Category: Buyers

Posted in Buyers

Homebuying Step 4 – Touring Homes

Posted on by Liz Walker

Tour with Confidence: Step 4 – Evaluating Homes Without Second-Guessing Every Decision

Home Buying Series | Week 4 of 8 | January 2026

You’re pre-approved, your team is assembled, and your must-have list is ready. Now comes the exciting part: touring homes. But for many buyers, this stage brings unexpected stress. Decision fatigue sets in after viewing multiple properties, details blur together, and the fear of making the wrong choice can be paralyzing. This week, we’ll explore how to evaluate homes systematically while maintaining confidence in your decisions.

Understanding Decision Fatigue in Home Tours

House hunting can be mentally exhausting. According to industry data, buyers typically view between 10 and 15 homes before making an offer. Each tour requires you to process hundreds of details—from structural conditions to layout flow to neighborhood characteristics. This constant evaluation depletes your mental energy, making later decisions harder than earlier ones.

Decision fatigue manifests as indecisiveness, irritability, and a tendency to either avoid decisions entirely or make impulsive choices just to end the process. Recognizing this is normal helps you combat it with strategic approaches that preserve your decision-making capacity.

Pro Tip: Limit yourself to viewing no more than three to four homes per day. Seeing too many properties in one session leads to confusion and prevents thoughtful evaluation of each home’s unique characteristics.

Come Prepared: Essential Tools for Home Tours

Proper preparation transforms chaotic tours into productive evaluations. Before viewing your first property, gather these essential tools:

Your Must-Have Checklist: Bring the prioritized list you created in Step 3. This grounds your evaluation in what truly matters rather than getting distracted by appealing but irrelevant features.

Measurement Tools: Download a measurement app or bring a tape measure. Knowing whether your furniture fits eliminates post-purchase surprises and helps you visualize living in the space.

Documentation System: Use your smartphone to take systematic photos of each room in the same order for every home. Create separate folders labeled with addresses and tour dates. After seeing multiple properties, this visual record prevents memories from blending together.

Notes Template: Create a simple rating system assigning scores to your most important criteria—location, condition, layout, and price. Rate each category on a scale of one to ten, weighting categories more heavily if they matter more to you.

Flashlight: Basements, attics, and closets often have poor lighting. A flashlight helps you inspect dark corners, crawl spaces, and potential problem areas that might otherwise go unnoticed.

The Systematic Home Evaluation Method

Develop a consistent evaluation routine you follow at every property. This systematic approach ensures you don’t overlook important details and makes comparing homes easier later.

First Impressions: Exterior and Curb Appeal

Before entering, assess the exterior condition. Check the roof for missing shingles, sagging, or obvious wear. Examine siding for cracks, peeling paint, or damage. Look at gutters and downspouts—are they secure and directing water away from the foundation? Note the driveway and walkway condition.

Evaluate the neighborhood context. What’s the condition of neighboring properties? What are traffic patterns and noise levels? First impressions matter and often reveal important maintenance insights about how the current owners care for the property.

Trust Your Senses: What You See, Smell, and Hear

Smell: Pay immediate attention to odors. Musty smells indicate mold or moisture problems. Strong pet odors can permeate carpets, walls, and subflooring, requiring extensive cleaning or replacement. Heavy air fresheners or scented candles during showings often mask unpleasant smells—ask yourself what might be hidden beneath the artificial fragrances.

Sound: Stand quietly in each room and listen. Can you hear traffic, neighbors, or commercial activity? Some ambient noise is acceptable in any location, but constant noise affects quality of life and future resale value.

Sight: Look for signs of water damage including warped floors, watermarks on ceilings or walls, and bubbling paint. Check for cracks in walls and foundations—small hairline cracks are normal in settling homes, but large or widening cracks signal structural concerns.

Layout and Flow: Does It Match Your Lifestyle?

Walk through your typical daily routine. Where do shoes go when you enter? Where do kids’ backpacks land? How do groceries move from the car to the kitchen? If you work from home, where would your office fit? A beautiful house that doesn’t support your daily life will quickly become frustrating.

Evaluate room flow, especially between living areas, kitchen, and bedrooms. Open-concept layouts appeal if you enjoy entertaining or prefer spaciousness, while defined separate rooms offer privacy and quiet. Neither is inherently better—what matters is alignment with your lifestyle preferences.

Major Systems and Components

While your home inspector will conduct thorough testing, you should note obvious issues during tours:

Plumbing: Test water pressure by running faucets and showers briefly. Note how long it takes for hot water to arrive. Look under sinks for signs of leaks or water damage.

Electrical: Check the electrical panel for clear labeling and overall condition. Ask about the age of the service panel. Count outlets in each room—older homes often lack sufficient outlets for modern needs.

HVAC: Ask about the age of heating and cooling systems. Typical lifespans are 10 to 15 years for air conditioners and 15 to 20 years for furnaces. Listen for unusual sounds when systems are running.

Windows and Insulation: Check for fogging between window panes, which indicates failed seals. Feel around frames for drafts. These issues increase energy costs and require expensive repairs.

Storage and Practical Spaces

Evaluate closet capacity, pantry space, and basement or attic storage. In Central Wisconsin, buyers often prioritize storage for seasonal items, recreational equipment, and winter gear. Adequate storage prevents clutter and maintains home functionality.

Check garage condition and capacity. In Wisconsin’s harsh winters, an attached garage adds significant value and daily convenience. Note whether there’s space for vehicles plus storage or workshop areas.

Basement and Foundation

Basements reveal critical information about a home’s condition. Look for cracks in foundation walls, efflorescence (white powdery residue indicating moisture), and any signs of water intrusion. Check for adequate insulation and proper ventilation to prevent mold.

A dry, well-maintained basement indicates good overall home care. Persistent moisture issues can lead to structural damage, mold growth, and costly remediation.

Juneau County Specific: Properties in low-lying areas near the Wisconsin River, Lemonweir River, or near Castle Rock Lake and Petenwell Lake may experience seasonal water table fluctuations or flooding. During tours, ask about basement sump pump history, whether the property has ever flooded, and check for high-water marks or moisture staining. Mauston and New Lisbon have specific flood zones—I can provide detailed flood maps and history for properties you’re considering to ensure you understand potential risks before making an offer.

What NOT to Focus On During Tours

Just as important as knowing what to evaluate is understanding what not to focus on during initial tours. These common distractions lead buyers astray:

Staging and Décor: Professional staging creates emotional appeal, but furniture, paint colors, and decorative choices are temporary. Look past aesthetics to evaluate the home’s bones—structure, layout, and condition. Any cosmetic element can be changed relatively easily and affordably.

Minor Fixable Issues: Don’t reject a home because of dated light fixtures, old cabinet hardware, or wall colors you dislike. These are simple, inexpensive updates. Focus instead on expensive-to-change elements like location, layout, and major systems.

Perfection: No home is perfect. If you’re waiting for a property that meets 100% of your criteria, you’ll search indefinitely and likely miss good opportunities. Remember the 80/20 rule—if a home meets 80% of your needs, it deserves serious consideration.

Central Wisconsin Touring Tips from a Local Agent

When viewing rural properties in communities like Elroy, Necedah, or Wonewoc, visit at different times of day if possible. Morning and evening traffic patterns, noise levels, and natural lighting vary significantly. Additionally, winter tours in Wisconsin reveal important details about snow removal, heating efficiency, and insulation quality that aren’t apparent in other seasons.

As a Juneau County resident and local expert, I understand the unique characteristics of our area’s 57 lakes, the Lemonweir and Wisconsin Rivers, and how proximity to Castle Rock Lake or Petenwell Lake affects property values and lifestyle. I know which roads flood during spring thaws, which neighborhoods have the best school access, and how the tourism economy in Wisconsin Dells impacts surrounding communities. When you’re touring homes with me, you benefit from years of local knowledge that out-of-area agents simply don’t possess.

Avoiding Second-Guessing: Building Decision Confidence

Establish Clear Decision Criteria Before You Start: When you know your non-negotiables before viewing properties, you won’t be swayed by beautiful staging or persuasive sellers. Your must-have list serves as your anchor, preventing emotional decisions that lead to regret.

Trust Your Rating System: After touring a home, immediately complete your rating scorecard while details are fresh. This objective scoring system provides data-driven decision support that combats emotional uncertainty. When comparing properties later, numerical ratings reveal clear frontrunners.

Take Photos Systematically: Photograph each home in the same order: exterior front, entryway, living spaces, kitchen, bedrooms, bathrooms, basement, and exterior back. This consistency makes comparison straightforward and refreshes your memory when reviewing options days later.

Limit Your Tour Schedule: Viewing too many homes in rapid succession leads to confusion and decision paralysis. Quality trumps quantity. Three to four thoughtfully evaluated properties provide more value than rushing through ten homes in a day.

Process Immediately After Touring: Within an hour of leaving a property, review your notes and photos while impressions are fresh. Add any additional observations and finalize your ratings. This immediate processing solidifies memories and prevents details from blurring.

Discuss with Your Agent Promptly: Share your thoughts with your real estate agent right after touring. They can provide professional perspective on concerns you noticed, confirm whether issues are serious or minor, and help calibrate your expectations based on market realities.

When to Walk Away vs. When to Dig Deeper

Not every home deserves further consideration. Learning to distinguish between properties worth investigating further and those to eliminate immediately saves time and mental energy.

Walk Away If: The home lacks multiple must-haves from your list. There are major structural concerns like significant foundation cracks or extensive water damage. The location doesn’t meet your fundamental needs for commute, schools, or lifestyle. You’re trying to talk yourself into liking it despite persistent doubts.

Dig Deeper If: The home meets most must-haves but has concerns that might be minor or fixable. You’re genuinely excited about the property but have specific questions. The layout works perfectly but you’re uncertain about system ages or maintenance needs. You can envision your life there but need professional assessment of condition issues.

When a property deserves deeper investigation, schedule a second showing. Bring a contractor for renovation estimates if you’re considering updates. Visit the neighborhood at different times. Drive the commute during rush hour. This additional research either confirms your interest or reveals deal-breakers you initially missed.

Managing Emotional Responses to Home Tours

Home touring naturally triggers strong emotions—excitement, disappointment, anxiety, and hope. These feelings are normal and healthy. However, letting emotions dominate decisions leads to regret.

If you fall in love with every home you see, you’ll experience emotional fatigue with each lost bid or passed opportunity. Conversely, being overly critical and finding faults with every property suggests decision paralysis rooted in fear of making the wrong choice.

Balance emotions with logic by returning to your systematic evaluation method. After the initial emotional response, sit down with your rating scorecard and objectively score the property. This practice grounds excitement in reality and helps you distinguish between genuine good fit and temporary infatuation.

If you’re feeling overwhelmed or frustrated after several tours, take a break. Step away from the search for a few days to clear your mind. This mental reset allows you to return with renewed perspective and more rational decision-making ability.

Ready to Start Touring Homes with Confidence?

As your local Juneau County real estate expert, I’ll guide you through property tours with professional insight and objective analysis. Together, we’ll evaluate homes systematically, identify the right opportunities, and help you make decisions you’ll feel confident about for years to come. Let’s find your perfect home in Mauston, New Lisbon, Wisconsin Dells, or surrounding communities.

Contact Liz Walker Today

Next Week: Step 5 – Making a Competitive Offer

© 2026 Liz Walker | RE/MAX Real Estate Professional

Proudly Serving: Mauston | New Lisbon | Necedah | Elroy | Wonewoc | Lyndon Station | Wisconsin Dells | Adams | Friendship | Tomah | Camp Douglas | Oakdale

Licensed Real Estate Agent in Wisconsin | Equal Housing Opportunity

Posted in Buyers

Homebuying Step 3 – Your Home Search Criteria

Posted on by Liz Walker

Know What You Need: Step 3 – Defining Your Home Search Criteria

Home Buying Series | Week 3 of 8 | January 2026

You’re pre-approved for your mortgage and have assembled your professional team. Now comes one of the most important steps in your homebuying journey: clearly defining what you’re looking for in a home. Creating a structured list of must-haves versus nice-to-haves will save you time, reduce stress, and help you make confident decisions when the right property becomes available.

Why a Home Search Checklist Matters

House hunting without clear criteria is like grocery shopping when hungry—you’ll be tempted by everything you see and likely make decisions you’ll regret later. A well-defined checklist provides focus, prevents emotional decision-making, and ensures you don’t waste time viewing properties that don’t meet your fundamental needs.

According to industry research, homebuyers typically view between 10 and 15 homes before making an offer. Without clear parameters, that number can increase significantly, leading to decision fatigue and confusion. A structured approach to defining your criteria helps you efficiently narrow options and identify the right home faster.

The 80/20 Rule: Finding a home that meets 100% of your wishlist is extremely rare. Real estate professionals use the 80/20 rule as a guideline—if a home has 80% of what you need and 20% of what you want, it’s likely worth serious consideration.

Understanding the Three Categories

Must-Haves: Non-Negotiable Features

Must-haves are the critical features you absolutely cannot live without. These are deal-breakers that, if absent, eliminate a property from consideration regardless of its other attributes. Must-haves typically involve features that would be impossible or extremely expensive to change.

Examples: Minimum number of bedrooms for your family size, location within specific school districts, single-family home versus condo, wheelchair accessibility requirements, specific commute distance to work, adequate parking for your vehicles.

Nice-to-Haves: Desirable But Optional

Nice-to-haves are features that would enhance your living experience but aren’t essential for day-to-day life. These are items you’re willing to compromise on, especially if they can be added or modified later. Nice-to-haves often involve aesthetics, upgrades, and amenities that add comfort or convenience.

Examples: Updated kitchen with modern appliances, hardwood floors throughout, finished basement, swimming pool, smart home technology, walk-in closets, fireplace, specific architectural style.

Don’t Cares: Irrelevant Features

Don’t cares are features that simply don’t matter to your lifestyle. Identifying these helps you avoid being distracted by irrelevant property characteristics during your search.

Examples: If you work from home, commute time doesn’t matter. If you don’t have vehicles, parking isn’t a concern. If you prefer low-maintenance living, extensive landscaping or large yards may be undesirable rather than appealing.

Key Categories to Consider

Location and Neighborhood

Location impacts not only your daily life but also your home’s future resale value. Consider proximity to work, schools, shopping, healthcare, and family. In Juneau County, buyers often choose between the amenities and tourism infrastructure of Wisconsin Dells versus the quieter, more affordable communities like Mauston, New Lisbon, or Necedah. Each offers distinct advantages depending on your lifestyle preferences.

Property Type and Size

Determine whether you prefer a single-family home, condominium, townhouse, or rural property. Consider square footage needs based on your household size and lifestyle. Remember that property type influences ongoing maintenance responsibilities and costs.

Bedrooms and Bathrooms

The number of bedrooms and bathrooms significantly impacts home functionality and value. Consider current needs plus future plans. Do you need a home office? Guest room? Space for growing children? A general guideline suggests one bathroom for every two bedrooms for comfortable living.

Condition and Age

Decide whether you prefer move-in ready homes or are willing to tackle renovations. Newer homes typically require less immediate maintenance but may cost more upfront. Older homes can offer character and affordability but may need updates to major systems like roofing, HVAC, plumbing, or electrical.

Outdoor Space

Consider yard size, landscaping maintenance, and outdoor living areas. Families with children or pets often prioritize fenced yards, while others may prefer low-maintenance landscaping or none at all.

Storage and Parking

Evaluate garage space, driveway parking, basement storage, and closet capacity. In Central Wisconsin, many buyers prioritize attached garages for winter weather protection and additional storage for recreational equipment.

Creating Your Personalized Checklist

Step 1: Start with a Brain Dump

List everything you want in a home without filtering or categorizing. Include features, locations, amenities, and any other considerations. Don’t hold back—this initial list captures your complete wish list before reality sets in.

Step 2: Evaluate Your Current Living Situation

What do you love about where you currently live? What drives you crazy? Past living experiences provide valuable insight into what truly matters to you versus what sounds good in theory. If your current kitchen layout frustrates you daily, prioritize a functional layout in your search.

Step 3: Consider Your Timeline

How long do you plan to live in your next home? Research shows that the typical homeowner stays in a single-family home for approximately nine years. If you’re buying a starter home with plans to upgrade in five years, your must-haves may differ from someone planning to stay long-term. Short-term buyers might accept a smaller home, while long-term buyers should consider future family growth.

Step 4: Assess Realistic Modification Potential

Can a want become a reality through renovation? Cosmetic updates like paint, flooring, and appliances are relatively simple and affordable to change. Structural modifications, room additions, or major system replacements are expensive and complex. Understanding what’s changeable helps you prioritize appropriately.

Step 5: Categorize and Prioritize

Go through your brain dump list and assign each item to must-have, nice-to-have, or don’t care categories. Then rank your must-haves in order of importance. This hierarchy becomes critical when evaluating properties and making compromises.

Step 6: Align with Budget Reality

Your pre-approval amount sets your maximum budget, but your must-haves must be realistic within that budget. Work with your real estate agent to understand what your budget buys in your desired Juneau County communities. You may need to adjust expectations based on current market conditions.

Expert Tip for Central Wisconsin Buyers

In rural Central Wisconsin communities like Elroy, Wonewoc, and Lyndon Station, buyers often find more square footage and land for their budget compared to Wisconsin Dells or Mauston. However, consider trade-offs like longer drives to shopping and services. Your must-have list should reflect what matters most for your daily lifestyle.

Working with Your Real Estate Agent

Your completed checklist is an invaluable tool for your real estate agent. Share your categorized list early in the process so your agent can set up targeted property searches that match your criteria. As you view homes, your priorities may shift—communicate these changes immediately so your agent can adjust the search accordingly.

An experienced local agent familiar with Juneau County markets can provide realistic feedback on your checklist, helping you understand what’s achievable within your budget and identifying potential compromises you may not have considered. Your agent becomes your partner in balancing your wish list with market reality.

When to Compromise and When to Stand Firm

Homebuying inherently involves compromise. Very few buyers find a home meeting every single criterion. Understanding when to be flexible and when to hold firm is crucial.

Stand Firm On: Safety concerns, major structural requirements, location within required school districts, accessibility needs, and features that would be prohibitively expensive to add or change.

Consider Compromising On: Cosmetic features like paint colors, flooring, and fixtures that can be updated affordably. Outdoor landscaping that can be modified over time. Appliance upgrades that can be made gradually. Minor layout preferences that don’t affect functionality.

Reassess Carefully: If a property lacks multiple must-haves, it’s likely not the right fit. However, if a home is perfect in nearly every way but lacks one must-have, consider whether that item could truly be a nice-to-have instead. Sometimes viewing actual properties helps clarify what’s genuinely essential versus what seemed important in theory.

Ready to Define Your Home Search Criteria?

Let’s work together to create a targeted home search strategy that matches your must-haves with available properties in Mauston, New Lisbon, Wisconsin Dells, and throughout Juneau County. With my local expertise and understanding of Central Wisconsin markets, I’ll help you find a home that truly fits your lifestyle and budget.

Contact Liz Walker Today

Next Week: Step 4 – Beginning Your Home Search and Attending Showings

© 2026 Liz Walker | RE/MAX Real Estate Professional

Proudly Serving: Mauston | New Lisbon | Necedah | Elroy | Wonewoc | Lyndon Station | Wisconsin Dells | Adams | Friendship | Tomah | Camp Douglas | Oakdale

Licensed Real Estate Agent in Wisconsin | Equal Housing Opportunity

Posted in Buyers

Homebuying Step 2 – Assemble Your Dream Team

Posted on by Liz Walker

Building Your Dream Team: Step 2 – Assembling Your Homebuying Professionals

Home Buying Series | Week 2 of 8 | January 2026

Last week, we discussed the importance of mortgage pre-approval as your first step toward homeownership. Now that you understand your budget and financing capability, it’s time to assemble your homebuying team. Purchasing a home is one of life’s largest financial transactions, and having the right professionals in your corner makes the difference between a smooth process and a stressful experience.

Why You Need a Professional Team

Buying a home involves complex legal documentation, financial decisions, property evaluations, and negotiations. While it’s possible to navigate some aspects independently, working with experienced professionals protects your interests, saves time, identifies potential issues early, and ultimately helps you make informed decisions throughout the process.

According to the National Association of Realtors, 87% of homebuyers who purchased in 2021 financed their home, and the overwhelming majority worked with real estate professionals to guide them through the transaction. The homebuying process has become increasingly complex, making professional guidance more valuable than ever.

Essential Team Members for Your Home Purchase

1. Real Estate Agent (Buyer’s Agent)

Role: Your real estate agent serves as your advocate throughout the entire homebuying journey. They provide market expertise specific to Juneau County communities like Mauston, Wisconsin Dells, and New Lisbon, helping you identify properties that match your needs and budget.

Key Responsibilities: Property search and showings, market analysis and pricing guidance, offer preparation and negotiation, coordination with other professionals, contract review and explanation, guidance through contingencies and deadlines, and support through closing and beyond.

Why It Matters: A skilled local agent knows neighborhood trends, school districts, property values, and can spot red flags that inexperienced buyers might miss. Their negotiation expertise can save you thousands of dollars and prevent costly mistakes.

2. Loan Officer / Mortgage Lender

Role: Your loan officer guides you through the mortgage application and approval process, helping you secure financing that fits your financial situation.

Key Responsibilities: Pre-approval and pre-qualification, mortgage product recommendations, rate shopping and loan comparison, application processing and documentation, communication with underwriters, loan approval and closing preparation.

Why It Matters: In today’s competitive market, a proactive loan officer works alongside your real estate agent to strengthen your offer, expedite approvals, and ensure smooth communication. The right loan officer goes beyond finding the best rate and strategizes to get your offer accepted.

3. Home Inspector

Role: The home inspector conducts a thorough evaluation of the property’s condition before you finalize your purchase.

Key Responsibilities: Comprehensive examination of structural elements, roofing, foundation, plumbing, electrical systems, HVAC systems, appliances, and potential safety hazards. The inspector provides a detailed report identifying necessary repairs and potential future maintenance needs.

Why It Matters: Home inspections are required by most mortgage lenders and protect buyers from unexpected repair costs. A thorough inspection can uncover issues ranging from minor maintenance needs to major structural problems, giving you negotiating power or the option to walk away if serious defects are discovered.

4. Home Appraiser

Role: The appraiser provides an independent, unbiased assessment of the home’s market value.

Key Responsibilities: Property evaluation based on comparable sales, condition assessment, market analysis, and preparation of a formal appraisal report for the lender.

Why It Matters: Lenders require appraisals to ensure they don’t loan more than the property is worth. If the appraisal comes in lower than your offer price, you may need to renegotiate with the seller, bring additional funds to closing, or in some cases, appeal the valuation. In Wisconsin, the lender selects and orders the appraiser to maintain independence and comply with federal regulations, though the buyer pays the appraisal fee as part of closing costs.

5. Title Company / Closing Agent

Role: The title company researches the property’s ownership history and facilitates the final transaction.

Key Responsibilities: Title search to verify clear ownership, identification of liens, easements, or encumbrances, provision of title insurance, coordination of closing documents, and facilitation of the final property transfer.

Why It Matters: Title insurance protects both you and the lender from legal issues related to property ownership, such as undisclosed liens, disputed boundaries, or fraudulent claims. In Wisconsin, the seller typically selects and pays for the title insurance company and closing services, though this can be negotiated as part of the purchase agreement. The closing agent ensures all paperwork is properly executed and funds are correctly distributed.

6. Homeowners Insurance Agent

Role: Your insurance agent helps you obtain the required homeowners insurance policy.

Key Responsibilities: Assessment of coverage needs, policy comparison and recommendations, quote preparation, and provision of insurance documentation to your lender for closing.

Why It Matters: Homeowners insurance is required by mortgage lenders to protect their investment and your property. Your agent ensures you have adequate coverage without being over-insured, balancing protection with affordability.

Pro Tip: While not legally required in Wisconsin, some buyers also work with real estate attorneys for complex transactions, estate sales, or additional legal protection. Discuss with your real estate agent whether an attorney would benefit your specific situation.

How to Select Your Team Members

Start with Referrals: Ask friends, family, and colleagues who recently purchased homes for recommendations. Personal experience from trusted sources provides valuable insight into professionalism, communication, and results.

Interview Multiple Candidates: Don’t commit to the first professional you meet. Interview at least two or three candidates for key positions where you have a choice, such as your real estate agent, loan officer, home inspector, and insurance agent. Ask about their experience in Juneau County markets, communication style, availability, and approach to client service.

Verify Credentials and Experience: Ensure professionals are properly licensed and insured. Check online reviews, professional associations, and disciplinary records. For home inspectors, confirm they’re certified and carry errors and omissions insurance.

Assess Local Expertise: For real estate agents and insurance providers, local market knowledge is essential. Someone familiar with Mauston, Necedah, Elroy, and surrounding communities understands regional pricing, neighborhood characteristics, and local regulations.

Evaluate Communication Style: Your team members should be responsive, clear communicators who explain complex concepts in understandable terms. You’ll work closely with these professionals for weeks or months, so compatibility matters.

Understanding Wisconsin Practices: Keep in mind that in Wisconsin real estate transactions, some team members are selected for you. Your lender will order the appraisal from an approved appraiser to maintain regulatory compliance, and the seller typically selects the title company, though this can sometimes be negotiated in the purchase agreement.

Understanding Professional Fees and Costs

Real Estate Agent: Buyer’s agent commissions are typically paid by the seller as part of the total commission structure, though this varies by transaction and recent industry changes.

Home Inspector: Expect to pay between 450 and 600 dollars for a standard home inspection in Central Wisconsin, based on the square footage of the home. Costs run higher when additional structures such as garages, sheds, or outbuildings are included in the inspection. As the buyer, you select and pay for your home inspector directly.

Appraiser: Appraisal fees typically range from 450 to 650 dollars and are paid by the buyer as part of closing costs. However, your lender will order the appraisal directly from their approved appraiser list to ensure independence and regulatory compliance.

Title Insurance and Closing Services: In Wisconsin, the seller typically pays for the title insurance policy and closing services, though this is negotiable within the purchase agreement. Costs vary based on purchase price and the specific title company selected.

Homeowners Insurance: You’ll pay for your homeowners insurance policy, with the first year’s premium typically due at closing. Shop multiple insurance agents to compare coverage options and rates.

Building Your Team in Juneau County

As your local RE/MAX RealPros agent, I work with a network of trusted professionals throughout Central Wisconsin. From experienced loan officers to thorough home inspectors, I can connect you with team members who share my commitment to exceptional service and client satisfaction.

Ready to Build Your Homebuying Team?

Let’s discuss assembling the right professionals to guide your home purchase in Mauston, Wisconsin Dells, New Lisbon, or surrounding Juneau County communities. I’m here to provide expert guidance and connect you with trusted local professionals.

Contact Liz Walker Today

Next Week: Step 3 – Identifying Your Home Search Criteria

© 2026 Liz Walker | RE/MAX Real Estate Professional

Proudly Serving: Mauston | New Lisbon | Necedah | Elroy | Wonewoc | Lyndon Station | Wisconsin Dells | Adams | Friendship | Tomah | Camp Douglas | Oakdale

Licensed Real Estate Agent in Wisconsin | Equal Housing Opportunity

Posted in Buyers, Sellers

Thinking About Making a Real Estate Move in Juneau County Right Now?

Posted on by Liz Walker

Liz Walker | Juneau County Real Estate Expert

What Would a Local Real Estate Professional Actually Do in This Market?

If you live in Juneau County, you already know our market doesn’t behave like Madison, Milwaukee, or what you see on national headlines. Homes here move differently. Inventory behaves differently. Buyers and sellers make decisions based on real life — not trends on TikTok or cable news.

Still, the uncertainty is real.

Whether you’re buying, selling, or staying put in New Lisbon, Mauston, Necedah, Elroy, Wonewoc, or Lyndon Station, it’s normal to wonder if now is the right time to make a move.

Most people don’t buy or sell property often. And when they do, the stakes feel high — especially in a market where interest rates, affordability, and inventory are all part of the conversation.

One question comes up again and again:

What would a local real estate professional actually do in this market?

Not in theory. Not based on national advice. But based on how real estate actually works here in Juneau County.

This guide breaks that down.

If I Were Buying a Home in Juneau County Right Now

Buying a home in Juneau County comes with unique considerations. We don’t have endless new construction. Many homes are older. Inventory varies wildly by town, neighborhood, and even by street.

Here’s how I’d approach buying locally right now.

Location Matters — Even More in Small-Town Markets

In Juneau County, location isn’t just about the city name — it’s about the street, the lot, and the surroundings.

When evaluating homes in places like New Lisbon, Elroy, or Wonewoc, I’d pay close attention to things that don’t show up in listing photos: proximity to highways or rail lines, traffic flow, neighboring properties, floodplain considerations, and how the home fits into the immediate area.

You can update kitchens. You can replace flooring. You can’t move the house.

A solid location in Mauston or a well-positioned property in Necedah will hold value far better long-term than a fully renovated home in a compromised spot.

Financing Strength Matters in Our Local Market

In Juneau County, sellers care deeply about certainty. A strong offer isn’t just about price — it’s about confidence that the deal will close.

That’s why lender choice matters. I’d want a lender who understands rural appraisals, well and septic systems, older housing stock, and local timelines. Missed deadlines or appraisal issues can derail deals quickly in smaller markets.

A well-prepared buyer with a reliable lender often beats a higher offer that feels risky.

Trying to Time Rates Can Backfire Locally

Many buyers are waiting for rates to drop — and when they do, competition here will increase. That’s especially true in affordable price ranges common in Juneau County.

Lower rates often bring more buyers into the market, which can push prices up and reduce negotiating power. The difference in monthly payment between waiting and acting now is often smaller than people expect.

Personally my husband and I have refinanced our mortgage several times in order to take advantage of a lower interest rate. We purchased our first home with a 9% rate then a couple years later rates dropped to 7%. Our current home was initially at a 6.5% rate and over the last 20 years we’ve managed to refinance that down below 3%. The point is don’t wait for the low rate to buy, rather buy now and refinance if the rates fall by at least a percentage point.

If the home fits your budget, lifestyle, and long-term plans, waiting for perfect conditions can mean missing the right opportunity.

Buyer Takeaway (Juneau County Edition)

I wouldn’t wait for a “perfect” market. I’d stay ready and act when the right home, in the right location, at the right price shows up.

If I Were Selling a Home in Juneau County Right Now

Selling in Juneau County requires a different mindset than larger metro areas. Buyers here are practical, informed, and cautious — but they are absolutely active.

Strategic Pricing Creates Momentum

Overpricing is especially damaging in smaller markets. When a home sits too long in New Lisbon or Lyndon Station, buyers notice — and they start asking why.

Pricing slightly below market value can bring in more qualified buyers, create urgency, and sometimes generate multiple offers. Momentum matters, even here.

Homes that launch correctly often outperform homes that chase the market downward.

Preparation Still Wins — Even Outside Spring

Serious buyers don’t shop based on seasons alone. Job changes, family needs, and life events happen year-round.

If I were selling, I’d treat it like peak season: create curb appeal, a clean and well-presented home, and addressing known issues upfront. In older housing markets like ours, pre-listing inspections can be especially powerful in building buyer confidence.

Prepared homes stand out — and they sell stronger.

Personal Timing Beats Market Headlines

Whether you’re upsizing, downsizing, relocating, or simplifying life, your timeline matters more than headlines.

A well-prepared home in Juneau County can sell successfully in any season when pricing and strategy align. Waiting isn’t always safer — especially if you’re already ready.

Seller Takeaway (Juneau County Edition)

I wouldn’t try to time the market. I’d prepare for it, price smart, and move forward when it makes sense for my life.

If I Were a Homeowner in Juneau County Right Now

Homeownership here often means older homes, ongoing maintenance, and long-term planning.

Protect the Structure First

Roofing, siding, drainage, HVAC, plumbing, and foundation issues should come before cosmetic updates. In our climate, deferred maintenance can turn into expensive problems fast.

Not everything needs to be fixed immediately — but priorities matter.

Stay Informed on Value and Equity

I’d keep track of recent sales in my area — not for comparison, but for awareness. Knowing your home’s value helps with refinancing, planning renovations, or preparing for future moves.

Home equity is a tool — but only if you understand it.

Treat the Home Like an Asset

Insurance coverage, property tax accuracy, homestead exemptions, and maintenance records all matter. Being proactive gives homeowners flexibility if life changes quickly.

Homeowner Takeaway (Juneau County Edition)

I’d treat my home like a long-term asset — one that benefits from planning, care, and attention.

Final Thoughts: A Juneau County Real Estate Reality Check

Real estate decisions don’t need to feel overwhelming — but they do need to be grounded in reality.

Juneau County isn’t driven by national trends alone. It’s driven by people, timing, preparation, and local knowledge. Whether you’re buying, selling, renting, or staying put, the smartest decisions come from clarity — not noise.

This is how I’d approach the market right now, right here.

And if you ever want to talk through your options — based on your town, your timeline, and your goals — that’s a conversation worth having.

Ready to Talk Real Estate?

Serving Mauston, New Lisbon, Necedah, Elroy, Wonewoc, Lyndon Station, Wisconsin Dells, Adams, Friendship, Tomah, Camp Douglas, and Oakdale

Contact Liz Walker | RE/MAX

© 2026 Liz Walker | RE/MAX | Juneau County Real Estate Expert

Mauston | New Lisbon | Necedah | Elroy | Wonewoc | Lyndon Station | Wisconsin Dells | Adams | Friendship | Tomah | Camp Douglas | Oakdale

Posted in Buyers

Homebuying Step 1 – Where to Start

Posted on by Liz Walker

New Year, New Home: Step 1 – Getting Pre-Approved for Your Mortgage

Home Buying Series | Week 1 of 8 | January 2026

Welcome to 2026! If homeownership is on your resolution list this year, now is an excellent time to refresh your home search and take action. With favorable market conditions emerging, the first step to turning your homeownership dreams into reality starts with mortgage pre-approval.

Current Market Update

30-Year Fixed Mortgage Rate: 6.15%

Rates have declined steadily through late 2025, reaching their lowest point of the year. This represents a significant improvement from over 7% earlier in 2025 and creates favorable conditions as we enter 2026.

Why Mortgage Pre-Approval Should Be Your First Step

Before you start browsing listings in Mauston, New Lisbon, Wisconsin Dells, or surrounding Juneau County communities, getting pre-approved for a mortgage is the critical first step in your homebuying journey. Unlike casual browsing, pre-approval transforms you from a window shopper into a serious buyer with verified purchasing power.

Mortgage pre-approval involves a lender conducting an in-depth review of your financial profile including income verification, asset documentation, debt analysis, and a credit check. The result is a conditional approval letter stating the maximum loan amount you qualify for based on current lending standards.

The Key Benefits of Getting Pre-Approved

1. Know Your True Budget

Pre-approval provides you with an accurate picture of how much home you can afford, eliminating wasted time looking at properties outside your price range. Your lender reviews verified income and assets to determine your maximum loan amount, allowing you to focus your search on homes within your financial capabilities.

2. Strengthen Your Offer

In competitive markets across Wisconsin, sellers receive multiple offers. A pre-approval letter demonstrates you’re a qualified buyer whose financing won’t fall through, making your offer significantly more attractive. Sellers and listing agents prioritize pre-approved buyers because they represent lower risk and faster closings.

3. Faster Closing Process

With much of your financial documentation already verified and on file with your lender, the path from accepted offer to closing is streamlined. Pre-approval can reduce the typical closing timeline by having preliminary underwriting already complete.

4. Identify Issues Early

Pre-approval reveals potential obstacles before you fall in love with a property. If credit issues, debt-to-income ratio concerns, or documentation gaps exist, you can address them proactively rather than discovering problems after finding your dream home.

5. Enhanced Negotiating Power

Armed with a pre-approval letter, you negotiate from a position of strength. Sellers may be more willing to negotiate on price, closing costs, or contingencies when they know you’re a serious, qualified buyer ready to proceed.

Important Note: Pre-approval letters typically remain valid for 60-90 days. Apply for pre-approval when you’re genuinely ready to begin actively searching for homes and making offers.

What Lenders Evaluate During Pre-Approval

Understanding what lenders assess helps you prepare. The three primary factors examined during pre-approval are:

Credit Score: Your credit score demonstrates your history of managing debt responsibly. While minimum scores for conventional mortgages typically start around 620, higher scores unlock better interest rates and more favorable terms.

Income and Employment: Lenders verify your gross income and employment stability through pay stubs, W-2 forms, and tax returns. They want assurance you have consistent income to support monthly mortgage payments.

Debt-to-Income Ratio (DTI): Your DTI compares monthly debt obligations to gross monthly income. Lenders generally prefer your housing payment not exceed 28% of gross income, with total debt not exceeding 36-43% depending on the loan program.

Taking Advantage of Current Market Conditions

With mortgage rates approaching 6.15%, we’re seeing some of the most favorable borrowing conditions in over a year. The Federal Reserve has implemented rate cuts in 2025, and while rates remain higher than the historic lows of 2020-2021, they’ve improved significantly from the 7%+ rates that dominated much of 2024 and early 2025.

For buyers in Juneau County markets like Mauston, Necedah, Elroy, and Wonewoc, improved affordability combined with steady inventory levels creates opportunity. Getting pre-approved now positions you to act quickly when the right property becomes available.

Ready to Start Your Homebuying Journey?

As your local Juneau County real estate expert, I’m here to guide you through every step of the homebuying process. Let’s connect to discuss mortgage pre-approval, local market conditions, and finding your perfect home in Central Wisconsin.

Contact Liz Walker Today

Next Week: Step 2 – Assembling Your Homebuying Team

© 2026 Liz Walker | RE/MAX Real Estate Professional

Proudly Serving: Mauston | New Lisbon | Necedah | Elroy | Wonewoc | Lyndon Station | Wisconsin Dells | Adams | Friendship | Tomah | Camp Douglas | Oakdale

Licensed Real Estate Agent in Wisconsin | Equal Housing Opportunity

Posted in Buyers, Homeowners, Sellers

Waiting on the Real Estate Market in Juneau County? Here’s the Smart Way to Handle It

Posted on by Liz Walker

“Should I wait?”

That question comes up constantly in conversations I have with buyers, sellers, renters, and homeowners throughout Mauston, New Lisbon, Necedah, Elroy, Lyndon Station, and Wonewoc. And given today’s market, it’s a completely reasonable question.

Interest rates are higher than many people expected. Home prices haven’t dropped the way headlines once predicted. Inventory varies wildly depending on price point and location. Add in nonstop national news, and it’s no wonder people feel stuck.

What I see on the ground, though, is not disinterest — it’s uncertainty.

People aren’t disengaged from real estate. They’re cautious. And that’s not a bad thing. But waiting without a plan is very different from waiting with intention.

Trying to perfectly time the real estate market rarely works. The people who come out ahead aren’t guessing when to jump in — they’re preparing so they’re ready when the opportunity makes sense for them.

No matter where you are in the process, there are productive steps you can take right now. Even if you’re not moving this month or even this year, what you do during this “pause” still matters.

Buyers: How to Use the Waiting Period to Your Advantage

If you’re thinking about buying a home in Juneau or Monroe County, hesitation makes sense. Higher interest rates affect monthly payments, and competition hasn’t disappeared entirely — especially for well-priced homes in desirable areas.

But here’s what I see consistently: the buyers who succeed are rarely the ones rushing. They’re the ones who prepared early.

Strengthen Your Financial Foundation First

Before showings, before offers, before emotional decisions — the most impactful work happens behind the scenes.

This is the time to focus on:

  • Improving your credit score
  • Paying down revolving debt
  • Building reserves for down payment, closing costs, and emergencies

Even small improvements can affect interest rates, loan options, and overall affordability.

Many people don’t realize they can track their credit score for free through major banks and credit card companies. You’re also entitled to free annual credit reports from Equifax, Experian, and TransUnion through AnnualCreditReport.com. Reviewing those reports now can prevent last-minute surprises later.

Learn the Local Market — Not Just the Listings

Scrolling listings online doesn’t tell you what’s actually happening.

Understanding the local market means knowing:

  • What homes are selling for, not just listed at
  • How long homes are staying on the market
  • Which neighborhoods move quickly — and which don’t
  • Common inspection issues in older homes

Some of the most confident buyers I’ve worked with started learning the market months — sometimes years — before they bought. That education paid off when it was time to act.

A good Realtor doesn’t rush you. They explain, analyze, and help you understand the data so you can make informed decisions at your own pace.

Talk to a Lender Without Pressure

One of the biggest mistakes buyers make is waiting too long to speak with a lender because they’re afraid of being pushed into something they’re not ready for.

A good lender won’t push. They’ll educate.

Now is the time to compare loan programs, understand how down payment amounts affect payments, and learn about Wisconsin buyer assistance programs. Clarity now gives you confidence later.

Buyer takeaway:
Waiting doesn’t mean falling behind. Buyers who use this time to strengthen their finances and understand the local market move with confidence — and often negotiate from a stronger position.

Sellers: Preparation Is Where Strong Sales Begin

Many homeowners thinking about selling in Mauston, New Lisbon, Elroy, or surrounding rural areas are asking the same question: Should I list now or wait for better conditions?

Here’s the truth: the strongest sales don’t start when the listing goes live. They start months earlier.

Focus on High-Return Improvements

Not every update needs to be expensive. In our local market, buyers respond strongly to clean, well-maintained homes.

Simple improvements like:

  • Fresh paint
  • Updated light fixtures or hardware
  • Clean floors and windows
  • Strong curb appeal

can make a noticeable difference in how quickly a home sells and how strong the offers are.

Keep documentation of upgrades. Buyers — and appraisers — notice.

Declutter and Pre-Pack Early

Waiting until the last minute to declutter creates stress and rushed decisions.

Starting early allows you to:

  • Reduce visual clutter
  • Make rooms feel larger and brighter
  • Photograph better for listings
  • Simplify your eventual move

Homes that feel spacious and neutral connect more easily with buyers.

Plan Your Next Move Before You List

One of the biggest reasons sellers hesitate right now isn’t the sale — it’s what comes after.

The good news is that there are more options than many people realize, including rent-backs, contingent purchases, short-term rentals, and bridge financing. Talking through these strategies early creates flexibility later.

Seller takeaway:
Preparation creates leverage. Homes that are clean, updated, and strategically planned don’t just sell faster — they sell stronger.

Renters: Flexibility Is a Tool — Use It Well

Renting in Juneau County isn’t a mistake or a placeholder. For many people, it’s the right choice — either temporarily or long-term.

Negotiate Your Lease

Lease terms are not always set in stone. If your renewal is coming up, research local availability. You may be able to negotiate rent, deposits, utilities, or lease length.

Start conversations early — ideally 60–90 days before renewal.

Budget Like a Buyer

If buying might be in your future, now is the time to test your comfort level. Try setting aside what a mortgage payment would be each month and see how it feels.

That exercise builds both savings and confidence.

Test Neighborhoods Before You Commit

Renting allows you to live in different areas without long-term commitment. Pay attention to daily life — traffic, noise, amenities, and community feel.

That lived experience is invaluable when deciding whether to buy later.

Renter takeaway:
Renting isn’t waiting. It’s positioning. Used intentionally, it builds clarity and financial readiness.

Homeowners: Stay Ready Even If You’re Staying Put

If you already own a home in Juneau or Adams County, this market might have you quietly wondering whether you should at least be prepared for change.

Get a Market Snapshot

Even if you’re not selling, knowing your home’s value matters. A local Comparative Market Analysis shows how your property compares to recent sales and current listings.

I also provide ZIP-code-specific market updates so homeowners can track trends without pressure.

Time Your Life — Not Just the Market

Interest rates and values matter, but lifestyle changes often matter more. Job changes, family needs, and long-term goals are valid reasons to reassess housing decisions — regardless of market headlines.

Build an Exit Strategy Early

Understanding your options before you need them reduces stress and increases flexibility. Exploring neighborhoods, attending open houses, and discussing future scenarios now makes later decisions easier.

Homeowner takeaway:
Prepared homeowners move with confidence. The market will shift — being ready matters more than reacting.

Final Thoughts: Waiting With Purpose Changes Everything

Waiting doesn’t mean you’re inactive. It means you’re deciding how intentional you want to be.

Whether you’re buying, selling, renting, or staying put in Mauston, New Lisbon, Necedah, Elroy, Lyndon Station, or Wonewoc, there are smart steps you can take right now to strengthen your position.

Perfect timing is luck.
Preparation is strategy.

And in a local market like Juneau County, informed decisions always outperform national noise.

If you want hyper-local market data, a no-pressure home value review, or ongoing ZIP-code-specific insights, that’s exactly where I focus — grounded in what’s actually happening here.

You don’t need to know your next step yet.
You just need to be ready when it shows up.

Posted in Buyers, Homeowners, Sellers

Older Homes are the Norm in Juneau County – But are They Worth the Money?

Posted on by Liz Walker
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Navigating Older Homes in Juneau County: A Real-World Guide for Buyers, Sellers, Renters, and Homeowners

Here’s the reality of living or moving in Juneau County, Wisconsin: most of our housing stock isn’t new construction. Homes in New Lisbon, Mauston, Elroy, Necedah, Wonewoc, and Lyndon Station were built decades ago, and they come with the charm, character, and quirks that older homes are known for. Whether you’re buying, selling, renting, or trying to keep your own property in one piece, the same question always rises to the surface: how much work is too much?

People who are shopping for homes around Mauston and New Lisbon quickly discover that the majority of available homes are resale properties with older roofs, older mechanicals, and systems built for a different time. Even long-term residents look around their place and wonder if it’s time to replace something, update something, or keep patching things together a little longer. Buying brand-new is out of reach for many households, so understanding older homes isn’t optional — it’s essential.

This guide breaks down everything you need to know about living with or investing in older homes in Juneau County. These aren’t theories. This is the real-life, boots-on-the-ground perspective from someone who’s walked buyers through hundreds of inspections, listed dozens of aging properties, and lived in a century old home myself.

For Buyers: Making Smart Decisions When the Homes You Can Afford Need Work

In today’s Wisconsin housing market, especially around Juneau County, “move-in ready” usually means expensive. This pushes most buyers into older resale homes, and that can feel overwhelming fast. Walking into a showing and seeing dated electrical panels, worn-out windows, or shingles that clearly won’t survive another winter raises legitimate questions.

Older homes aren’t automatically risky. What they require is clarity — knowing which issues matter and which ones don’t. Cosmetic work can wait. Structural or mechanical issues cannot. A home with an original 1970 furnace or questionable foundation work will demand a different level of attention than a home needing nothing more than fresh paint and new flooring.

This is where experienced guidance becomes non-negotiable. A seasoned agent who knows older homes can help you understand whether a crack in the basement is minor settling or something that deserves a second look. When I work with first-time homebuyers in New Lisbon, Mauston, or Elroy, I walk them through homes and point out possible repair before they ever write an offer. Seeing what might be written up in a home inspection report — without emotional attachment — makes the actual process far less intimidating.

The truth is that inspections should inform you, not terrify you. A fifty-page report on a 1960s home is normal. It’s about knowing how to read what is a defect versus a wear and tear repair and understanding what actually matters for safety, financing, and long-term cost.

Older homes demand both financial flexibility and emotional bandwidth. Before you fall in love with a place, be honest about what you can realistically handle. A charming older home can be a fantastic investment, but only when you walk in with your eyes wide open.

For Sellers: How to Successfully Sell an Older Home in Juneau County

If your home has been around for several decades, you’re in good company. The majority of sellers across Juneau County are listing older homes, and buyers expect it. What they don’t want is uncertainty. Today’s buyers are cautious because interest rates, renovation costs, and economic pressure have narrowed their margins.

That’s why getting ahead of the conversation is your best strategy. A pre-listing inspection is one of the smartest moves a seller of an older home can make. It gives you control of the narrative, prepares you for what buyers will see, and allows you to fix or disclose issues in a way that builds trust rather than suspicion. Why not remove the fear of the unknown and stress it might cause you before you even list your property?

Presentation matters, too. You don’t need to remodel your kitchen to sell. But if your home feels neglected, buyers will assume expensive problems are hiding behind cosmetic issues. Simple, cost-effective updates — fresh paint, clean windows, updated light fixtures, small landscaping improvements — send a strong message that the home is well cared for.

Older homes also come with features new construction can’t match: mature trees, hardwood floors, original craftsmanship, wide lots, or established neighborhoods. Highlight the emotional value and the lifestyle the home offers. At the same time, acknowledge the quirks honestly. Transparency sells. Surprises kill deals.

Homes in Juneau County do not need to be perfect to attract strong buyers. They simply need to be priced accurately, presented honestly, and marketed by someone who understands how to position an older home against newer competition.

For Renters: What to Watch For When Renting an Older Home

Renting older homes is common in places like New Lisbon, Mauston, and Necedah, where rental inventory tends to be decades old. These rentals often offer more space or better locations, but they can come with aging systems that need attention.

Before signing a lease, check the essentials: heating, cooling, plumbing, electrical safety, water pressure, and windows. Older rentals can look charming but still have serious functional issues. Ask direct questions about utility costs, maintenance routines, and the age of major systems.

Document everything with photos and video. A property that’s been lived in for fifty years will have wear and tear, and you should not be responsible for damage that existed before you moved in. Clear documentation protects your deposit and sets expectations from day one.

It’s also important to understand what the landlord is responsible for versus what falls on you. Many older rentals have gray areas when it comes to repairs, so clarity upfront prevents frustration later.

Renting an older home is completely manageable as long as you protect yourself, pay attention to the systems that matter, and communicate issues early.

For Homeowners: How to Live in an Older Home Without Getting Buried by Repairs

Owning an older home is a long-term relationship. Something will always be aging out, wearing down, or needing attention. But you don’t have to tackle everything at once, and you definitely don’t have to let the house run your life.

The smartest approach is preventative maintenance. Small, consistent care will outshine reactive repairs every time. Servicing your HVAC, cleaning gutters, flushing your water heater, and having the roof checked every few years can save you thousands.

When choosing what to update, focus on function over flash. Upgrading insulation, windows, plumbing, electrical systems, or roofing is far more valuable than cosmetic remodels. These functional improvements lower utility bills, reduce emergencies, and extend the lifespan of the home.

Create a long-term home maintenance plan that fits your budget. Map out the age of each system and decide what needs attention this year, what can wait, and what should be saved for over the next five years. Even setting aside a small home maintenance fund reduces the stress of inevitable repairs.

Living in an older home isn’t about chasing perfection. It’s about prioritizing what protects the property and your peace of mind.

The Bottom Line: Older Homes Are the Norm in Juneau County — And They’re Completely Manageable

Across Juneau County — from New Lisbon to Mauston, Elroy to Necedah — the vast majority of people are buying, selling, renting, or maintaining older homes. This isn’t a drawback. It’s simply the reality of our housing market.

Older homes come with history and character, but they also come with decisions that require clarity and planning. You don’t need a massive budget to handle them. You need awareness, realistic expectations, and the willingness to focus on the systems that matter most.

The people who thrive in older homes aren’t the ones doing everything at once. They’re the ones who understand what truly affects value, safety, and long-term comfort — and they move forward without panic.

A home’s age doesn’t define its worth. What matters is how well you evaluate it, maintain it, and prepare for the years ahead.

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.