizabeth Razzi: Interesting....And there are quite a few people who think the tax credit should not be extended, for the very reasons you point out. For the sake of argument, let me throw out a couple of ideas:

More expensive homes are not necessarily more environmentally wasteful. Energy-efficient and green features tend to cost more money to buy and install. And why is the "burden" on sellers to solve the housing affordability problem? They own what they own, and who says they don't deserve whatever price they can get in the current market?

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20009: This makes no sense to me : "We settled on a house yesterday, but the current owner refuses to give us the keys until after the 3-day period where we can back out of the contract. Is this legal and do you think she's trying to hide something?"

It looks very fishy. Doesn't "closing" mean that the deal is completed--you have title to the property and owe all that money to the bank? No backing out as you could if a door-to-door salesman conned you into signing up for home improvements.

Elizabeth Razzi: I agree. And what did the closing agent/title attorney have to say about this at the closing table?

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Md vs. Va.: One of the big factors that made us choose Maryland (12 years ago) was that we found a community that was within 10 minutes of both the Metro & MARC, and both my husband and I worked in D.C. Couldn't find anything comparable in Virginia then.

Elizabeth Razzi: I guess that was before the VRE.

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Sterling, Va.: I'm calling Shenanigans. The three-day back out policy only applies (in most states) to those door-to-door sales made in the home. A home purchase would never qualify for a three-day holdover period. The poster is getting scammed.

Elizabeth Razzi: I think I'd be knocking on the door.

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current owner refuses to give us the keys until after the 3-day period where we can back out of the contract: But that 3 day backout period is for when you signed the contract weeks ago, not when you settled yesterday. Settled means SETTLED.

Elizabeth Razzi: I sure would want to see moving boxes in that house.

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Arlington, Va.: Typically you pay less significant local and state income taxes in Arlington than you do in Montgomery County, and that includes the personal property tax on your vehicle. Your cost to register your car(s) in Virginia will be significantly cheaper, and you car insurance will be approx 100% less in Arlington or Virginia compared to Maryland.

Gov. in VA does very little: See the current Gov. Kaine.

Elizabeth Razzi: There is a bit of a north/south difference between the two states.

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Arlington, Va.: Are the limits on jumbo mortgages and conforming loans likely to change next year? I seem to remember that there was a temporary increase to greater than $625K for the DC area.

Elizabeth Razzi: That is being debated as we speak. Stay tuned; we'll have it online and in the paper as soon as any decisions are announced.

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Fairfax, Va.: Not to be too negative on Maryland, but if you are looking to live in that house when your kids are applying to college, Virginia tends to have more and higher-ranking options for college. That was a huge factor in us deciding to stay in Virginia.

Elizabeth Razzi: U-Md. is a fine institution, but Virginia does have more alternatives. Getting in to them can be another story, though.

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Home buyers' tax credit: I have been emailing my senators & representative every week or so to extend the home buyers' tax credit. If anyone on the discussion needs the credit, please let them know. See www.senate.gov or www.house.gov for their websites.

Elizabeth Razzi: And...let me guess. You're a real estate agent?

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Md. v. Va.: I couldn't live in a state with the politics of Virginia. And I'm trying to be non-confrontational (this is a real estate chat), so I won't get into details. But it was as simple as that. I don't care how progressive Northern Virginia is and how it's so different from the rest of the state. I couldn't be associated with that kind of hate. Maryland's no paradise, but the comparison is apples and orangutans.

Elizabeth Razzi: Thanks for adding to the debate (and for being civil about it).

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Burke, Va.: There was a last-minute $8k frenzy about two weeks ago where anyone who held an open house on that weekend and was in move-in ready condition went under contracts within days. But the rest of the listings are just sitting as is normal for this time of year.

The funny part is some of the houses that were also listed but didn't have open houses were nicer and are unsold.

I'll be so glad when the insanity of a random deadline is over.

Elizabeth Razzi: Oh, won't there be some other kind of random deadline? Like...buy before interest rates go up? It's a classic sales technique--the limited-time offer.

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Virginia Parade of Homes: I went to the Virginia Parade of Homes last weekend. It was not as good as I was expecting. They did not have directions and I could not find many of the new addresses on my GPS. I have been to plenty of Parade of Homes' in other states, so I don't know what their problem is here.

Elizabeth Razzi: Thanks for the comment. I hope the folks in charge read it.

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3 days without keys?: I've bought quite a few homes and I'd be very concerned if the keys weren't given to me at closing. The walk through prior to closing is when you make sure that everything is kosher/clean/working and that the house hasn't drastically changed. If the previous owner is still in residence after the walk through, I would think that there would be no recourse to any damages or removed items (appliances, etc) done after walk through but before you get the keys...

Elizabeth Razzi: I've bought twice. Each time I received the keys and went directly to my new home to celebrate.

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Washington, D.C.: How big an issue is mold? My husband and I are looking at houses and found one we really like, but there is mold in the basement (there was a drainage issue that has now been fixed). Is that something that just can't be fixed in a house or costs hundreds of thousands to fix? How would you determine a fair price for a house with mold?

Elizabeth Razzi: Well, it can be a big issue of the mold is in hidden spaces. If it's an unfinished cellar, and you can see mold on the foundation walls, AND the water problem is fixed, then cleanup ought to be pretty straightforward. If mold is inside walls, under carpet, in the ventilation system, well, that can be big, complicated problem. If you make an offer, make sure it's completely contingent on a satisfactory report from a good home inspector who has been alerted to the mold problem.

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I could not find many of the new addresses on my GPS: New streets will never be in GPS, you have to buy an update.

Elizabeth Razzi: True. Maps can still be useful, too.

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SS Renter Again: What can I say, I'm an atheist with a ferret.

How about extending the home purchase tax credit to federal employees? We're undercompensated given the public private disparity, but we have job security. Given the housing and job markets, it's win-win and I can finally own instead of renting (the last ten years).

Elizabeth Razzi: You make me laugh. Not about the atheism/ferret aspect, but by the prospects of federal employees getting a special tax credit in this budget/financial environment.

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Your car insurance will be approx 100% less in Arlington or Virginia compared to Maryland: 100% less means free. Maybe the poster meant VA is half the price or 50% less than MD.

The only way 100% would work is the other way around (VA prices compared to MD prices, not MD to VA). VA could be 100% more than MD which would double the price.

Thanks, a middle school math teacher

Elizabeth Razzi: Thanks, math teacher. Let's be generous and say he intended to sell his car in Arlington.

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Virginia vs. Maryland: I believethe state income tax is lower in VA irginia and auto insurance "might" be lower.

Elizabeth Razzi: I think the auto insurance angle may depend on which jurisdiction you're talking about in each state.

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I couldn't live in a state with the politics of Virginia: We hear you, but us decent Virginians are trying to fight the battle against hate and repression--we could use your help.

Elizabeth Razzi: The other side of that coin...

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Burke, Va.: Md. vs. Va.

It was all about the commute for us when we moved from Rockville to Virginia. Just where we happen to work.

Our car insurance didn't change, our rent is higher, but the lower income tax more than makes up for it.

Elizabeth Razzi: Thanks....

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Re. NIMBYISM: Yes, tell the school you refuse to associate with the plaintiff. But why even GIVE to that school? There are plenty of places we can donate our money. Wouldn't associating with someone you believe to be a NIMBYITE be enough to push your donations to a school in, say, South Arlington?

Elizabeth Razzi: more on nimbys

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As first-time homebuyers,: We just closed on a house two days ago, so the tax credit should expire. Thanks! :)

Elizabeth Razzi: Hi. May I introduce you to the folks in the NIMBY debate?

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What to do . . .: I've had my condo on the market since late summer. I've had showings, but no offers. My price is about as low as I can go without losing money and I've done all the fix-it-up, make-it-look presentable things. Since winter/slow season is fast approaching, should I take it off the market and re-list in February or just leave it out there? Once January comes around, I will be able to contribute more towards the principle balance which would lead to listing at a lower price. Thoughts?

Elizabeth Razzi: It's a tough call. There is the argument--and it makes some sense--that you can't sell if you're not on the market. And the competition from other listings subsides in the winter, too. But how keen are you about keeping the place tidy for showings over the winter months (and holidays)?

Predicting the future is such tricky business.

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South Florida: Re: no keys after closing When I closed on my house two years ago, the sellers tried to withhold the keys (They weren't at the closing). They wanted the cash from the sale to actually show in their bank account before they turned over the keys. Suffice it to say, I didn't leave the closing office until the owner brought the keys to me (and he apparently had to leave work in the middle of the day to do so). (They also came to the house after I'd moved in-and was not home-and removed a few last items they'd left behind, but that's another story). If I were the new owner, I'd get back to the closing office ASAP and refuse to leave until they obtained those keys. And do one SERIOUSLY thorough walk through.

Elizabeth Razzi: Thanks, South Florida!

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I've lived in both NoVa and Md.: Maryland has much shorter entrance ramps to highways, tighter turning radii. That's why I always said Marylanders drive crazy. If I wasn't living in Richmond, my home town, I'd be living in Baltimore, the most character and depth of any city I've visited. Maryland has better crab cakes (and my Dad's family were watermen from Hampton Roads).

Elizabeth Razzi: Ah, but Maryland has more-legible street signs.

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From Home buyers' tax credit: I'm not a real estate agent. I'll be a first time home buyer next year. I have to change jobs and get one in a far-out suburb before I can buy a house. I'm not going to pay $300,000 for an old townhouse or do an hour commute, so I am finding a job further out and moving there. The time for BRAC (the military is moving agencies further out) is great! Anyway, I could not do it all by Nov. 30.

To Albany, NY: I have to save $15,000 for the downpayment and then another $10,000 for closing costs plus pay high rent where I live now. I have no idea why you don't think the middle class needs help.

Elizabeth Razzi: The changing-jobs angle is important. How many people will make that decision in the Washington area? And will it restrict our economic growth?

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Maryland: Re; Maryland vs. Virginia

MD is generally better as they have less sprawl and the traffic is a little better, ie. no Seven Corners. Maryland tends to have restrictions on building projects unless there are roads-what a concept?!

Elizabeth Razzi: Two words: Rockville Pike.

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I've lived in both (again): I always thought it was a negative that Maryland doesn't require auto inspections. Some folks might think that lowers their costs, but I always thought it increased odds some kid without breaks would slam into me.

Elizabeth Razzi: That might factor in to the auto insurance equation.

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Mold - also...: Prospective buyers should be certain they can obtain financing for a property that has mold.

Elizabeth Razzi: Good point.

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Keys: It's your house now. The former owner is trespassing. Call the police.

Elizabeth Razzi: I bet they'll weigh in on that question...after three days.

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Alexandria, Va.: This question may seem like a flashback to 2005, but any tips for finding a house in a highly desirable neighborhood with very few listings on the market? We love our current neighborhood, and don't want to leave, but we need more space. Unfortunately for us, little goes on the market, and the houses that do have been going under contract very, very quickly. We're getting to the point that I'm going to start dropping letters on people's doorsteps to let them know we'd like to buy their house. Any other options you can suggest?

Elizabeth Razzi: That is frustrating. Turnover always tends to be low in those highly desirable neighborhoods--and the tough credit conditions for buyers who would sell those nice homes and move up to something even more desirable means people are staying put even more than usual. Here's a link to the trouble Post writer Annys Shin ran into when she tried to buy a move-up home earlier this year.

Your alternatives? Writing letters is good. (And try to convince the residents that you're a real buyer, not the figment of a real estate agent's imagination). Keep an eye out for yard sales; they often are a sign of a home that will come up for sale soon. (You can always ask.) Remodeling to expand your living space can be an alternative, too.

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Santa Cruz, Calif.: Re not getting the keys for three days--if they legally own the house, they should break a window and get in now. We faced a similar situation years ago and our agent actually called the sheriff's office. That was their advice, believe it or not.

Elizabeth Razzi: Dont' break the window. Always a bad idea. But I get the point.

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Falls Church, Va.: What's wrong with 7 corners? I personally think East West Hwy and University Blvd. is too congested.

Elizabeth Razzi: just posting..

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washingtonpost.com: The 'Buyer's Market': A Tale of Caution

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another thing about the 3 day key thing: Depending on what the closing company did or advised - you could also report them to the state licensing board.

Elizabeth Razzi: It's worth a call, at least. And where's the real estate agent in all of this?

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3-day waiting period: I'm the poster above who refinanced (in Maryland). We had 3 business days to back out, so they won't be disbursing the funds until Monday. Can't recall this in our original home sale, but I guess it was there.

Elizabeth Razzi: A refinance is a whole different thing, though. Title doesn't change hands.

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Maryland: Larger homes use more energy, thus are more wasteful and harmful to environment- "green homes" are a relatively small section of market. As to another question of yours, sellers have to lower the price to what people can afford or borrow. Can't sell a home for $500K unless buyers have $100K for a down payment and can get a loan for that large of mortgage. Harder to do in this economy. Sellers can more easily lower their price than buyers can increase their own buying power. The other option for sellers is to stay put for now.

Elizabeth Razzi: And many of them are, indeed, opting to stay put. And the large/small home debate does not necessarily equate to wasteful/thrifty. So much depends on the age of the home; insulation used; architectural styles. I'll agree, that a lot of the houses with soaring two-story great rooms and walls full of windows are energy hogs. But you see some of that stuff in townhomes, too.

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Foreclosure Cautions: There are some bank-owned foreclosure listings out there that explicitly prohibit home inspection contingencies. I know firsthand, because I happened to my old house, which was listed as bank-owned, and it had such a prohibition in the listing.

Being curious, I went by my old house and found it open, with workmen trying to fix it. All the appliances had been removed, much of the copper water pipe had been removed, much of the downstairs was trashed, there were two illegal bedrooms built in the garage.....you get the idea.

I did some back of the envelope estimation and figured that it would take close to $80K to bring the house back to a habitable condition. The listing for the house was approximately $90K under neighborhood comps. Translation: the bank is offering no bargain. The only offer I would consider making would be on the land value, treating the house as a scrape-off.

Moral of the story: just because a property is bank-owned doesn't mean that it's a good deal.

Elizabeth Razzi: Very interesting. Thanks for the insight.

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They wanted the cash from the sale to actually show in their bank account before they turned over the keys. Suffice it to say, I didn't leave the closing office : I thought that was the entire role of the settlement officer, to handle the transfer, guarantee it and make sure you don't have the reaching, pulling, pushing of each not wanting to let go til the other does first, like some old western.

Elizabeth Razzi: So did I.

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Albany, N.Y.: Re: From Home buyers' tax credit:

The middle class you desire to help needs lower home prices or more rental housing-not more subsidies for homeowners!

Elizabeth Razzi: Is the $8,000 first-time buyer credit not the same as a lower home price?

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Baltimore, Md.: This conversation about deciding between D.C. and Va. is interesting to me, as I spent quite a few years doing advertising for major new home builders (Ryland, NVHomes, Coscan (now Brookfield), etc.) One of the rules of thumb we had was that people in Maryland did not move to Virginia and vice versa. It was true then--the Potomac was virtually a fortified fence in people's minds. Not so true now?

Elizabeth Razzi: I've known very, very few people who have moved from Va. to Md.--or vice-versa.

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Alexandria, Va.: Liz,

Who should I go to if I have questions about how to best position myself for good mortgage terms? Meet with lenders to ask? Will a housing counselor know what mortgage lenders like to see most (i.e., is it better to have the biggest downpayment you can manage, or no debt but a smaller downpayment -- assuming having both is not possible unless purchase is delayed 5-8 years)? How do you pick a counselor?

Elizabeth Razzi: Housing counselors definitely can help you with that. And there's no stigma associated with pre-purchase counseling. The easiest way to look for one is through HUD's web site, www.hud.gov. Or call your local government's housing agency and ask for a referral.

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Clifton, Va.: Everytime I have purchased a new home I have had it re-keyed, even if it was just built. I don't know who has copies of the keys.

I have friends and family who purchased new in Prince William County and didn't heed my advice. Duh, you think the MS 13 grafitti that showed through the paint would have given them a clue. A couple of weeks after they moved in, they came home to find their homes literally emptied. They took the furniture, TVs, appliances etc.

PWC police told them it was a big problem but it never really made the papers.

Always re-key and add deadbolts.

Elizabeth Razzi: Always re-key. It's easy, doesn't cost much and gives you a lot of peace of mind.

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Maryland: Seven corners is far worse than Rockville Pike or East West Highway. Virginia traffic is some of the worst in nation. Maryland is not great but not nearly as bad if you can avoid a 270 commute.

Elizabeth Razzi: Honestly, I've never been traumatized by Seven Corners.

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3-day waiting period: I'm with you - what did the title company/settlement company do or say about this? Did they work into the deal any rent-back $$? Did you do a walk-through prior to closing and find them still there? (I wouldn't have closed if that were the case...) At the very least, I would have the keys "in escrow" with the broker or title company - not that I would ever accept such a deal in the first place. Personally, unless that were the law in my state (which it isn't) - I would be there with the police because they are trespassing.

Elizabeth Razzi: Thanks. I suspect our three-day waiter has left the chat and run to the house.

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Elizabeth Razzi: Thanks, everyone, for contributing to the conversation. We'll have a look inside one of the most historic residences in Virginia in this Saturday's section. Throw that into the Maryland vs. Virginia mix....and I'll see you here in two weeks.

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