Buyers, Sellers

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

Posted on January 4, 2026January 4, 2026 by Liz Walker

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

Buyers, Homeowners, Sellers

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

Posted on December 16, 2025 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.

Buyers, Homeowners, Sellers

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

Posted on December 1, 2025November 28, 2025 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.

Homeowners, Sellers

The Ultimate Home Selling Checklist

Posted on October 10, 2025 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!

Buyers, Homeowners, Sellers

Juneau County Real Estate Market Update — 2025 Local Trends

Posted on October 10, 2025 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

Buyers have leverage — With more listings and slower competition in some segments, buyers can push harder on price, inspection terms, and timelines.
Prepared sellers will win — Homes in top shape, properly priced, marketed well, and staged strategically still fetch strong offers.
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.
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.

Buyers, Sellers

Is the Real Estate Market finally Crashing?

Posted on September 19, 2025 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.

Buyers, Sellers

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

Posted on September 17, 2025 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.

Homeowners, Sellers

Home Sellers Are Pricing Like It’s 2021

Posted on May 30, 2025May 30, 2025 by Liz Walker

Sellers, Be Careful: Overpricing Could Cost You Big in Today’s Market

As a real estate agent, I’ve seen it time and time again—homeowners clinging to pandemic-era price expectations, setting themselves up for frustration in today’s shifting market.

Back in the COVID-19 housing boom, bidding wars and skyrocketing values were the norm. Many sellers who bought during that time are now expecting similar results. But market conditions have changed. Buyer demand has softened, and price cuts are becoming more common. In fact, April saw a record-high share of listings with price reductions nationwide, according to Realtor.com.

Despite this, over 80% of homeowners surveyed still believe they’ll get asking price or more. But homes that are overpriced simply sit—and the longer they sit, the harder they are to sell.

You Still Stand to Win—Just Be Realistic

The good news? Even if you don’t hit your dream number, most sellers still have strong equity gains and can walk away with a solid profit. As Realtor.com Chief Economist Danielle Hale said, “Even after setting a more grounded price, they are likely to walk away from a sale with good money in their pocket.”

Cosmetic Fixes Aren’t a Free Pass to Overprice

One common mistake I see is sellers overestimating the value of minor upgrades. Fresh paint and light fixtures may help your home show better, but they won’t push your price $20K higher. On HGTV, when you landscape and paint, you just added $20,000 to your list, right? But that’s not the way our market is.

Updates help your home sell faster—not necessarily for more. Buyers are looking for real value, like premium locations, or renovated kitchens—not just surface-level improvements.

Price It Right from the Start—or Fall Behind

Overpricing from day one is like starting a marathon 20 miles behind everyone else. Your home lingers, buyers lose interest, and you’re forced to reduce the price later—often multiple times. At that point, your listing can go “stale,” and buyers may wonder what’s wrong with it.

Homes now spend an average of 50 days on the market—four days longer than last year, and the longest April average since 2020. As my colleague Brian Stephens of eXp Realty says, “If you overprice your home, it’s going to sit… and then you’re going to be chasing the price down.”

And it’s not just agents saying this. Even on forums like Reddit, frustrated sellers are sharing stories of regret after listing too high and getting zero offers for months.

Work With Someone Who Tells You the Truth

I always give my clients honest, data-driven pricing advice, no b.s.—even if it’s not what they hoped to hear. In fact, I’ve walked away from listings when sellers refused to adjust their expectations. A successful sale requires trust and a shared goal: to get the home sold for the best possible price in today’s market.

If you’re ready to sell, let’s talk strategy. I’ll help you price right, prepare smart, and move forward with confidence.

Thinking of Selling? Let’s Make a Plan That Works in Today’s Market

Before you list your home, make sure you’re informed, strategic, and confident. Download my free Seller’s Guide to learn what it takes to sell successfully in this market—or reach out directly and let’s discuss a pricing and marketing strategy tailored to your home and goals.

Let’s get your home sold—smart, smooth, and stress-free.
— Liz Walker, RE/MAX

Homeowners, Remodeling, Sellers

5 Home Improvements That Will Add The Most Value When Selling Your Home

Posted on May 29, 2025 by Liz Walker

Thinking About Selling? These 5 Home Improvements Will Add the Most Value

If you’re a homeowner considering putting your house on the market, you’re probably wondering how to get the highest possible return. The good news? You don’t need a full renovation to make a big impact. Strategic updates—especially in key areas—can significantly increase your home’s value and appeal to potential buyers.

Here are the top 5 improvements that typically deliver the most value before selling:

1. Kitchen Refresh or Remodel

Why it matters: The kitchen is often considered the heart of the home—and buyers agree. An updated kitchen can make or break a sale.

What to do:

Repaint or refinish cabinets and countertops for a modern look.
Replace outdated hardware, faucets, and light fixtures.
Consider stainless steel appliances if yours are dated or mismatched.

ROI: A minor kitchen remodel can recoup 70–80% of its cost, and often more in hot markets.

2. Bathroom Upgrades

Why it matters: Buyers want clean, functional, and modern bathrooms. Even small improvements can make a big difference.

What to do:

Re-caulk tubs, showers, and sinks.
Replace old vanities, mirrors, and light fixtures.
Install new faucets and towel bars for a fresh, cohesive look.
Ensure plumbing and ventilation are in good working order.
Paint a dated, colored cast iron tub or sink white

ROI: Midrange bathroom updates typically recoup 60–70% of their cost.

3. Curb Appeal Enhancements

Why it matters: First impressions count. Buyers often form an opinion before they even step inside.

What to do:

Paint or replace the front door.
Clean up landscaping, trim bushes, and plant seasonal flowers.
Power-wash the exterior, walkways, and driveway.
Fix cracked concrete or damaged siding.

ROI: Basic landscaping and exterior upgrades can return 100% or more in perceived value.

4. Fresh Interior Paint

Why it matters: A fresh coat of paint is one of the most cost-effective ways to give your home a clean, updated look.

What to do:

Use neutral, light colors to appeal to the widest range of buyers.
Paint over bold or personalized colors that might turn off buyers.
Don’t forget to touch up baseboards, trim, and ceilings.

ROI: Painting can yield a 100%+ return, especially when covering outdated or damaged surfaces.

5. Flooring Updates

Why it matters: Old carpet, scratched hardwood, or outdated tile can drag down your home’s appeal.

What to do:

Replace worn carpet with midrange options or consider luxury vinyl plank (LVP), which is affordable, stylish, and durable.
Refinish hardwood floors rather than replacing them.
Fix squeaks, stains, and loose boards.

ROI: Flooring updates can deliver 70–80% ROI and drastically improve the overall feel of the home.

Bonus Tip: Declutter and Stage Smartly

Beyond physical improvements, a clean and well-staged home can help buyers envision themselves living there. Remove excess furniture, personal items, and clutter to make spaces feel larger and more inviting.

Want to Know What Your Home is Worth?

Before you invest in any upgrades, it’s a smart idea to understand your home’s current market value.
👉 Click here to use my free home valuation tool and get an instant estimate!

Final Thoughts

Every market is different, so it’s a smart idea to talk with a local real estate professional before making major upgrades. But generally, these five improvements offer some of the best bang for your buck. A few smart investments can lead to a quicker sale—and a higher price.

Ready to make your move? Start with a plan, prioritize these upgrades, and you’ll be well on your way to a successful sale.

Homeowners, Sellers

How to Sell Your Home and Buy Your Next Home

Posted on May 5, 2025May 1, 2025 by Liz Walker

Navigating today’s housing market presents unique challenges. While selling your home may be straightforward, securing a new residence can be daunting. Many homeowners need the equity from their property sale in order to obtain a loan on their next property purchase and many sellers are unwilling to accept an offer with a home sale contingency. This predicament has led many homeowners, from retirees aiming to downsize to young families seeking a larger home, to explore innovative housing solutions. One such strategy gaining traction is the home sale-leaseback, commonly known as “sell and stay.”

Understanding the Sell-and-Stay Real Estate Strategy

The sell-and-stay approach allows homeowners to sell their property and continue residing in it as tenants by leasing it back from the new owner. This arrangement, also referred to as a home sale-leaseback, enables homeowners to access the equity tied up in their property without the immediate need to relocate. However, it’s crucial to recognize that while this provides a lump sum of cash, it transitions the homeowner into a tenant role, introducing new financial responsibilities.

Benefits of the Sale-Leaseback Strategy

Access to Capital: Homeowners can unlock the capital tied up in their property without having to move immediately. This can be useful for retirement planning, debt consolidation, or funding other investments.
Flexibility: It allows homeowners time to find their next home without the pressure of a simultaneous sale and purchase. This can be particularly helpful in competitive markets.

Drawbacks of the Sell-and-Stay Model

Loss of Ownership: The most significant drawback is that the homeowner no longer owns the property, becoming a tenant subject to the terms of a lease agreement.
Rent Payments: Even though the former owners receive a lump sum from the sale, they now have a recurring rent payment, which can be a significant expense.
Market Fluctuations: If the real estate market declines after the sale, the homeowner may have sold at a less opportune time, potentially missing out on future appreciation.
Complexity: Sale-leasebacks can be complex transactions with legal and financial implications. It’s essential to have expert guidance; real estate attorneys are invaluable in these cases.

Conclusion

The home sale-leaseback strategy offers a unique solution for homeowners seeking liquidity without immediate relocation. This gives them the necessary time to locate their next property purchase. While it presents benefits like accessing capital and flexibility, it’s imperative to weigh these against potential drawbacks, including loss of ownership and ongoing rent obligations. Given the complexity of such transactions, consulting with a real estate professional, attorney and financial advisor is highly recommended to ensure alignment with personal financial goals and circumstances.