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Ryan Pyatt Licensed Realtor Batavia NY

Real Estate Made Easy

Ryan Pyatt Licensed Realtor

See how I redefine the real estate experience by making sales more than just transactions. I do my best to transform them into memorable journeys that are exciting, effortless, and entirely stress-free. My commitment is to provide you with an unparalleled level of service that simplifies every step of the real estate process.

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Real Estate Investing

I'm excited to share with you personalized, expert advice that can help guide your real estate investment journey. Whether you're looking for the latest in market analysis, need help understanding property comps, or are navigating the nuances of 1031 exchanges, I'm here to assist. And if you're considering the collaborative path of syndication, let's explore these opportunities together. Your goals are unique, and I'm here to offer support and insights tailored just for you. Let's turn your real estate aspirations into reality, one step at a time.


Ready To Sell?

When it's time to embark on the significant journey of selling your home, you deserve a partner who is not just an expert but a trusted ally. That's where we come in. As your dedicated source for comprehensive home valuation, we ensure you understand your property's true market worth. Our commitment extends beyond mere numbers; we tailor a strategic approach for listing and marketing your home, ensuring it reaches the right buyers.

First Time Home Buyers


Let me make your home buying experience stress free & memorable!


From obtaining pre-approvals to answering all your questions, I'm here to ensure a smooth and understandable process. Whether you're curious about the financial aspects, searching for your ideal home, or need insights into the local market, I am your go-to real estate agent.


Locations I Service

My real estate services extend far and wide across Western New York, and I'm happy to travel up to 40 miles from my base in Batavia, NY to assist you. Whether you're seeking a home in the country, suburbs or in the heart of one of our busy cities, I'm here to guide you through the entire real estate process.

Ryan Pyatt NY Realtor

Easy Home Buying and Selling:

See how my streamlined processes and expert guidance make buying or selling a home a breeze. Say goodbye to complications and welcome simplicity.

Stress-Free Real Estate:

Leave the stress behind as my team & I handle the complexities. Trust us to navigate the intricacies of real estate transactions while you relax.

Lasting Relationships

I don't just facilitate transactions; I craft journeys. Allow me to lead you on a memorable voyage toward your real estate goals.

Expert Negotiations:

Negotiating the best deal is a crucial aspect of real estate. With a skilled negotiator by your side, you can trust that you'll get the most favorable terms whether you're buying or selling.

Ryan Pyatt Equal Housing Real Estate

I am deeply committed to ensuring that all individuals, regardless of their background, receive equal access to housing options. It is my firm belief that every person deserves a safe and welcoming place to call home, and I am dedicated to upholding this principle in all aspects of my real estate business

  • What is 'real estate due diligence'?
    Real estate due diligence is the comprehensive appraisal of a property before finalizing a sale. It includes reviewing legal, structural, and financial aspects: title research, inspection, environmental assessments, zoning compliance, review of leases, and potential liabilities. This process helps buyers understand the property's true value and any risks involved.
  • What is a foreclosure?
    Foreclosure is a legal process where a lender takes control of a property, evicts the homeowner, and sells the home after a homeowner fails to make full principal and interest payments on their mortgage as stipulated in the mortgage contract. Foreclosures offer opportunities for buyers to purchase property below market value but often come with risks like property damage, legal challenges, or title issues.
  • How does real estate wholesaling work?
    Real estate wholesaling is an investment strategy where the wholesaler contracts a home with a seller, then sells that contract to a buyer for a profit. The key is identifying undervalued properties, negotiating an advantageous purchase contract, and then selling this contract to another buyer before the contract period expires. This strategy requires deep market understanding and networking skills but doesn't typically require significant upfront capital.
  • What is equity in real estate?
    Equity in real estate refers to the difference between the property's current market value and the remaining mortgage balance owed on it. It represents the portion of the property that the owner truly "owns." Homeowners can build equity over time as they pay down their mortgage or if the property value appreciates. Equity can be leveraged for loans like home equity lines of credit (HELOC) or second mortgages.
  • What is a real estate bubble?
    A real estate bubble occurs when property prices escalate rapidly, reaching unsustainable levels relative to income, rent, or other economic indicators, driven often by speculation, high market demand, and exuberant lending practices. When the bubble bursts, there's a sharp drop in property values, potentially leading to widespread financial loss, mortgage defaults, and foreclosures. Identifying and understanding the factors contributing to a real estate bubble can help investors make informed decisions.
  • What does a real estate attorney do?
    A real estate attorney specializes in real estate law and assists clients in a variety of transactions and disputes. Their duties might include drafting and reviewing sales contracts, examining property titles for irregularities, guiding clients through the closing process, and handling disputes over issues like property lines or zoning. In some states, having an attorney present at real estate closings is mandatory. Hiring one can ensure your interests are protected throughout the complex process of buying or selling real estate.
  • What should I include in a real estate contract?
    A real estate contract should outline the terms of the sale, including the purchase price, closing date, and any contingencies (like financing, home inspection, or appraisal). It should list items included in the sale (appliances, fixtures, etc.), any repairs the seller is obligated to complete, and specifics like the earnest money deposit amount. This contract legally binds both parties, so it's advised to have it reviewed by a professional.
  • What is a real estate agent’s commission?
    A real estate agent's commission is the fee, typically a percentage of the property’s sale price, paid for their services in facilitating the transaction. In the U.S., the standard commission is generally around 5-6% of the sale price, split between the buyer's and seller's agents. It's crucial to understand what services are covered under this fee to ensure you're receiving proper value.
  • Can I buy a home while selling my current one?
    Yes, buying a new home while selling your current one is possible and quite common. This process requires careful coordination, as you'll need to align the sale of your current home with the purchase of the new one. Options like bridge loans are available to cover the financial gap between these transactions. Furthermore, contingency offers can protect you, ensuring you are not obligated to buy a new home if your current one doesn’t sell.
  • How does a foreclosure sale work?
    A foreclosure sale is a public auction where a foreclosed property is sold to the highest bidder. It occurs after the homeowner defaults on their mortgage. The lender initiates the sale to recover the money owed. Participants often need to register beforehand, and winning bidders usually pay with cash or a cashier's check. While foreclosure sales can offer properties below market value, potential buyers should be wary of property conditions and potential legal encumbrances.
  • What is title insurance?
    Title insurance protects against problems affecting the title to your home. There are two types: owner's title insurance, which protects the property owner, and lender's title insurance, which protects the lender. This insurance covers losses caused by discrepancies in the title's ownership history, errors in records, forgery, or undisclosed heirs. It's a one-time fee paid during the closing process.
  • What is an appraisal?
    An appraisal is an unbiased professional assessment of a property's value, usually conducted by a certified appraiser. It's crucial for mortgages since lenders use the appraised value to determine the loan amount. If an appraisal comes in lower than the purchase price, the lender will finance only up to the appraised value, meaning the buyer may need to cover the difference or renegotiate the sale price.
  • What is a 1031 exchange in real estate?
    A 1031 exchange, also known as a like-kind exchange, allows investors to defer paying capital gains taxes on the sale of a property if they reinvest the proceeds in similar property or properties. The exchange needs to meet specific IRS criteria, including strict timelines for identifying and closing on new property, making it essential for investors to plan meticulously and consult with tax or real estate professionals.
  • What does 'under contract' mean in real estate listings?
    'Under contract' in real estate listings indicates that the seller has accepted an offer from a buyer, and they have signed a mutual agreement for the sale of the property. However, the sale isn't final; it's typically contingent on certain conditions being met (like inspections or financing), and the deal can still fall through if these aren't satisfied.
  • What are contingencies in a real estate contract?
    Contingencies in a real estate contract are conditions that must be met before the transaction can be completed. Common contingencies include financing contingency, ensuring the buyer secures the necessary mortgage; inspection contingency, allowing the buyer to have the home inspected and request repairs; and appraisal contingency, ensuring the property is valued at a minimum, specified amount. These protect the buyer, ensuring they’re not locked into a purchase without key criteria being met.
  • How are home prices determined?
    Home prices are primarily determined by the real estate market conditions in the area, comparative property values, and the home's size, condition, age, features, and upgrades. External factors like the local economy, interest rates, and future area development can also influence prices. Real estate agents conduct a comparative market analysis (CMA) using similar, recently sold properties to set a realistic price.
  • What is a buyer's agent?
    A buyer's agent is a licensed real estate professional who represents the buyer's interests in a real estate transaction. They assist with every step of the home-buying process, from finding suitable properties and providing market analysis to negotiating with sellers and coordinating the closing process. They owe the buyer full fiduciary responsibilities, including loyalty, confidentiality, and care, ensuring the buyer's needs and conditions are the priority.
  • What credit score do I need to buy a home?
    Generally, lenders look for a credit score of 620 or higher for traditional home loans, such as a fixed-rate mortgage from a financial institution. For an FHA loan, which is federally insured and offers more flexibility, the minimum requirement is typically a score of 580.
  • What are common home buying mistakes?
    Common home buying mistakes include skipping the preapproval process, ignoring the importance of location, overlooking additional and ongoing expenses (like HOA fees, utilities, and maintenance), neglecting home inspections, and not understanding mortgage terms or interest rates. Emotional buying and going beyond one's budget also pose significant risks. Prospective buyers should be thoroughly informed and pragmatic in their decisions.
  • What are closing costs?
    Closing costs are fees and expenses you pay to complete the real estate transaction over and above the price of the property. These costs can vary significantly based on the property, location, and type of loan but generally range between 2% and 5% of the loan amount. Buyers can sometimes negotiate with the seller to cover some of the closing costs. (Concessions) The specifics should be outlined in the purchase agreement. Because these expenses can be substantial, it's important for buyers to account for them in their budgeting.
  • What are the benefits of buying versus renting?
    Buying a home offers advantages like building equity, stability, and creative freedom in terms of renovations. It can offer tax benefits where mortgage interest and property taxes are deductible. Renting provides flexibility, reduced maintenance responsibility, and no exposure to real estate market fluctuations. The decision depends on financial, lifestyle, and future planning considerations.
  • How long does the home buying process take?
    The home buying process duration varies, typically taking anywhere from 30 to 60 days from the time your offer is accepted until closing, assuming financing is in place and there are no significant delays. However, finding the home you wish to purchase can take additional time based on market conditions, your specific requirements, and availability of suitable homes.
  • Should I get pre-approved before house hunting?
    Yes, getting pre-approved for a mortgage before house hunting is advisable. Pre-approval involves a lender reviewing your financial situation and confirming in writing the amount they're willing to lend. This process gives you a clear understanding of your budget and shows sellers you’re serious about buying and capable of securing a loan, making you a more attractive buyer in competitive markets.
  • What are the different types of home loans available?
    Various types of home loans cater to different buyer needs and financial situations. Common ones include: Fixed-Rate Loans - offering stable interest rates for the life of the loan. Adjustable-Rate Loans (ARMs) - initial fixed rates that reset periodically. FHA Loans - government-backed, allowing lower down payments and credit scores. VA Loans - government-backed for veterans, requiring no down payment or PMI. USDA Loans - for rural borrowers who meet certain income requirements. Jumbo Loans - for loans exceeding conforming loan limits, with stricter credit requirements. Understanding each loan's requirements, benefits, and drawbacks is crucial in determining which is most suitable for your circumstances.
  • How can I negotiate the best price for a home?
    Negotiating the best price requires comprehensive understanding of the local market. Review comparable sales, understand the seller's motivations, and assess the home’s condition and any necessary repairs or upgrades. Submit a competitive offer based on this information, and be ready to back it up with facts. Consider various seller concessions, like covering closing costs, and be prepared to negotiate these terms. Hiring an experienced real estate agent can be invaluable in this process.
  • How do I start the process of buying a home?
    Getting pre-approved for a mortgage is vital. This process involves a lender reviewing your financial background and confirming how much they're willing to lend you. A pre-approval letter strengthens your position as a serious buyer when making offers.
  • Is buying a foreclosed home a good investment?
    Buying a foreclosed home can be a good investment, offering the opportunity for significant savings, as properties are often priced below market value. However, it comes with high risks like potential property neglect, issues with the title, or unexpected legal challenges. Due diligence, comprehensive property assessments, and readiness to handle any necessary repairs are critical in making such investment decisions.
  • What is a home warranty?
    A home warranty is a service contract that covers the repair or replacement of important home system components and appliances that break down over time. Having one can provide homeowners with peace of mind, minimizing unexpected expenses when covered systems or appliances malfunction. It's especially valuable in the initial years of homeownership or if your home has aging systems.
  • What are the benefits of hiring a real estate agent?
    Hiring a real estate agent offers numerous benefits. Agents provide valuable market insight and expertise in property pricing, negotiation, handling paperwork, and understanding the closing process. They have access to comprehensive property listings and can offer extensive promotion for your property if you're selling. For buyers, agents can identify properties that meet your criteria, provide comparisons with recent sales, and guide you through making an offer and closing the deal. They also have a network of professionals, like home inspectors and attorneys, ensuring you're well-supported throughout the process.
  • What is an escrow account?
    An escrow account is a financial account held by a third party on behalf of the other two parties in a transaction. When it comes to home buying, lenders often use escrow accounts to collect and manage payments for real estate taxes and homeowner's insurance, ensuring these expenses are paid on time and avoiding potential penalties or insurance lapses for the homeowner.
  • How important is a home's resale value when buying?
    A home's resale value is crucial when buying, as it represents the future potential price the property could command on the market. Factors influencing resale value include location, property size, condition, local market trends, and community developments. Buyers should consider potential for appreciation, keeping an eye on features and trends appealing to future buyers, to ensure a return on investment.
  • How do I choose the right neighborhood to buy a house?
    Choosing the right neighborhood involves considering factors such as safety, school districts, amenities, commute times, and property values. Potential buyers should visit at different times of day, research crime rates, and consider future developments in the area. Talking to residents and local real estate agents can provide valuable insights into the community atmosphere.
  • What is earnest money (EMD)?
    Earnest money is a deposit made to a seller indicating the buyer's serious intent to buy. It's typically a small percentage of the sale price and is considered a part of the down payment once the sale proceeds to closing. If the deal falls through due to a breach of contract by the buyer, the seller might keep the earnest money. However, if the buyer backs out for reasons stipulated in the contract, like issues found during a home inspection, they usually get the earnest money back.
  • What are the tax implications of buying real estate?
    The tax implications of buying real estate can be significant and vary depending on the property type and use (primary residence, second home, investment property). Buyers may benefit from deductions like mortgage interest, property taxes, and costs related to home buying (e.g., appraisal fees, inspection fees). It's crucial to consult with a tax professional to fully understand tax benefits and liabilities before making a purchase.
  • How much is a down payment?
    A down payment is an upfront payment made by the buyer of a home or other significant asset, representing a percentage of the full purchase price. In real estate, the down payment is typically paid at the time of closing the sale and is considered your initial equity in the home. While the amount can vary, most conventional loans require a down payment of at least 20% to avoid the necessity for private mortgage insurance (PMI). However, there are programs available that allow for lower down payments, often aimed at first-time homebuyers or those who qualify for special lending programs.
  • How does a mortgage work?
    A mortgage is a loan provided by a financial institution or lender to help purchasers buy a home when they don't have enough funds to pay the full price upfront. This loan is secured by the value of the home itself. Mortgages come with agreed-upon terms, including the loan's length (commonly 15-30 years), interest rate (either fixed or adjustable), and specific monthly payments. These monthly payments contribute towards paying down the loan's principal amount and the interest accrued.
  • How do I choose the right real estate agent?
    Choosing the right real estate agent requires researching and evaluating candidates based on experience, local market knowledge, client reviews, and how well they understand your needs. Compatibility is also key, as this person will guide you through one of the most significant financial transactions of your life.
  • What does a home inspector do, and do I need one?
    A home inspector is a professional who examines a property's condition before a sale. They check the structure, roof, HVAC systems, plumbing, electrical systems, and more, identifying any issues that might need repair or cause future problems. Hiring a home inspector is crucial for buyers as it can prevent costly surprises after the purchase and can be used as a bargaining tool in negotiations. Although it's an additional expense, the insight provided is invaluable, potentially saving you thousands in the long term.
  • How much down payment do I need for a house?
    The standard down payment for a house traditionally ranges from 5% to 20% of the purchase price. However, various loan programs exist for lower down payments. For example, FHA loans can go as low as 3.5%, and some VA or USDA loans may require no down payment at all. It's crucial to consider that a lower down payment might mean higher ongoing monthly costs and possibly additional fees like PMI.
  • What is a short sale in real estate?
    A short sale occurs when a homeowner sells their property for less than the outstanding mortgage amount, often due to financial hardship. The lender must approve the sale since they are accepting less than the owed amount. Short sales can be opportunities for buyers but also come with risks like prolonged timelines, the potential for property neglect, and complex negotiations.
  • How can I prepare my home for sale?
    Preparing your home for sale involves several steps to make it appealing to potential buyers. Start with decluttering, cleaning thoroughly, and addressing any repairs or improvements, such as fresh paint or updated fixtures. Consider staging the home to highlight its potential, and enhance curb appeal with neat landscaping and exterior maintenance. Having your home professionally inspected before listing can identify issues you may want to resolve beforehand. Accurate, attractive photos and descriptions in your listing can also make a significant difference.
  • How do I add a new question & answer?
    To add a new FAQ follow these steps: 1. Manage FAQs from your site dashboard or in the Editor 2. Add a new question & answer 3. Assign your FAQ to a category 4. Save and publish. You can always come back and edit your FAQs.
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    You can edit the title from the FAQ 'Settings' tab in the Editor. To remove the title from your mobile app go to the 'Site & App' tab in your Owner's app and customize.
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    Yes. To add media follow these steps: 1. Manage FAQs from your site dashboard or in the Editor 2. Create a new FAQ or edit an existing one 3. From the answer text box click on the video, image or GIF icon 4. Add media from your library and save.
  • How do I price my home to sell?
    Pricing your home involves evaluating recent sales of comparable properties, market trends, and your home's unique features and condition. Professional appraisals and the expertise of a real estate agent can contribute to setting a competitive price, encouraging swift and favorable offers. Overpricing can lead to extended market time, potentially necessitating price drops.
  • What are real estate investment trusts (REITs)?
    Real estate investment trusts (REITs) are companies that own, operate, or finance income-producing real estate across a range of property sectors. Investors can purchase shares in REITs, allowing them to invest in real estate without having to physically own, manage, or finance properties. REITs are known for paying high dividends, offering investors a potentially steady income stream.
  • How can I finance a real estate investment?
    Financing a real estate investment can be achieved through several avenues: traditional mortgages, real estate investment loans, private lenders, real estate crowdfunding, or investment partnerships. Each option has distinct qualification requirements, interest rates, and terms. Investors need to assess their financial position, investment strategy, and risk appetite while also considering the various financing costs and potential returns.
  • How do I invest in real estate with little money?
    Investing in real estate with little money can be challenging but feasible through strategies like partnering with other investors, opting for a lease with an option to buy, or purchasing properties in need of renovation. Real estate investment trusts (REITs) or crowdfunding platforms are also viable pathways, allowing investment in real estate for a relatively small amount of money.
  • What is the role of a property manager?
    A property manager oversees the daily operations of a real estate property, from finding and screening tenants, managing leases, maintenance, and repairs, to handling tenant complaints and even pursuing evictions. Their role is integral for owners who want to ensure their investment is maintained properly without handling daily hassles themselves.
  • How do I calculate the ROI on a real estate investment?
    Calculating the ROI (Return on Investment) on a real estate investment involves evaluating the income the property generates and the costs associated with maintaining it. The basic formula is the annual return (rental income minus expenses) divided by the total amount invested. To obtain a comprehensive picture, investors should consider factors like financing costs, property appreciation, taxes, and operational expenses.
  • Should I invest in commercial or residential real estate?
    Choosing between investing in commercial or residential real estate depends on your financial goals, investment strategy, and risk tolerance. Commercial properties generally offer higher returns and longer leases but come with higher upfront costs and more complex maintenance requirements. Residential real estate can be more stable and easier to manage but might offer lower returns. Each has unique benefits and challenges, and potential investors should consult with real estate professionals to determine which suits their needs best.
  • What should I know about investing in commercial real estate?
    Investing in commercial real estate involves purchasing properties used exclusively for business purposes. It's important to consider factors such as location, economic trends, property condition, and the quality of current tenants. Investments need thorough financial analysis, including potential ROI, cash flow, and an understanding of the market's volatility. Professional legal and financial advice is often necessary due to the complexity of commercial transactions.
  • What is the difference between a fixed-rate and an adjustable-rate mortgage?
    A fixed-rate mortgage has the same interest rate for the entire repayment term, resulting in predictable monthly payments. In contrast, an adjustable-rate mortgage (ARM) has an interest rate that may change periodically, affecting your monthly payments, typically after an initial fixed-rate period. The choice between the two often depends on how long you plan to live in the home and the current interest rate environment. Fixed-rate mortgages are generally more suitable for long-term stays, while ARMs can be beneficial if you plan to sell or refinance before the rate adjusts.
  • What does a mortgage broker do?
    A mortgage broker acts as an intermediary between a borrower and potential lenders. The broker's role is to work on your behalf with several banks to find mortgage lenders with competitive interest rates that fit your needs and financial situation. They handle the application and approval process, from initial consultation to final closing, simplifying it for the borrower. They are licensed professionals, and their expertise can often lead to securing favorable terms.
  • What is refinancing?
    Refinancing is the process of replacing your existing mortgage with a new loan, typically to secure a lower interest rate or change the loan terms. It's advisable to consider refinancing if it leads to substantial interest savings, lowers monthly payments, or changes the loan type (e.g., from an adjustable-rate to a fixed-rate). However, refinancing costs, potential penalties, and your long-term plans should be considered to determine if it’s financially beneficial.
  • What is private mortgage insurance (PMI)?
    Private mortgage insurance (PMI) is a type of insurance that lenders require to minimize their risk on a loan when you're making a down payment of less than 20% of the home's purchase price. PMI protects the lender if you default on the loan. The cost of PMI varies based on your down payment and credit score but is usually included in your monthly mortgage payment. Homebuyers can request cancellation of PMI once the equity in their home reaches 20%.
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