To find a home on the market that is greener than the typical offering, it helps to have patience, resourcefulness--and a sense of humor.
You may or may not pay more for a greener home, because the real estate industry doesn't always recognize the value of high-efficiency features. In fact, the Multiple Listing Service doesn't currently track green or energy efficient features in homes, though efforts are underway to change this.
Try Green Homes for Sale, which showcases homes that are described as "green" (energy-efficient), "healthy" (non-toxic building materials, high-efficiency air filtration), and/or "natural" (homes made from adobe, rammed earth, etc.). The overall number of homes listed is relatively small, and the vast majority of them are outside of our area, but it will give you an idea of the range of features you can find.
EcoBroker offers a search feature for buyers looking to find an agent who understands the green home market. You'll find local EcoBrokers in the Green Bank, but the site also offers good information about green building topics, from building materials to mold mitigation to passive solar vs. photovoltaic.
Once you find a home that interests you, be thorough with the details:
Hire a well-regarded inspector. Ask your REALTOR, neighbors and friends to recommend a good inspector. Then hire the best one you can find. Enlisting the expertise of a professional inspector is a must to ensure the soundness and value of a home. An inspector will be able to tell you about problems both major and minor. If he or she can't assure you that the home is structurally sound and free of mold or moisture problems, you should probably pass on the house. Conversely, favorable answers to these 10 questions is a good indicator the house is a safe bet.
Ask to see utility bills. Ask your REALTOR to get a copy of the gas and electric bills from the past year. They'll help you determine if the house is energy efficient -- or if you'll need to plan for costly upgrades in the near future.
Read the warranties. Many items in a home are covered by warranty. These include appliances such as refrigerators and stoves, and other elements like windows, shingles, hot water heaters, some sidings and even garage door openers. Find out how much time is left on these warranties and what you'll be required to pay for once they expire. Remember, durability is a key component of a green home.
Consider how the house sits on its plot. Ideally, the house should be situated on a mound slightly above its surrounding landscaping. Houses that sit in depressions are more susceptible to water problems, and even flooding. Also take note: does the home take advantage of passive solar design?
Ask about maintenance. Every house has elements that require occasional upkeep. These include siding, the roof, and the HVAC equipment. Ask how often these features have been repaired, if any have been recently replaced, and what currently needs work. HVAC equipment runs most efficiently when it's regularly maintained.
If the greener home of your choice does come with a higher price tag than the comparables, keep in mind that a high-efficiency home can pay for itself in a few years, and may come with any number of added benefits, such as reduced noise (with upgraded windows) and more comfortable indoor air, among others.