Tag: real-estate

Posted in Homeowners, Sellers

The Ultimate Home Selling Checklist

Posted on by Liz Walker

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

Prior to Listing

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

Assemble Your Financial Documentation

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

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

Property Evaluation and Bigger Repairs

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

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

Interior Fixes

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

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

Exterior Cleaning and Updates

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

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

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

Marketing Your Home

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

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

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

Posted in Buyers, Homeowners, Sellers

Juneau County Real Estate Market Update — 2025 Local Trends

Posted on by Liz Walker

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

Current Local Market Snapshot

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

What These Local Trends Mean

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

📈 Strategy Tips for Buyers & Sellers

For Sellers:

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

For Buyers:

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

Is the Real Estate Market finally Crashing?

Posted on by Liz Walker

The 2025 Housing Market: Cooling, Yet Surprisingly Resilient

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

1. Home Sales Are Normalizing

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

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

2. Pending Home Sales Are Slowing

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

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

3. Prices Still Expected to Rise

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

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

4. More Seller Listings Offer Buyers Choices

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

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

5. Listing Prices Are Holding

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

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

6. Real Estate Remains the Top Long-Term Investment

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

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

7. Sales Forecasts Show Sustainable Growth

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

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

8. Construction Has Finally Recovered

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

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

9. Mortgage Rates May Ease

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

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

10. Inflation Is Still the Top Money Worry

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

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

Key Takeaways for Buyers and Sellers

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

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

Posted in Buyers, Sellers

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

Posted on by Liz Walker

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

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

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

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

The Real Estate Market Outlook

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

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

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

Posted in Buyers, Homeowners

How Long Does it Take to Build a House?

Posted on by Liz Walker

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

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

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

🏗️ Pre-Construction (1 to 3 Months)

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

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

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

🔨 Foundation (1 to 3 Weeks)

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

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

Weather and soil conditions are the biggest wildcards here.

🏠 Framing & Roofing (1 to 2 Months)

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

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

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

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

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

🧱 Interior & Exterior Finishes (1 to 2 Months)

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

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

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

✅ Final Walkthrough & Inspections (2 to 4 Weeks)

This last phase includes:

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

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

⏳ What Can Delay the Timeline?

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

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

🏡 Should You Build or Buy?

Here’s how the timelines stack up:

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

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

Posted in Buyers

WHAT CREDIT SCORE DO YOU NEED TO BUY A HOUSE?

Posted on by Liz Walker

What Credit Score Do You Need to Buy a House?

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

Why Your Credit Score Matters

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

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

A higher credit score usually means:

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

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

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

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

Conventional Loans

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

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

FHA Loans

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

VA Loans (for Veterans and Active Duty)

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

USDA Loans (for rural or small-town homes)

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

What If Your Credit Score Is Low?

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

🏦 Check with Credit Unions or Local Banks

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

🏡 Way to Improve Your Credit

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

👥 Add a Co-Signer or Co-Borrower

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

Final Thoughts

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

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

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

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

Posted in Homeowners, Sellers

Home Sellers Are Pricing Like It’s 2021

Posted on 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

Posted in Homeowners, Remodeling, Sellers

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

Posted on 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.

Posted in Uncategorized

Why Some Homes Sell Faster Than Others

Posted on by Liz Walker

Why Some Homes Sell Faster Than Others

As you think ahead to your own move, you may have noticed some houses sell within days, while others linger. But why is that? As Redfin says:

“. . . today’s housing market has been topsy-turvy since the pandemic. Low inventory (though rising) and high prices have created a strange mix: Some homes are flying off the market, while others sit for weeks.”

That may leave you wondering what you should expect when you sell. Let’s break it down and give you some actionable tips on how to make sure your house is one that sells quickly.

Homes Are Still Selling Faster Than Pre-Pandemic

The first thing you should know is that, in most markets, things have slowed down a little bit. While you may remember how quickly homes sold a few years ago, that’s not what you should expect today.

Now that inventory has grown, according to Realtor.com, homes are taking a bit longer to sell in today’s market (see graph below):

But before you get hung up on the ten-day difference compared to the past few years, Realtor.com will help put this into perspective:

“In April, the typical home spent 50 days on the market . . . This marks the 13th straight month of homes taking longer to sell on a year-over-year basis. Still, homes are moving more quickly than they did before the pandemic . . .”

By this comparison, if your house does take a little more time to sell this year, it’s not really a concern. It’s actually still faster than the norm. Plus, it gives you a bit more time to find your next home, which is welcome relief when you’re trying to move, too.

Just remember, some homes sell in less time than this. Some take even longer. So, what’s the real difference? Why do some homes attract eager buyers almost instantly, while others sit and struggle?

It comes down to having the right agent and strategy. Here are a few tips you need to know. 

1. Price It Right

One of the biggest reasons homes sit on the market is overpricing. Many sellers want to shoot for a higher price, thinking they can lower it later – but that backfires by turning buyers away.

What to do: Work with an agent that will stick to their pricing strategy and not agree to your higher price plans. I’ll analyze recent comparable sales (what other homes have sold for recently in your area plus compare the condition of the home to yours), so you know you’re pricing appropriately for today’s market and what buyers are willing to pay. As Chen Zhao, Economic Research Lead at Redfin, explains:

“My advice to sellers is to price your home fairly for the shifting market; you may need to price lower than your initial instinct to sell quickly and avoid giving concessions.”

2. Focus on the First Impression

A messy yard or a house that needs paint? It’ll turn buyers off. Since buyers decide within seconds whether they like a home, a good first impression is key.

What to do: Outside, clean up your front yard, tidy up your landscaping, power wash walkways, and add fresh mulch. Inside, declutter and depersonalize. And consider minor touch-ups like repainting in a neutral tone. I will offer advice on what to prioritize based on your budget.

3. Strong Marketing & High-Quality Listing Photos

If your listing or your photos don’t look professional, you could have trouble drawing in buyers who think you’re trying to cut corners.

I Offer: 

  • High-resolution, edited listing photos showing the home in its best light.
  • 2-D Floor Plans, 3-D Interactive Floor Plan, Video Tours
  • Aerial Photography
  • Detailed descriptions that highlight SEO features of your house.
  • Your listing on multiple platforms, including major real estate sites
  • Paid and Targeted Social Media Advertising

4. The Location of the Home

You may have heard the phrase “location, location, location” when it comes to real estate. And there’s definitely some truth to that. Homes in highly sought-after neighborhoods tend to sell faster.

What to do: While you can’t change where your house is located, I can highlight the best features of your neighborhood or community in your listing. By showcasing what’s great about your area, they can help draw buyers into what life would look like in your house.

Bottom Line

Homes that sell quickly don’t necessarily have better features – they have better agents and a better strategy.

Are you thinking about selling? Let’s talk about how to get your home sold quickly and for top dollar.

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.