This market is evolving

No more monkeying around.

As the market continues to evolve the art of skill and communication becomes paramount.

In 2021 the market was pretty bananas and the pace of the market was extreme. When helping sellers price their homes we could easily pad the value by 10% - 15%. And we were successful.

Buyers were making offers at asking or above and everyone was happy. Appraisers were able to support these increasing values and because the rates were lower then buyers felt good about their purchases, even if they did pay above asking.

This market is evolving but it’s not bad news. Hear me out.

Homes are still selling but pricing is critical. I’ll say it again for for people in back - pricing is critical. No more monkeying around

Sellers are still getting multiple offers and they are still getting above asking but only if they are priced right.

Gone are the days of padding by $50,000.

So while some sellers might be feeling a market slow down, the ones that listen to the sound advice of their real estate professionals will still be seeing showings and offers.

And for buyers, while rates have gone up please remember that 2.5% was likely a once in a lifetime event. Rates of 5-7% are normal AND historically low. Ask anyone who bought a house in the 80’s what their rate was for some perspective. I’ll say it again and again till I’m blue in the face - the interest rate on rent is 100%

Closing Costs

CLOSING COSTS!

Might as well be a four letter word.

Every buyer and sellers worst nightmare, fees that rack up for days. Processing fees, appraisal fee, title fees, credit report fee, recording fee, commission fees, release fees and I could go on and on.

But here’s the deal.

These fees represent the cost of doing business when buying or selling real estate.

These are not made up fees, they are actual costs that you will incur when you buy and sell real estate.

Some fees are just buyer fees, such as those associated with getting a loan.

And some fees are just for the seller such as real estate commissions and title insurance..

When you have a trusted advisor on you side, they will explain these to you so you don’t feel like someone is taking you to the cleaners.

Negotiating Inspection Items

I’m going to tell you a little secret: Negotiating inspection items can be a bit tricky.

Shows like Million Dollar Listing have not helped either. I cannot tell you how many times the agent on TV says, “We will just get the seller at inspection”. Yeah, it doesn’t work that way.

The purpose of the inspection is to reveal items that cannot be seen with the naked eye or issues that only a thorough home inspection would find.

In other words, the giant carpet stain you saw during the showing is not something that should end up on your list of inspection requests.

For the best results stick to health and safety issues.

And remember, it doesn’t hurt to ask for the things that are important to you. The seller cannot “ditch” you because you sent over a list of inspection requests. All they can do is say no.

If you have kept your list to major items that “any reasonable buyer” would find objectionable the seller is probably going to agree with you.

One of my biggest roles in a real estate transaction is helping you through this process whether you are the buyer or the seller.

Your body is the first to know

You don’t always know who you love right away.

But your body does.

Your pupils literally dilate when you see someone you love.

Before your brain catches up. Before you say a word. Before you’re even sure what you feel.

Your eyes speak a truth your mouth hasn’t even formed.

Isn’t that beautiful?

The idea that your body leans toward what feels like home? Even in silence, even in surprise, even in doubt—your biology is busy recognizing connection.

So much of our emotional truth lives below language.

The flutter in your chest. The calm in your breath. The light in your eyes. Love isn’t just poetic—it’s physiological.

And your body is the first to know.

I’m wondering, has your body ever told you the truth before your mind could?

You can't hide things from the new buyer

The sellers property disclosure, your friendly form.

Did you know the number complaint with the division of real estate is non-disclosure by sellers?

What does this mean in plain English. “We bought a house from Mr and Mrs Seller and they never told us about the roof leak, the cracked foundation, the flood in the basement, fill in the blank.”

So how do sellers avoid this unpleasant situation?

There is this handy form we use in real estate called the Sellers Property Disclosure. This form is your opportunity to air all your homes dirty laundry.

Sometimes I have sellers balk at this form, they feel reluctant to fill it out.

But think of this form as your get out of jail free card.

The save your bacon form.

The keep you out of hot water form..

You can’t hide things from the new buyer!

Just picture this. New buyer moves in and who should saunter over, but Karen from across the street.

“Oh welcome to the neighborhood! I was just saying to my husband that I didn’t think anyone would buy this home with the moldy attic and all.”

Your neighbors know everything! And if something is wrong with your house the buyers are going to find out eventually.

It’s best to be as thorough and accurate as possible with the disclosure. It will protect you in the long run and keep you out of trouble.

Yes, you might have to make some repairs, but I can promise you it will be a lot cheaper than a lawsuit and attorney fees.

When in doubt, DISCLOSE!

Buy real estate and wait

Don’t wait to buy real estate. Buy real estate and wait.

We all know the media loves a sensational story and there have been plenty surrounding the real estate market. Lately there has been lots of talk about “The Bubble”

But when we compare what the talking heads SAY is going to happen to what ACTUALLY has happened the outcome is very different.

The following example starts with a buyer looking at a home valued at $300,000

• Oct 2015 “Housing today- a bubble larger than 2006” - we saw 5.1% appreciation - home is now worth $315,000.

• Aug 2016 “We’re in a housing bubble” - we saw 5.4% appreciation - home is now worth $332,000.

• Nov 2017 “Homeownership doesn’t build wealth, a study finds” - we saw 6.1% appreciation- home is now worth $353,000.

• Sept 2018 “It’s better to rent than buy in today’s housing market” - we saw 4.1% appreciation - home is now worth $367,000.

• July 2019 “The housing market is about to shift in a bad way for buyers” - we saw 4.0% appreciation- home is now worth $382,000.

• Dec 2019 “Next year will be hard on the housing market, especially in big cities” - we saw 16% appreciation in 2020- home is now worth $443,000.

• July 2021 “Housing boom is over as new home sales fall to pandemic lows” - we saw 18% appreciation - home is now worth $523,000.

• Had fear consumed this buyer back in 2015 they would’ve lost out on $223,000 of increased value, not to mention the seven years of payments made on the mortgage creating even more equity.

Remember, the interest rate on rent is 100%….

Make your financial decisions based on logic, reason and expert opinions. Don’t make decisions based on fear as you may miss out on big opportunities.

Nine years in a row real estate continues to be rated as one of the BEST long term wealth strategies.

Questions? Leave them in the chat or DM me. You don’t have to do this alone.

Shall I buy? Or rent?

Buying vs Renting in today’s market.

Which is better?.

There are pros and cons to both. But here’s a couple of key points.

• When you own your landlord can’t raise your rent.

• When you own your landlord can’t put your rental on the market.

• When you own you are building equity and wealth for YOU.

• When you rent and the sewer line fails is not your problem.

• When you rent you are not in a “committed relationship” with your home.

• When you rent you are paying 100% interest rate. Say what? Yes, your rent is 0% to principal and 100% to your landlord.

Homeownership doesn’t have to be out of reach, no matter what you tell yourself. I have great strategies and resources for first time buyers to overcome the fear of buying a home.

Who pays what in real estate?

Who pays for what in a real estate transaction?

I get this question a lot!

So here is a quick run down.

Inspections are typically paid by buyers. Appraisals are typically paid by buyers.

• Title insurance is most often paid by sellers. Real estate commissions are typically paid by sellers (for both agents).

• Surveys are either or. Sometimes the buyer pays, sometimes sellers pay and sometimes its split.

• Loan closings costs are paid by buyers, but sometimes buyers ask sellers to pay them. However these fees are factored into the purchase price so the seller nets a certain amount.

• The closing fee charged by the title company is split between buyer and seller.

Phew! That’s a lot of info! Reach out to me with questions.

Must Read!

You’re going to need your super readers for this one!

When I meet with sellers they often tell me about some of the repairs they never got around to… can you relate?

They suggest offering a credit to the buyer at closing to address these items. While that might work for things like flooring, its a weak place to work from regarding negotiations..

Think about it - you’ve already told the buyer to offer you less. And in my experience if a repair costs you $1000, the buyer will want $1500 to deal with the hassle.

Each situation is specific, and when we meet together I will give you the best advice possible to get your home ready to go on the market.

Things to do in 15 minutes to add joy in life

Here are three things you can do in 15 minutes each to add simplicity and joy to your life.

1. Clean out your purse or wallet. Get rid of old receipts, gum wrappers and anything you don’t use.

2. Go through your closet and find all the things you never wear and donate them.

3. Contact www.catalogchoice.org to remove your name from mailing lists that you no longer wish to receive.

And one more for good measure.

4. Make a list of 10 of your go-to dinner meals and tape it to your fridge.

The best time to sell your house

When is the best time of year to sell your house?

Well I am going to let you in on a little secret. After nearly two decades in the business I have discovered the optimal time to sell your home and I am excited to share this valuable information with you

Are you ready? Drum roll.

The best time to sell your house is….. when its right for you!

Yes, I know, revolutionary isn’t it

All joking aside, there really is no right answer to this question. Your life and needs have their own timeline and cadence and sometimes you do not have the luxury of timing the market just right.

There is one time of year that I DO NOT recommend listing your home. The roughly six weeks between Thanksgiving and New Years is notoriously slow and buyers have their focus on other things.

Mud season can also be a little tough. But one benefit is that you might be one only a few available homes as many sellers want to wait until May to list.

Questions Leave them below or send me a DM.

Deep cleaning is important

If you are not doing THIS as a home seller, you are missing out BIG time. And this is not some secret formula or magic bullet.

It’s cleaning and decluttering.

Simple and cheap. But not very much fun. I get it - deep cleaning is not glamorous but it is sooooo important.

When you clean and declutter buyers can literally start to envision themselves in your home.

When your stuff is junking up a space they shut down. I even have buyers that refuse to see homes that seem dirty or cluttered just from the photos!!

In a market like this, with limited inventory, that is a huge statement about the importance of a clean-show ready home.

Fruit that is in season

“I’m learning how to eat the fruit that is in season”…. these are lyrics to a song I listened to the other day and I rolled it around in my mind for awhile.

Seems like sensible advice. Fruit in season will just taste better.

But what about the seasons of life?

I have often said the following; “when my kids are off doing their own thing, I will volunteer on that board, start that hobby, take that trip.”

Its my way of saying “no” while honoring my priorities. I am working on protecting the season of life I am in right now.

I have to work hard at balancing the things that are important to me.

I have to work hard at being present.

I have to work hard at saying no to the unripe fruit.

To everything there is a season, and a time to every purpose under the heaven. Ecclesiastes 3:1

With gratitude.

Buyer Pitfalls

Have you been thinking about buying a home?

Avoid these 6 common buyer pit falls.

1. Not getting pre-approved. This is probably the single most important step. You will want to understand the financial aspect of purchasing before you step foot in any homes.

2. Maxing out your budget. Just because you get approved for $500K doesn’t necessarily mean you should spend that much. Make sure you feel totally comfortable with your monthly mortgage payment which includes principal, interest, property taxes and home owners insurance.

3. Not paying attention to the fine print. Your home will likely be the largest purchase of your life. Make sure you understand the process with the help of your Realtor and lender.

4. Thinking with your instead of your mind. You might have dreamed of this moment for years. Make sure your decisions come from a place of logic not emotion.

5. Not understanding the other expenses that are associated with home ownership. These might include private mortgage insurance, home owners association dues, utilities, special taxes or assessments.

6. Not protecting your credit score. If you have ever done any work on your score you know how easily it can go and how hard it is to get it to go . Make sure you protect that score because it can be one of the deciding factors of whether or not you qualify for a home loan.

Ask A Realtor

Need a goat wrangler, a locksmith, property check on a house that should probably be condemned (which is what I’m doing in this photo ) and a mariachi band by 3pm? Call a Realtor.

We’re not just showing houses—we’re solving problems you didn’t even know existed. Roof leak? I’ve got a guy. Permitting issue from 1987? I know someone who knows someone’s cousin who married a zoning official.

Realtors are the MacGyvers of the modern world—with a cell phone instead of a Swiss Army knife and caffeine instead of a mullet.

Creative? Always. Solution-oriented? That’s my superpower. We don’t just find a way—we invent one if we have to. The Ninjas of No-problemo.

You want the impossible done yesterday?

Ask a Realtor.

You want it done with resourcefulness, grit, and a half dead phone at 2% battery?

Still ask a Realtor.

How much does your home worth?

Let’s do something fun.

I want you to look up your Zestimate.

This is Zillow’s estimate of the value of your home. Just go to the website and type in your address..

Let me know what you think of the value. Too high, too low or just right?

Call The Agent

“I just called the agent on the sign.”

I hear this all the time.

Buyers that end up with the agent on the sign because they didn’t know they had a choice.

Here’s the deal.

You should interview and hire an agent to help you buy your home just as a seller interviews and hires an agent to help them sell their home.

This is not to say that there is anything wrong with the “agent on the sign”. I just believe you owe it to yourself to make a CHOICE about the matter versus someone you ended up with by CHANCE.

With gratitude.

What Buyers Look For

Low to no inventory.

Yep, that is the current state of affairs in the real estate market. We have way more buyers than we do houses.

So what are buyers looking for?

Well anything at this point because they can’t be picky, but here are the most common things I hear:

1. At least 3 bedroom

2. Under $500K

3. Something that doesn’t need a ton of work

4. Master bedroom

5. Second living room

If you are curious about selling and what your home might be worth please reach out. I will listen to your needs and goals and give you sound advice.

My Worst Day in Real Estate

It was my worst day in real estate.

I had made a huge mistake.

This was back in the days of Blackberry phones.I had forwarded (or thought I had forwarded) an exclusion list to some buyers via email..

Well long story short, they never got it and the first time they had a look at the list of things that were not (and supposed to be) included with their new home was at the closing table.

How do you spell disaster?

What transpired next was me renting a small UHaul in a blizzard and driving 6+ hours to retrieve the massive amount missing items.

As I was commiserating with the man at UHaul about my epic mistake he said the following...

“A person will be judged not on the mistakes they make, but on the actions they do to correct the mistake”.

Little did this stranger know but he gave me a spark of hope and reprieve. A verbal life raft in a sea of self loathing.

We are all human, we make mistakes, it comes with the territory. But how you handle and respond to your mistakes reveals ones character.

That day I didn’t blame anyone else for what happened and I know I did everything humanly possible to make up for my mistake.

And now, I copy myself on every email to make double sure.

Home Inspections

Should I get an inspection? Ummm, yes!

Buyers ask me this all the time and I always answer with a resounding YES.

However, I know that some buyers are capable of doing their own inspections and some want to save a little money and not hire the professional.

I can understand both of these sentiments. However, if you think of a home inspection like you do insurance, you will see the value. If you could insure a $300,000 house for $600 would you do it? Of course!

A home inspection is your “try before you buy” insurance.