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Sometimes I cut sex education people (and myself) a little slack when one side of a transaction is far more powerful than another, so for example, I don’t think it’s sex education wrong to accept a job even if you know you won’t stay for very long, if you’re badly in need of a paycheck, because the employer can absorb the turnover costs better than you can absorb unemployment. But that’s not the case sex education in a normal real estate transaction; the seller and buyer would presumably both be individuals or families, with the same stakes in the matter, and it would be further unjustifiable fobbing to keep the sex offender a secret. What’s more, you might well be legally obligated to disclose as well; you should check with a lawyer about the laws in your state. This page from the California Association of Realtors (pdf), says you’d have to disclose it; this page from the Nebraska AG says you don’t. For preliminary information, you could try googling [your state] + "material fact" + "sex offender registries" and maybe "real estate."
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