Author: Liz Walker

I was raised on a dairy farm in southeastern WI. The farming lifestyle instilled in me a hard work ethic and my love of animals. I have been a resident of Juneau County for more than 25 years. My husband and I have 2 kids and a menagerie of pets on our hobby farm. We all wish that the process of buying and selling was seamless but there always bumps along the way. I don't consider myself to be a salesperson but rather a problem solver, I will help you remove those bumps in the road.
Posted in Uncategorized

Things to Know Before Buying a Vacation Home Near Castle Rock Lake, WI

Posted on by Liz Walker

Thinking about buying a vacation home in Juneau County? You’re in good company. The Castle Rock Lake area has become one of Central Wisconsin’s most sought-after spots for second homes — from wooded cabins tucked in peaceful pines to modern lake retreats near the water.

Owning your own escape near Castle Rock Lake means weekend getaways, family gatherings, and maybe even some short-term rental income. But before you jump in, here’s what to know to make sure your investment pays off — financially and emotionally.

The Real Costs of Owning a Castle Rock Lake Vacation Property

Buying a second home sounds simple — until you start adding up the hidden costs. Here’s what local buyers often overlook:

  • Insurance premiums: Vacation homes typically cost more to insure, especially if unoccupied for long stretches or near the water.
  • Maintenance: Plan for Wisconsin weather — snow, ice, and freeze-thaw cycles take a toll on roofs, decks, and driveways.
  • Septic & well systems: Most rural lake-area homes have private systems that require regular inspection and service.
  • Utilities: Electric heat, propane, and well pumps can all add up, especially if you keep the property “guest-ready” year-round.
  • Cleaning & property management: If you’re renting it out on Airbnb or VRBO, budget for local cleaners and check-in services.

👉 Pro tip: Set aside 1–2% of your purchase price per year for upkeep and unexpected repairs. A $400,000 home could easily need $4,000–$8,000 annually in maintenance.

Financing a Vacation Home in Juneau County

Lenders treat vacation homes differently from your primary residence. Expect:

  • Larger down payments: Usually 20% minimum.
  • Higher credit requirements: A stronger score means better interest rates.
  • Limited rental income credit: Not all lenders count projected short-term rental income, even in high-demand markets like Castle Rock Lake.

Work with a Wisconsin lender who’s experienced with vacation and second home loans — they understand our market quirks better than national chains.

Personal Use vs. Rental Income

Before buying a lake property, decide how you’ll actually use it. Your choice affects taxes, insurance, financing, and location.

If your goal is personal enjoyment:

  • Focus on proximity — the Castle Rock Lake area is ideal for owners within a 3-hour drive (Madison, Milwaukee, Rockford, Chicago Area).
  • Look for properties near UTV trails, Buckhorn State Park, or waterfront dining like Shipwreck Bay or Dirty Turtle.

If you’re planning to rent it short-term:

  • Choose areas with strong rental demand, such as Germantown or near Castle Rock County Park.
  • Keep décor simple and durable.
  • Hire a local cleaner or management company to handle turnovers.

Tax Considerations for Second Homes

Your rental strategy determines how the IRS classifies your property:

  • Fewer than 15 rental days per year: No income reporting required.
  • Mostly rented, limited personal use: You can deduct most expenses (and even report a loss).
  • Used personally more than 14 days or 10% of rental days: You must report rental income but can only deduct expenses up to the rental total.

Keep good records of your rental days, personal stays, and expenses. A CPA familiar with Wisconsin rental properties can help you maximize deductions.

Why Castle Rock Lake Is the Perfect Wisconsin Vacation Spot

This isn’t just another lake. Castle Rock Lake is Wisconsin’s fourth-largest lake, known for its fishing, sandbars, and laid-back community vibe.

What Makes It Stand Out:

  • All-season recreation: Boating, UTVing, fishing, snowmobiling, and golf — all in one place.
  • Short drive from major cities: Roughly 2.5 hours from Milwaukee or Rockford.
  • Low HOA restrictions: Many areas allow short-term rentals with minimal red tape.
  • Strong property values: Limited inventory keeps appreciation steady.

Nearby communities like New Lisbon, Necedah, and Germantown offer everything from rustic cabins to luxury lakefront builds — perfect for both second-home owners and Airbnb investors.

Property Management in the Castle Rock Lake Area

If you’re not local, consider hiring a property manager. They’ll handle bookings, cleanings, and maintenance — and make sure your place looks lived-in during the off-season.

Expect management fees between 15–30% of rental income. In return, you get peace of mind and usually better rental performance.

Questions to ask before hiring:

  • How do you market and price your listings?
  • What’s your guest screening process?
  • Do you manage off-season maintenance and storm checks?
  • How often will I get financial reports and updates?

 How to Buy a Vacation Home in Juneau County

Here’s the smart route to success:

  1. Work with a local expert who knows the Castle Rock Lake market — rural properties have unique quirks like the 100′ waterfront strip, septics, and access rights.
  2. Research zoning and rental rules. Some townships have limits on short-term stays or require permits.
  3. Visit in multiple seasons to understand access, road conditions, and local traffic.
  4. Don’t overestimate rental income — base your numbers on actual comps, not optimistic projections.

 The Bottom Line

Owning a vacation home near Castle Rock Lake is more than a dream — it’s an investment in your lifestyle. Whether you want a personal getaway or an income-generating lake property, this part of Juneau County, Wisconsin, has everything you need for four-season enjoyment and long-term growth.

Just make sure you go in with a clear plan, realistic numbers, and a local real estate agent who knows the ins and outs of this market.

When you’re ready to explore vacation homes or investment properties near Castle Rock Lake, I’d love to help you find your perfect fit.

Posted in Uncategorized

Why Late Fall May Be the Best Time to Buy a Home

Posted on by Liz Walker

The Smart Buyer’s Window: Why Right Now Is a Great Time to Buy

If you’ve been considering purchasing a home, the current market offers a rare window of opportunity. While many buyers step back during the holidays, the most strategic ones are taking advantage of the quieter season to secure better deals and smoother closings. Here’s why:

1. You Can Close Before the Holidays

With lenders, title companies, and agents motivated to wrap up files before year-end, transactions are moving efficiently. Buying now means you could be settling into your new home before the holidays — starting the new year in a place of your own.

2. Less Competition, More Leverage

Homes are staying on the market longer, and bidding wars have largely cooled. That gives you time to make confident decisions and negotiate favorable terms. Sellers are more open to reasonable offers, repairs, and closing cost concessions.

3. Mortgage Rates Are Easing

Rates have recently softened, boosting buyer affordability. Even a small rate improvement can make a noticeable difference in your monthly payment and long-term interest savings.

4. Year-End Tax Benefits

Purchasing before December 31 may allow you to deduct mortgage interest and property taxes on this year’s return — an added financial advantage.

5. Motivated Sellers, More Options

Sellers who list during the winter months tend to be serious about selling. That means more flexibility and greater opportunity to find value in the market.

Bottom Line

Waiting until spring could mean facing renewed competition and rising prices. Acting now allows you to buy strategically — with less stress, stronger negotiating power, and the potential for better terms.

If you’re ready to explore your options or want to discuss your buying strategy before the year ends, I’d be happy to guide you through the next steps.

Liz Walker, REALTOR®
RE/MAX RealPros | Juneau County, Wisconsin

Posted in Uncategorized

How Falling Mortgage Rates Are Shifting the Seller’s Game in Central Wisconsin

Posted on by Liz Walker

(And what you – the homeowner – really should do now)

Let’s be real — the Wisconsin housing market is changing again, and this time, it’s in your favor if you move strategically. Here’s what’s actually happening right now.

1. The Current Market Snapshot

Let’s cut to it: the data says things are shifting.

  • Statewide: Home sales rose 8.1% in June 2025 compared to June 2024 — the first year-over-year gain in four years (WRA, WisPolitics).
  • Median Wisconsin home price: ~$340,000, up 4.6% YoY.
  • Inventory: 23,881 homes for sale statewide in August 2025 — up 3.2% from a year ago (Redfin).
  • Juneau County: Average home value $264,217 (↑ 6.1% YoY), but median sold price $226,250 (↓ 9.5% YoY).
  • New Lisbon: Average home value $303,278 (Zillow).

Mortgage rates have eased slightly (Churchill Mortgage), giving buyers more breathing room — and giving sellers a reason to make moves before winter hits.

2. What This Means for Sellers (Yes, That’s You)

Here’s the unfiltered truth: the playing field’s changing, and smart sellers will get ahead of it.

  • More buyers can afford now: A small rate drop means a noticeable boost in buyer affordability.
  • But competition’s creeping back: Inventory is ticking up — the “list and sell overnight” era is over.
  • The good news: Juneau County home values rose about 6% year-over-year.
  • The warning: Median sold prices are down almost 10% from last year — so keep expectations realistic.
  • Timing matters: Fall is when serious buyers make moves before snow flies. The Wisconsin fall market tends to balance out between buyers and sellers (Sold in Madison).

3. What This Means for Buyers

Buyers have a bit more leverage now — but they’re picky.

  • They’ll pay for turnkey homes, not “projects.”
  • They notice upgrades: modern kitchens, efficient HVAC, clean roofs, and tidy landscaping.
  • If your home feels neglected or overpriced, they’ll move on or ask for concessions.
    So don’t wing it. Prep with intention and make your property the one that stands out.

4. Smart Checklist for Sellers

✅ Get a current market value or pricing consultation.
Use real comps, not Zillow guesses. Acreage, outbuildings, and condition all factor in.

✅ Prep the home.

  • Declutter ruthlessly.
  • Curb appeal sells — trim, mulch, add fall color.
  • Check major systems (roof, HVAC, septic/well). Fix what’s needed.

✅ List at the right time and price.

  • Inventory’s still low, but rising — price smart.
  • Aim for “competitive and strategic,” not wishful thinking.
  • Fall buyers want to close before the holidays.

✅ Be ready to act fast.
Buyers move quicker when rates drop — so have inspections, disclosures, and paperwork lined up.

✅ Show value.
Highlight what makes your property special — gardens, trails, workshops, or that sweet chicken coop you love.

5. Reality Check (Because I Don’t Sugar-Coat)

Rates are easing, but they’re still higher than the pandemic lows. Some buyers are stretched thin. That means:

  • You’ll likely negotiate — and that’s fine.
  • Overpricing will kill momentum.
  • Time on market = lost opportunity.

Bottom line: don’t bank on hype. Use this as a window of opportunity to move while buyers are active and before winter quiets the market.

6. Let’s Get Going

If you’re even thinking about selling, now’s the time to prep.

Here’s what I offer:

  • ✅ Free property valuation using current comps and your property’s unique features.
  • ✅ Custom marketing plan built around your home’s story — homestead vibe, acreage, trails, garden, and all.
  • ✅ Step-by-step timeline so your home doesn’t sit through the slow season.

Let’s make your move strategic — not rushed.

Posted in Uncategorized

Liz Walker with REMAX RealPros Recognized in RealTrends Verified City Rankings

Posted on by Liz Walker

Mauston, WI — 2024 — Liz Walker, a real estate agent with REMAX RealPros, has been recognized in the first-ever RealTrends Verified City Rankings, which spotlight top-producing agents and teams based on their 2024 production levels and their office location.

Liz was featured as a top agent in the Mauston Area rankings for outstanding performance in residential real estate transactions.

“Being recognized as a top agent in Mauston is an honor,” said Liz. “Real estate is local and this recognition reflects the trust my clients place in me – right here in our community. I’m proud to represent REMAX RealPros and deliver results that make a difference.”

More than 16,000 agents and team leaders from REMAX® were included in the city rankings, more than any other real estate brand.1 REMAX leads the industry in brand awareness2 and is the most productive real estate network in the world.3 REMAX agents are voted the most trusted real estate agents in the U.S. year after year4.

1RealTrends Verified City Rankings lists participating U.S. agents and teams based on their physical location only. REMAX submitted agents and teams for these rankings based on qualifying thresholds set by REMAX for 2024 transactions sides or sales volume.

2MMR Strategy Group study of unaided awareness

3As measured by residential transaction sides.

4Voted most trusted Real Estate Agency brand by American shoppers based on the 2025 BrandSpark® American Trust Study.

Posted in Homeowners, Sellers

The Ultimate Home Selling Checklist

Posted on by Liz Walker

If you’re selling a house while looking for a new one, working, and taking care of children or elderly relatives, you need organization tools! Stay on track with our detailed home selling checklist to make sure nothing falls through the cracks.

Prior to Listing

Get started before you put your house on the market. Having all your ducks in a row will make the selling process smoother and quicker. Here is a pre-listing checklist for selling a home:

Assemble Your Financial Documentation

Getting the necessary paperwork together will help you feel more organized and prepare you to answer questions from buyers and buyers’ agents as they arise. Get electronic and hard copies of:

  • Mortgage balance, so you know exactly how much you still owe, and to calculate your potential net proceeds when you get an offer.
  • Property taxes and condo/ HOA fees to show to buyers so they know what their ongoing costs will be.
  • Receipts for major improvements and new appliances which can help justify your asking price.
  • Homeowners insurance details in case buyers and lenders ask about past claims or issues with getting insurance coverage.
  • Warranty paperwork and manuals for appliances and systems so buyers can see that these big-ticket items are still covered.
  • Permits for improvements, additions, and renovations.
  • Property surveys and boundary maps, if appropriate.

Property Evaluation and Bigger Repairs

Every checklist for selling a home should include doing needed repairs. These can take time and be a bit messy, so you’ll want to take care of these before any showings:

  • Arrange a pre-listing home inspection to identify potential problems that you may be overlooking or that you’ve gotten so used to that you don’t notice them.
  • Fix any safety hazards or major functional issues such as exposed wiring, loose railings, leaky taps, or missing smoke detectors.
  • Replace or remove appliances that are clearly non-functional, dirty, or rusty.

Interior Fixes

To get ready for showings, use this checklist when selling a home:

  • Declutter and depersonalize all your rooms to help potential buyers imagine themselves living there. Create a neutral environment where buyers can easily picture their own furnishings and décor.
  • Deep clean everything, including the carpets. Not only does a spotless home look well-maintained, but it will appear move-in ready; buyers won’t have to worry about spending weeks cleaning before they can even move in. Professional cleaning is a great investment if you don’t have time to do this yourself.
  • Paint your walls in a neutral color where needed, covering up any bright accent walls.
  • Ensure all your light fixtures work and can illuminate the space to its best advantage. Make sure all the light bulbs in a room are the same color.
  • Address odors from pets, cooking, or smoking. You may have gotten accustomed to these, so have your real estate agent or a neighbor tour your home and give you honest feedback.
  • Stage the key areas of the home, such as the living room and primary bedroom.

Exterior Cleaning and Updates

The outside of your home and your landscaping are the first things buyers will see. Use this exterior selling home checklist to get your home ready for showings:

  • Trim your hedges and mow your lawn, weed and add fresh mulch to flower beds.
  • Get some bright potted plants to make the entrance more appealing.
  • Power wash your siding, driveway and walkways.
  • Ensure the front door and entry are safe and welcoming. Consider repainting the door, replacing the hardware with a fresh modern set, and getting a new doormat to make the home look well cared for.
  • Replace spongy or loose deck boards, and make sure deck railings are stable.
  • Spruce up exterior living spaces to make them look inviting.

This part of your home selling checklist will take time to complete, but it doesn’t have to be expensive. Take the time to properly evaluate your home and schedule your fixes to proceed at a steady pace.

Marketing Your Home

Once you’ve gotten your home ready to show, it’s time to start getting eyes on your listing. Here are some key steps for your “getting my home ready to sell” checklist:

  • Hire an experience real estate agent that will use quality photography (not just cell phone pictures). They will take multiple high-quality images that present your home in flattering lighting and from the best angles. Since most homebuyers browse listings before touring any homes, excellent photography is the way to stand out from the competition.
  • Ask about virtual tours and video walkthroughs to help buyers tour the house at their own pace. These tools can be especially helpful for out-of-state buyers who are building a shortlist of homes to visit when they’re in town.
  • Get drone photography or video for large lots and properties that are near appealing features such as lakes, rivers, and forested areas.
  • Review your listing details to make sure nothing was missed, and the best aspects of your property are highlighted.
  • Gather information about the neighborhood, the school district, and local amenities to showcase your home in its context. Why leave it up to buyers to do this research when you can present it to them yourself?
  • Prepare information that includes neighborhood information, floor plans, utility costs, property tax bills, and a list of recent updates. 
  • Make a list of things you love about your home so your real estate agent knows how to market the lifestyle your home offers.

Selling a home can be a flurry of activity, but with a detailed selling home checklist, you can stay on track for a successful sale and closing. Work closely with your real estate agent to make sure you’re not missing anything; they’ve been through this process many times and will give you excellent guidance!

Posted in Buyers, Homeowners, Sellers

Juneau County Real Estate Market Update — 2025 Local Trends

Posted on by Liz Walker

If you’re buying or selling in Juneau County, WI, here’s what’s happening in your own backyard — no national fluff, just real local facts and takeaways.

Current Local Market Snapshot

  • According to Realtor.com, Juneau County is currently leaning toward a buyer’s market — supply is outpacing demand, giving buyers more room to negotiate. 
  • Median days on market: 37 days (that’s how long typical homes are active before a sale) 
  • Home inventory is healthy — more options are out there than in overheated markets.
  • The median listing price across the county recently was reported at $287,300, up 4.5% month-over-month. 
  • Zillow data puts the average home value in Juneau County at $253,511, which is a 7.3% increase year-over-year. 
  • Land and undeveloped lot activity remains strong:
      • Median list price for undeveloped land in the county hovers near $212,000    • Land listings show big variance — from small wooded lots to large acreage parcels priced well over $400,000 
      • Per-acre pricing is climbing in many areas, especially those with water access or development potential

What These Local Trends Mean

  1. Buyers have leverage — With more listings and slower competition in some segments, buyers can push harder on price, inspection terms, and timelines.
  2. Prepared sellers will win — Homes in top shape, properly priced, marketed well, and staged strategically still fetch strong offers.
  3. Land is a niche but growing frontier — Buyers looking for rural, hobby-farm, or lake-area lots are active. The variance in pricing means there’s opportunity for sellers who highlight access, utilities, views, or development potential.
  4. Price sensitivity is real — Even in higher-value zones, listing too aggressively can backfire. Market comparisons, comps, and local insight are essential.

📈 Strategy Tips for Buyers & Sellers

For Sellers:

  • Price near market, not wishlist figures. Overpricing will hurt you in this environment.
  • Invest in prep: curb appeal, interior repairs, professional photos. That effort pays.
  • Highlight features buyers want now: low maintenance, utility access, privacy, views, water proximity.
  • Be flexible on terms and timing, especially in negotiations.

For Buyers:

  • Get prequalified and know your budget. Don’t fall in love with a house before seeing your numbers.
  • Since inventory is wider, keep an open mind — explore offbeat areas or lots.
  • Work with an agent who deeply understands county rules, shoreline and zoning, septic and utilities. That insider knowledge differentiates good from great deals.
  • Don’t rush blindly — inspect thoroughly, analyze comparable sales, and know walk-away points.
Posted in Buyers, Sellers

Is the Real Estate Market finally Crashing?

Posted on by Liz Walker

The 2025 Housing Market: Cooling, Yet Surprisingly Resilient

The real estate market is always evolving, and 2025 is proving no different. After the frenzy of the pandemic years, conditions have cooled—yet the fundamentals remain strong. Home values still rose 3.7% on average, while existing home sales and prices ticked up 0.8% and 0.2% year-over-year, respectively. Mortgage rates remain higher than during 2020–2022, making affordability tougher, but the market’s core remains healthy. Here’s a data-driven look at key trends shaping today’s housing landscape.

1. Home Sales Are Normalizing

According to the National Association of Realtors (NAR), July 2025 existing-home sales nationally hit 4.01 million, with 4.6 months of inventory and with a median price of $258,370 in Juneau County, WI.

  • A balanced market is around 6 months of inventory, so we’re still in a mild seller’s market with an average days on market of 60days, but not the red-hot one of recent years.
  • Homes are taking a bit longer to sell than during the 2020–2022 whirlwind, reflecting stability rather than weakness.

2. Pending Home Sales Are Slowing

The NAR’s Pending Home Sales Index for June 2025 registered 72.0, with modest month-over-month drops across all regions.

  • Fewer pending deals may feel negative, but it gives buyers more breathing room to evaluate options and negotiate, reducing rushed decisions.

3. Prices Still Expected to Rise

Multiple forecasts (Fannie Mae, MBA, NAR) predict 1–2% annual home-price growth in 2025 and 2026.

  • While far from pandemic-era spikes, these steady gains signal that waiting for a major price drop may backfire.
  • Buyers who delay could face higher purchase prices, larger down payments, and increased property taxes.

4. More Seller Listings Offer Buyers Choices

Realtor.com reports 434,816 newly listed homes in July 2025, a 7.3% year-over-year increase.

  • More inventory helps buyers find the right fit and negotiate more confidently.
  • For sellers, it’s a call to accurately price your property to stand out competively.

5. Listing Prices Are Holding

Median list prices nationally have hovered between $390K and $440K over the past year and are up 0.5% YoY.

  • Nationally, prices are stable, proving the market is cooling without collapsing.

6. Real Estate Remains the Top Long-Term Investment

A Gallup survey shows 37% of Americans rank real estate as the best long-term investment, beating gold, stocks, and crypto.

  • Homeownership continues to be a proven path to building wealth, despite short-term fluctuations.

7. Sales Forecasts Show Sustainable Growth

Zillow projects 4.09 million home sales in 2025, just a 0.6% increase from 2024.

  • Slower growth = more sustainability, a healthier sign than the explosive (and unsustainable) pandemic gains.

8. Construction Has Finally Recovered

U.S. construction employment recently surpassed pre-2008 levels, adding 250,000 jobs in a few years.

  • Increased building could help ease supply constraints and moderate price growth over time.

9. Mortgage Rates May Ease

Fannie Mae expects mortgage rates to average around 6.0% in 2025, down from roughly 6.4% in 2024.

  • Even a small rate drop can reduce monthly payments, improving affordability for buyers on the fence.

10. Inflation Is Still the Top Money Worry

Gallup surveys show inflation/high cost of living remains Americans’ primary financial concern, though slightly less than last year.

  • Using a real estate agent can help buyers navigate affordability with insights on lower-cost areas and financial-assistance programs.

Key Takeaways for Buyers and Sellers

  • Buyers: Stable prices and rising inventory mean more choice and negotiating power. Acting before mortgage rates dip could secure today’s prices and avoid future competition.
  • Sellers: While the market is less frenzied, demand is steady. Correct pricing and strong marketing are essential to stand out.
  • Agents: Knowledge of these trends builds trust and positions you as a strategic advisor in any market cycle.

Bottom line: The 2025 housing market isn’t crashing—it’s finding its balance. With modest price growth, steady demand, and improving inventory, real estate remains a solid long-term investment and a cornerstone of financial security.

Posted in Buyers, Sellers

Navigating the Market: What the Federal Rate Cut Means for Mortgage Rates

Posted on by Liz Walker

The Federal Reserve’s recent decision on September 17, 2025, to cut its benchmark interest rate by a quarter-point to a new range of 4.0% to 4.25% has homeowners and prospective buyers wondering about the impact on mortgage rates. While the news is a positive sign for borrowers, the immediate effect on mortgage rates is not as dramatic as you might think.

The Market’s Reaction: A Case of “Anticipation”

The Federal Reserve does not directly set mortgage rates. Instead, mortgage rates tend to follow the yields on long-term government bonds, such as the 10-year Treasury note. In the weeks leading up to the Fed’s announcement, the bond market had already “priced in” the widely expected rate cut. This means that investors’ anticipation of the cut had already driven mortgage rates down. For example, the average rate for a 30-year fixed mortgage had already fallen to an 11-month low of 6.35% last week.

As a result, the immediate impact of the official announcement was minimal. The White House reported that rates fell to their lowest level in three years, and Mortgage News Daily noted that the average 30-year fixed mortgage dropped 12 basis points to 6.13%. However, most of the impact was felt in the weeks leading up to the decision.

The Real Estate Market Outlook

For the housing market, this rate cut is a welcome signal. The decision was driven by concerns over a weakening labor market, which could indicate a “risk management” approach by the Fed to prevent a slowdown.

  • For Homebuyers: While a significant drop in mortgage rates is not expected immediately, the rate cut will likely contribute to a continued, gradual downward trend. This offers some relief and could encourage those who have been waiting on the sidelines to re-enter the market. While buyer interest will likely increase, this demand will intensify competition for available homes, which could push up prices in some areas.
  • For Homebuilders: The rate reduction has a direct, beneficial effect on the interest rates for construction loans. This will help reduce lending costs for builders, potentially leading to more attainable housing supply in the future.

In short, while the Fed’s rate cut is a positive development, it is not a magic bullet that will instantly slash mortgage rates. Instead, it’s a signal that provides downward pressure on rates and could help stabilize the housing market, making it a little more accessible for both homebuyers and builders. Most experts expect mortgage rates to remain above 6% through the end of the year, so if you are ready to buy, it may not be prudent to wait for a significant plunge.

Posted in Buyers, Homeowners

How Long Does it Take to Build a House?

Posted on by Liz Walker

Thinking about building a home from the ground up? It’s an exciting journey—choosing the location, layout, finishes, and even the little details like drawer pulls in the kitchen. But one of the biggest questions I hear is: “How long is this going to take?”

The short answer: it depends. A typical home build in the U.S. takes anywhere from 6 to 12 months once construction starts. But there are a lot of moving parts, and things like weather, labor shortages, or custom features can either speed things up or slow things down.

Let’s walk through the process step by step so you know what to expect—and what could impact your timeline.

🏗️ Pre-Construction (1 to 3 Months)

Before the digging starts, there’s groundwork to cover. This includes:

  • Finding and buying the land
  • Choosing a builder or contractor
  • Finalizing design plans
  • Securing permits
  • Getting construction financing

This phase is often underestimated. Delays with permits, zoning, or closing on the land can set you back weeks—or even months.

🔨 Foundation (1 to 3 Weeks)

Once your lot is prepped, the crew digs and pours the foundation.

  • Slab foundations are quick—just a few days.
  • Full basements take longer due to excavation and extra structure.

Weather and soil conditions are the biggest wildcards here.

🏠 Framing & Roofing (1 to 2 Months)

This is when your house starts to look like a house!
Walls go up, floors go in, the roof is framed, and windows and doors are roughed in.

  • Rain, snow, or cold temps can cause delays
  • Material shortages can also slow things down

The roof itself usually takes just a day or two to install.

⚙️ Electrical, Plumbing, & HVAC (1 to 3 Months)

This is the “behind-the-walls” work—plumbing, electrical wiring, ductwork, etc.
This phase can move quickly if your contractor has a solid schedule and the trades are available.
You’ll also need inspections at this stage before walls can be closed up. It’s smart to build in a buffer here just in case.

🧱 Interior & Exterior Finishes (1 to 2 Months)

Now it gets exciting again—this is where your vision comes to life:

  • Drywall, flooring, cabinets, counters, trim, doors
  • Siding, paint, appliances, landscaping

There’s a lot happening, and coordination is key to keeping things on track.

✅ Final Walkthrough & Inspections (2 to 4 Weeks)

This last phase includes:

  • Touch-ups
  • Final inspections
  • Any last-minute adjustments

Once the final sign-off is done, it’s move-in time!

⏳ What Can Delay the Timeline?

Even the most well-planned projects can hit snags. Here are the common culprits:

  • Weather: Rain, snow, freezing temps
  • Permits & Inspections: Bureaucratic slowdowns or special zoning requests
  • Labor Shortages: Skilled trades can be booked solid
  • Supply Chain Issues: Delays in materials like windows or appliances
  • Change Orders: Changing your mind mid-build is normal—but it usually means delays and extra costs

🏡 Should You Build or Buy?

Here’s how the timelines stack up:

  • Buying an existing home: 1–3 months
  • Buying a spec home that’s under construction: 3–6 months
  • Building from scratch: 6–12+ months

So how long does it take to build a house? Realistically, plan for at least 6 to 12 months, knowing that custom homes may take longer. It can feel slow at times, but when it’s all said and done, you’ll have a home that’s truly yours—and that makes the wait 100% worth it.

Posted in Buyers

WHAT CREDIT SCORE DO YOU NEED TO BUY A HOUSE?

Posted on by Liz Walker

What Credit Score Do You Need to Buy a House?

Thinking about buying your first home but worried your credit score isn’t high enough? Don’t stress—you don’t need perfect credit to become a homeowner. Many people buy homes with scores that are far from perfect. Whether your score is in the 700s or in the 500s, there are loan options that may work for you.

Why Your Credit Score Matters

Your credit score is a number that shows how well you’ve handled money in the past. Lenders use it to decide:

  • If you can get a loan
  • What interest rate you’ll pay
  • How much money you need to put down

A higher credit score usually means:

  • Better chances of getting approved
  • Lower interest rates (which saves you money)
  • Smaller down payments

Even small changes in your credit score can affect how much you pay each month. So, the higher your score, the better your deal will be.

What’s the Minimum Credit Score to Buy a Home?

Here’s a quick breakdown of the common loan types and the credit scores they usually require:

Conventional Loans

  • Minimum score: 620
  • Easier if your score is 640 or higher
  • Best rates if your score is 700+

If your score is on the lower end, you may pay a higher interest rate or need to show stronger proof of income.

FHA Loans

  • Minimum score: 500 (with 10% down)
  • 580+ qualifies for only 3.5% down
    FHA loans are great for first-time buyers with lower credit scores.

VA Loans (for Veterans and Active Duty)

  • No official minimum score
  • Most lenders like to see 580–620
    VA loans have no down payment and low interest rates if you qualify.

USDA Loans (for rural or small-town homes)

  • No set score, but most lenders want 640 or higher
    If your score is under 640, you’ll need more paperwork, but it’s still possible.

What If Your Credit Score Is Low?

Don’t worry—there are still ways to become a homeowner:

🏦 Check with Credit Unions or Local Banks

Some credit unions are more flexible and look at your full financial story, not just your credit score.

🏡 Way to Improve Your Credit

  1. Apply for a credit card for a place you regularly fuel up your car like Kwik Trip, Citgo or BP. Use it only for fuel and pay it off in full every month. It takes 6 months to a year of perfect credit history but it will increase your credit score.
  2. Pay down debt. If you have multiple credit cards or small loans, work on paying those balances down and don’t open any new accounts. Also, don’t cancel those paid off cards. Leaving them open with no balance improves your credit.
  3. Make your payments on time.

👥 Add a Co-Signer or Co-Borrower

If a family member or partner with better credit applies with you, you may qualify for a better loan. Just remember, they’ll be responsible too if payments aren’t made.

Final Thoughts

Your credit score matters, but it’s not the only thing lenders look at. Income, savings, job history, and debt also play a big part. Even if your score isn’t great right now, there are options out there—and professionals who can help.

🏠 Ready to take the next step?
Reach out to me, I can help you:

  • Understand your credit situation
  • Find loan options that match your score
  • Connect with lenders who are ready to work with you

You can buy a home—even with less-than-perfect credit. Let’s make your dream of homeownership a reality!