Tag: Buyers

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 Uncategorized

The Stuff No One Tells You Until You’ve Lived It

Posted on by Liz Walker

Real estate comes with all kinds of surprises — even when you swear you’ve done everything right. Everyone’s heard the stories: the friend who regretted their agent choice, the contractor who left someone hanging mid-project, the “dream home” that came with a few realities no one warned them about.

You take notes, you ask questions, you try to learn from other people’s mistakes. But sooner or later, something pops up that makes you say, “Seriously… why did NO ONE tell me this?”

The truth? Real estate is layered. Whether you’re buying, selling, renting, or fixing up the place you already own, there are details you only learn once you’re in the thick of it. You can’t avoid every surprise — but the major regrets? Those are almost always preventable when you know what to look out for.

This is the stuff people usually figure out too late. Let’s get ahead of it.

BUYERS

What Buyers Always Wish They’d Known Sooner

Anyone who’s bought a home will eventually confess something like, “We love it now, but I wish we had… insert hard-earned lesson here.”

Maybe they didn’t ask enough questions. Maybe they stretched their budget too tight. Maybe they were dazzled by a pretty kitchen and forgot to check what the neighborhood is like before school drop-off.

Buying a home is exciting, but it’s also emotional and fast. If you want to dodge the classic regrets, here’s where to start:

1. Your heart can pick the home — but your brain should handle the contract.

Falling in love with a house is normal. But emotion alone will talk you into ignoring red flags like aging roofs, loud neighbors, or expensive repairs.

The goal isn’t to shut down your gut feeling — just pair it with logic, data, and a willingness to walk away if something doesn’t line up.

2. You’re not just buying the house — you’re buying the entire life around it.

Most people tour the home and forget to tour the area.
And honestly? The area impacts your daily life 10x more than the countertops ever will.

Visit at different times of day. Drive the commute. Check noise, lighting, traffic, parking, and amenities. Make sure the life that comes with the home fits you.

3. Your real budget isn’t the lender’s number.

A pre-approval shows what a bank is comfortable lending — not what actually works for your lifestyle.
Once you add taxes, insurance, utilities, repairs, furniture, and “wow, this doesn’t fit the new house” purchases, the top of your pre-approval often feels tight.

Many buyers end up happier when they buy a little below their max. It leaves room to breathe — and to improve the home over time.

Buyer Takeaway:

The best decisions happen when your emotions and your strategy work together. Stay curious, ask more questions than you think you need to, and take your time. A confident “yes” beats a rushed regret every single time.

SELLERS

Regrets Sellers Share — And How To Avoid Them

Selling a home digs up its own set of “ugh, I wish we hadn’t done that” moments. The market changes constantly, and unless you sell often, it’s easy to miss major shifts in pricing, prep work, or buyer expectations.

Here’s where sellers usually stumble:

1. Overpricing upfront usually backfires.

Sellers often overvalue their home because they’re attached to it — or they’re watching list prices instead of actual sales data.

Overpricing leads to longer days on market, price drops, and buyers thinking something’s wrong with the property.

Strategic pricing isn’t underselling your home — it’s positioning it so it gets attention fast and builds competition.

2. Skipping prep work leaves real money on the table.

The “just list it and see what happens” approach is one of the fastest ways to lose buyer interest.
Fresh paint, minor repairs, deep cleaning, decluttering, staging — these steps can swing thousands of dollars in your favor.

Buyers decide how they feel about a home in the first few minutes. Make those minutes count.

3. Your agent matters — more than most people realize.

A skilled agent isn’t just unlocking doors. They’re running market analysis, tracking pricing shifts, catching red flags in offers, and negotiating hard on your behalf.

I’ve seen sellers assume their market was “hot” only to find out the high sales they were watching came after huge price cuts and concessions hidden under the surface. That’s the kind of nuance you don’t see on consumer sites — but it directly impacts your bottom line.

Seller Takeaway:

Successful sellers aren’t lucky — they’re strategic.
Price with data, prep intentionally, and work with someone who understands the market beyond the headlines.

RENTERS

Renting Seems Simple — Until It Isn’t

Renting feels low-pressure compared to owning, but renters deal with their own version of regrets — usually because they moved too fast or didn’t dig into the details.

Here’s what trips people up:

1. Reading the lease isn’t the same as understanding the lease.

The fine print covers things like rent increases, deposits, pets, guests, repairs, and early termination.
If you don’t fully understand what you’re signing, you could get burned later.

Ask questions. Get clarity. Don’t assume anything is “standard.”

2. The perfect place at the wrong time still ends up being the wrong place.

Renters often force a place to “make sense” even when it strains the budget or no longer fits their lifestyle. Flexibility is the whole point of renting — use it.

3. If you don’t document the condition, you’re risking your deposit.

Photos. Videos. Notes. Emails.
If you don’t record the condition when you move in, you might be blamed for damage that was already there.

Renter Takeaway:

Renting isn’t lower-stakes — it’s just different stakes. Be intentional, ask questions, and protect yourself with documentation.

HOMEOWNERS

The “No One Warned Me About That” Chapter of Homeownership

Even when everything looks good on inspection, surprises love to show up after closing.

Here’s where homeowners usually feel blindsided:

1. Small maintenance issues become big expenses if you ignore them.

Leaky pipes, clogged gutters, aging HVAC units — little things turn into big bills fast.
A basic seasonal checklist and a slush fund for repairs make a massive difference. Try saving 2% of the purchase price every year for those unsuspected pop up repairs.

2. The layout that looked amazing during showings might not work for real life.

That open floor plan? Great until someone’s on a Zoom call and someone else is making breakfast.
Sometimes the fix is simple — rearranging spaces, adding storage, or making small functional tweaks.

3. Owning a home doesn’t mean you can do anything you want with it.

Local zoning, setbacks, ordinances, and HOA rules all have a say.
Before you build a shed, add animals, rent the home short-term, or take down trees — check the rules. It can save you serious money and headaches.

Homeowner Takeaway:

Homeownership always comes with surprises, but being proactive reduces how often you get caught off guard.

THE BOTTOM LINE

Hindsight is helpful — but foresight is powerful.

Most real estate regrets come from not knowing the right questions to ask until it’s too late. If you stay curious, stay realistic, and stay informed, you’ll sidestep a lot of the stress that catches people off guard.

And that’s exactly why I share what I share — so you don’t have to learn the hard way.

Posted in Buyers, Sellers

Is the Real Estate Market finally Crashing?

Posted on by Liz Walker

The 2025 Housing Market: Cooling, Yet Surprisingly Resilient

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

1. Home Sales Are Normalizing

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

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

2. Pending Home Sales Are Slowing

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

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

3. Prices Still Expected to Rise

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

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

4. More Seller Listings Offer Buyers Choices

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

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

5. Listing Prices Are Holding

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

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

6. Real Estate Remains the Top Long-Term Investment

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

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

7. Sales Forecasts Show Sustainable Growth

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

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

8. Construction Has Finally Recovered

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

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

9. Mortgage Rates May Ease

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

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

10. Inflation Is Still the Top Money Worry

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

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

Key Takeaways for Buyers and Sellers

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

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

Posted in Buyers, Sellers

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

Posted on by Liz Walker

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

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

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

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

The Real Estate Market Outlook

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

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

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

Posted in Buyers, Homeowners

How Long Does it Take to Build a House?

Posted on by Liz Walker

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

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

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

🏗️ Pre-Construction (1 to 3 Months)

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

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

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

🔨 Foundation (1 to 3 Weeks)

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

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

Weather and soil conditions are the biggest wildcards here.

🏠 Framing & Roofing (1 to 2 Months)

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

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

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

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

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

🧱 Interior & Exterior Finishes (1 to 2 Months)

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

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

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

✅ Final Walkthrough & Inspections (2 to 4 Weeks)

This last phase includes:

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

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

⏳ What Can Delay the Timeline?

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

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

🏡 Should You Build or Buy?

Here’s how the timelines stack up:

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

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

Posted in Buyers

WHAT CREDIT SCORE DO YOU NEED TO BUY A HOUSE?

Posted on by Liz Walker

What Credit Score Do You Need to Buy a House?

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

Why Your Credit Score Matters

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

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

A higher credit score usually means:

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

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

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

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

Conventional Loans

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

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

FHA Loans

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

VA Loans (for Veterans and Active Duty)

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

USDA Loans (for rural or small-town homes)

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

What If Your Credit Score Is Low?

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

🏦 Check with Credit Unions or Local Banks

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

🏡 Way to Improve Your Credit

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

👥 Add a Co-Signer or Co-Borrower

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

Final Thoughts

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

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

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

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

Posted in Buyers

Understanding Down Payments: How Much Do You Really Need?

Posted on by Liz Walker
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How Much Is a Down Payment on a House?

Shopping for a new home is both exciting and mystifying. One of the questions you may have is how much is a down payment on a house? That can vary quite a bit, depending on the purchase price of your home, the type of loan you get, your credit score and other factors. Knowing how much down payment on a house is required can help you determine how much you need to save before looking for a home.

What is a Down Payment?

A house down payment is the portion of the home’s total purchase price that you pay upfront. Most people take out a mortgage loan to pay the balance. For example, how much is a down payment on a 300K house? If you buy a $300,000 house and you have a $30,000 down payment, you would need a $270,000 mortgage.

The down payment for a house is paid in a lump sum, at closing. The higher the down payment, the less the buyer will need to finance and the lower the monthly loan payments will be.

Is a Down Payment the Same as Earnest Money?

No, an earnest money (EM) deposit is a payment from you to the seller when you make an offer on a house. The purpose of the EM is to show the seller that you’re serious about buying the house, and it gives you time to secure financing and arrange for a home inspection. Think of it as putting a purchase on hold at a store for a small cost.

The EM is usually held in an escrow account until the deal closes and you get your keys. The EM can range from 1%–10% of the home’s price, depending on the purchase price of the property. Once the purchase is completed, the EM goes toward your down payment.

Here’s an example of how your down payment and your EM affect your mortgage amount and the amount you need to pay when your deal closes.

Purchase price$300,000
Earnest money deposit (EM)$3,000
Down payment for house$30,000
Amount due at closing$27,000 ($30,000 – $3,000)
Mortgage amount$270,000

How Much Is a Down Payment on a House?

The amount you need for a down payment depends on the purchase price of the house, the type of loan you get to finance your purchase, your credit score, and a few other factors. These are the major loan types:

  • Conventional Home Loans: Typically require 3%–20% down, depending on the specific lender and your credit profile.
  • Federal Housing Administration (FHA) Loans: Require a minimum 3.5% down payment for borrowers with a credit score of 580 or higher. If your credit score is lower, the down payment amount is 10%.
  • VA Loans: Require 0% down for eligible military service members, veterans, and surviving spouses.
  • US Department of Agriculture (USDA) Loans: Provide 100% (0% down payment) financing for home buyers with low to average income if they’re purchasing a home in our rural WI area (as defined by the USDA).
  • WHEDA Loans: 100% financing available for home buyers with income and purchase limits in the State of Wisconsin.

If you’re wondering how much is the average down payment on a house, it varies based on several factors. The average down payment on a house for first-time buyers is often lower due to assistance programs, but overall, buyers typically put down between 6% and 12%.

What is Mortgage Insurance?

Mortgage insurance also known as PMI is often required by lenders (the bank, mortgage company, or person who lends you the money to pay for your house). It is a montly payment that is added on to your monthly mortage payment.

  • Conventional home loans usually require private mortgage insurance (PMI) if your down payment is less than 20%. This can usually be removed once you have made enough mortgage payments to cover the 20%, also known as having 20% equity in the home.
  • All FHA loans require mortgage insurance, which is paid directly to the FHA. This type of insurance requires an upfront fee and monthly payments, but the upfront fee can be rolled into your mortgage.
  • USDA and WHEDA loans also require mortgage insurance and work similarly to FHA loans, though the insurance tends to be less expensive.
  • For VA loans, the VA guarantees a portion of the loan, so you don’t need PMI. There is a VA funding fee due at closing, but it can be rolled into the loan amount.

Mortgage insurance is intended to protect the lender in case you don’t make your mortgage payments, or you abandon your home.

Is It Better to Make a Large Down Payment?

Yes, if you can afford it, a larger house down payment has several advantages:

  • Eliminates or reduces the cost of mortgage insurance
  • Reduces your monthly mortgage payments
  • Reduces the total interest paid over the life of the mortgage, which effectively lowers the cost of the house

That said, not everyone can afford a large down payment, which is why lenders and government agencies offer different options. Some home buyers also prefer to keep some cash on hand rather than applying all their savings to a down payment for a house. Although I can’t give financial advice, I can discuss your down payment with you and serve as a sounding board as you weigh your options.

How to Save for a Down Payment

Saving for a down payment can be a big challenge, especially if you’re already paying rent. However, there’s no time like the present to get started, and making a few sacrifices now will pay off when you’re able to make that down payment. Here are some tips to help you get started:

  • Set a savings goal: Having a specific target makes it easier to stay on track. When you see yourself making progress toward your goal, it will encourage you to keep going.
  • Automate savings: Set up automatic transfers to a dedicated savings account. Talk to your bank about how to set up an account that’s more difficult for you to dip into impulsively.
  • Reduce discretionary spending: Do an audit of your subscriptions and other periodic payments to see which ones you can eliminate. Try to cut spending on things like eating out and entertainment. This may sound impossible, but it can be done; look around the internet for tips and guides on how to save money in your everyday life.
  • Consider down payment assistance programs: Many states offer grants and low-interest loans to help first-time buyers.

Homebuyer Assistance Programs

There are several federal and state programs to help Americans purchase homes. Be sure to look into these, especially if your down payment for house savings is still growing.

  • FHA Loans: Low down payment and more lenient credit requirements.
  • VA Loans: No down payment is required for eligible veterans.
  • USDA and WHEDA Loans: No down payment for homes in our central WI qualifying rural areas.
  • Down Payment Plus Assistance (DPP) Programs: There are grants, forgivable loans, and tax credits available for first-time buyers. The Down Payment Plus Program offers up to $10,000 as a grant towards your down payment and closing costs.
Posted in Buyers, Homeowners, Remodeling, Sellers

The Inexpensive Power of Paint

Posted on by Liz Walker

It’s amazing what a little bit of paint can do to transform a dated kitchen! It was such an inexpensive transformation. All it took was a quart of paint and a couple of hours of labor. I’m going to pat myself on the back here because it was my suggestion. I sold the owner the home about a year ago. I stopped in this week to catch up with her and she showed me all the improvements she made. When we got to the kitchen she asked me my opinion on the cabinets as she was thinking of painting everything.

This kitchen has 1970’s style cabinets. Originally they were mostly white but with some light wood trim accents which gives it that dated look. All the appliances are black and the stone countertop has black flecks in it as well as having black cabinet hardware. So it was an easy suggestion to paint that wood trim black. The whole look changed from the dated 70’s to a modern black and white trend.

I love to chat with clients who are working through remodeling. Feel free to reach out to me if you want to bounce some ideas around on a project you are working on. I’ve been in hundreds of homes and have seen some pretty clever ideas to handle all sorts of issues. Paint tends to be the cheapest and easiest fix to dated bathroom fixtures, wood paneling, and kitchen countertops and cabinets. It certainly beats the expense of complete replacements if you don’t plan on staying in the home for a long time.

Posted in Buyers, Homeowners, Sellers

Sellers, Don’t Fear Government Loans

Posted on by Liz Walker

I think one of the biggest fears for sellers is a buyer that is pre-approved for a government loan program. This fear is not based on the ability of the buyer to have sufficient finances to obtain the loan but rather on the possible reasons the home could be denied for the loan. Yes, you read that right, the home can be denied.

Let me say though that with the hundreds of transactions I’ve handled, very rarely does an offer to purchase fall through due to the condition of the home. Generally, there are some basic repairs that need to be made but the seller and buyer can negotiate how to get that done. One recent case, three steps outside a home needed a handrail. I was working with the buyer and I suggested to them that they offer to build it themselves before closing. The seller was a single woman who was not in a great financial position to hire someone to get the job done. The buyer on the other hand was a couple with some basic skills so they built the handrail themselves in a matter of days.

I’ve had buyers willing to paint or scrap paint off decks. Oddly enough paint stripped off wood is fine for government loans, you just can’t have peeling paint. Other times the buyers swapped traditional outlets with GFCI outlets. For the person with the right skill set, the list of possible issues really are pretty minor things. Sellers shouldn’t fear the possiblility of repairs because a willing buyer just might do the work for you.