If you are thinking about buying a home these are some of the expenses you should plan for.
Some of these are fairly fixed and some vary based on purchase price and other factors.
Here’s a quick run down for you:
Home inspection $400 - $1000 (optional) Appraisal $600 - $1200 (mandatory)
Title fees $400 - $600 (mandatory)
Survey $500 - $700 (optional)
Reach out with questions.
I hate to burst your bubble, but here’s a list of the biggest mistakes I see sellers making when trying to sell a home.
Not approving showings, even the last minute ones. If buyers can’t see it they won’t buy it.
Cluttered spaces. Even though buyers know your stuff doesn’t go with the house, lots of clutter ends up being a huge distraction.
Unwillingness to negotiate on price, timing or other factors. Buyers need to feel like they are “winning” too and most expect a seller to negotiate some. Build a little wiggle room into your price but not too much
Unpleasant odors. This is a biggie! Cigarette smoke and dirty litter box top the list of offensive odors.
Unwillingness to make repairs. If it falls into the category of “any reasonable buyer would want this fixed” it just makes sense to fix it!
Pricing too high. This is probably the most important factor. A home priced too high will not sell and might even help other homes sell quicker and for more money
Ever had a song—or a whole band—slide right into your bloodstream like it already knew your secrets?
Like the melody was written into your genetic code, waiting to be unlocked?
From the very first riff of the very first track, Jamiroquai got me. Hook, line, and funky bass line. Forever kind of love.
It’s like the music knows me. (Yeah, I get how weird that sounds. I’m rolling my eyes at myself too. )
What’s the soundtrack that feels like it was custom-built for your DNA?
Hint: if you once saved up your chore money for a box set (and if you’re too young to know what that is—well, bless your streaming heart) you already know the answer.
Side note: I caught Jamiroquai live in Denver about 15 years ago. Pure magic. And since then? The lead singer’s been banned from the U.S. for driving too fast. True story.
I really love my job. I know lots of people feel that way but for me there are so many gratifying aspects of real estate.
And testimonials like this are what keep me coming back on the hard days.
If we have worked together in the past just know that I value our relationship and your trust in me. I am forever grateful.
With gratitude.
Did you know that 81% of buyers say that animal related considerations played a role in deciding on their next living situation?
Not such a big deal when you have a cat or two, but what if you have a 100 pound St Bernard??
Has there ever been a time you made a real estate decision because of your fur baby?
I would love to hear about it!
Selling your house? Just remember: buyers notice everything — the good, the bad, and the “what were they thinking?”
They walk in with HGTV dreams and laser-sharp vision. They will sniff, squint, and side-eye their way through your entire home like it’s an open house and an episode of CSI.
Think the judgiest in-laws you've ever met… but with checkbooks.
Here’s what they’re picking up on within seconds:
LIGHT: If it’s too dark, the home can feel closed-in. Too bright, and it’s uncomfortable. Aim for warm, natural lighting that feels welcoming.
SMELL: Odors matter. Think pet smells, strong perfumes, or last night’s dinner — all of it can be off-putting. Avoid heavy air fresheners, too. The goal is clean and neutral — ideally, buyers shouldn’t notice any smell at all.
SPACE: That comfy but bulky furniture you love? It might make a room feel smaller to buyers. Less furniture means more open space — and more appeal.
CLEANLINESS: Messy bathrooms and kitchens are major red flags. Clean thoroughly, especially the areas buyers will pay the most attention to. First impressions stick.
CEILINGS: Yes, people look up. Water stains, cobwebs, or odd marks can raise concerns. It’s worth addressing these before showings.
PERSONAL ITEMS: Personal photos, collections, or themed décor can make it harder for buyers to picture themselves living there. Keep it simple and neutral.
OUTDATED FIXTURES: Older light fixtures, wallpaper, or dated tile may stand out — and not in a good way. A few modern updates can go a long way.
The takeaway?Your home doesn’t need to be perfect, but it should feel clean, neutral, and well-cared for. When you create a space buyers can see themselves in, you increase the chances of turning interest into an offer.
The other day I showed a house that was occupied by smokers.
I am not here to harp or preach but I want to share the straight facts with you.
If you choose to smoke that’s on you but please understand that if you decide to smoke IN your home you have probably slashed your home value by upwards of 30%.
Bad odors are one of the biggest turn offs for buyers and one that they CANNOT get past. Do yourself a favor (quit smoking) and smoke outside!
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!
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.
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.
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?
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!
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.
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 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.
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.
Here are three things you can do in 15 minutes each to add simplicity and joy to your life.
Clean out your purse or wallet. Get rid of old receipts, gum wrappers and anything you don’t use.
Go through your closet and find all the things you never wear and donate them.
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.
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.
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.
“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.
