Tag: SELLER

Posted in Buyers, Homeowners, Sellers

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

Posted on by Liz Walker

“Should I wait?”

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

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

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

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

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

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

Buyers: How to Use the Waiting Period to Your Advantage

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

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

Strengthen Your Financial Foundation First

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

This is the time to focus on:

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

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

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

Learn the Local Market — Not Just the Listings

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

Understanding the local market means knowing:

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

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

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

Talk to a Lender Without Pressure

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

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

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

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

Sellers: Preparation Is Where Strong Sales Begin

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

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

Focus on High-Return Improvements

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

Simple improvements like:

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

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

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

Declutter and Pre-Pack Early

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

Starting early allows you to:

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

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

Plan Your Next Move Before You List

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

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

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

Renters: Flexibility Is a Tool — Use It Well

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

Negotiate Your Lease

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

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

Budget Like a Buyer

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

That exercise builds both savings and confidence.

Test Neighborhoods Before You Commit

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

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

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

Homeowners: Stay Ready Even If You’re Staying Put

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

Get a Market Snapshot

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

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

Time Your Life — Not Just the Market

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

Build an Exit Strategy Early

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

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

Final Thoughts: Waiting With Purpose Changes Everything

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

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

Perfect timing is luck.
Preparation is strategy.

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

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

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

Posted in Buyers, Homeowners, Sellers

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Posted in Uncategorized

Is a 50 Year Mortgage Worth It?

Posted on by Liz Walker

Here’s the Real Deal for Wisconsin Homebuyers

If you’ve been house-hunting anywhere in Juneau County — Mauston, New Lisbon, Necedah, Elroy — you’re probably noticing the same trend buyers everywhere are talking about: rising prices, rates that won’t quit, and lenders rolling out “creative” mortgage products to keep payments lower.

One of the newest buzzwords? 50-year mortgages.
Yep… lenders stretching the term way beyond the traditional 30-year just to make monthly payments more manageable.

But before you jump in, let’s break down what this actually means for you — the good, the bad, and the parts no one else is saying out loud.

🔥 The Pros of a 50-Year Mortgage

1. Lower Monthly Payments (the obvious perk)

Stretching your loan over 50 years drops your monthly payment. If you’re trying to get into a home near Castle Rock Lake, where vacation-area prices can run higher, this can be the difference between “we can swing it” and “no shot.”

2. Better Cash Flow for Your Life

Lower payments = extra bandwidth for things like:

  • Upgrading your place (new roof, insulation, windows — hello Wisconsin winters)
  • Paying down other debt
  • Building savings
  • Funding emergency repairs for septic, wells, or heating systems common in rural areas

3. Could Help First-Time Buyers Compete

When inventory is tight in towns like Mauston, Elroy, and Wonewoc, a 50-year term might make a higher-priced home achievable for buyers who are getting squeezed by interest rates.

⚠️ The Cons (you need to seriously think about these)

1. You’ll Pay Way More in Interest — Like… a lot more

A longer loan = more interest over the life of the mortgage. the total cost can be massive, like double the interest paid on a 30 year mortgage.
If you already feel “rate fatigue,” a 50-year mortgage magnifies it.

2. Slower Equity Building

In Juneau County, equity matters — especially if you ever want to upgrade, buy a lake property, or sell when the market shifts.
With a 50-year term, your equity grows at a snail’s pace here. 

3. Risk if Property Values Don’t Keep Up

If you buy in an area where prices rise slowly (think rural outskirts between Necedah and Elroy), you could be stuck underwater longer. 

4. Harder to Refinance Later

If rates drop and you want to refinance, you may not have built enough equity to make it worth it.

5. You Still Might Not Qualify

Not every lender may offer 50-year terms, and underwriting can be stricter. These products are still being discussed and not offered yet. They likely will come with higher interest rates or extra requirements.

So… Should You Consider a 50-Year Mortgage in Juneau County?

Here’s the truth:
A 50-year mortgage is a tool — not a magic hack.

It works best for buyers who:

  • Plan to stay in the home long-term
  • Need the lower monthly payment to stay comfortable
  • Understand what they’re actually paying over time
  • Expect income growth in the future
  • Are buying a property that historically appreciates (lake homes near Castle Rock? Probably yes. Middle-of-nowhere with no upgrades? Maybe not.)

It’s not ideal for buyers who:

  • Want to build equity quickly
  • Plan to flip, upgrade, or relocate in the next 5–10 years
  • Are stretching too far just to “make a payment work”
Posted in Uncategorized

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

Posted on by Liz Walker

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

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

1. The Current Market Snapshot

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

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

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

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

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

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

3. What This Means for Buyers

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

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

4. Smart Checklist for Sellers

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

✅ Prep the home.

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

✅ List at the right time and price.

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

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

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

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

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

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

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

6. Let’s Get Going

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

Here’s what I offer:

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

Let’s make your move strategic — not rushed.

Posted in 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, Homeowners, Sellers

The Risks of Waiving a Home Inspection

Posted on by Liz Walker

A home inspection is a crucial safeguard for your financial future, ensuring you’re fully informed before making one of the biggest purchases of your life. An inspection can uncover major issues—like faulty wiring, hidden water damage, or structural problems—that could cost tens of thousands to repair.

Beyond financial concerns, inspections are also critical for safety. They can identify hazards like unsafe heating systems, mold, or electrical work that might cause a safety risk and not be visible during a walk-through.

A home inspection is a few hundred dollars for peace of mind. That’s far better than spending thousands later on unexpected repairs.

Should You Ever Waive a Home Inspection?

Sellers may prefer offers without an inspection contingency because it reduces the risk of last-minute renegotiations. In a competitive market, some buyers waive inspections to speed up closing and make their offers more attractive.

While I never recommend skipping an inspection, one compromise is to include an “informational-only” inspection clause in your contract. This allows you to complete an inspection but removes the expectation that the seller will make repairs.

“If major issues arise, you can still back out,” Rosalia says. “You may lose your earnest money, but that might be a small price to pay compared to the cost of unexpected repairs.”

Should You Waive an Inspection for a Recently Built Home?

Some real estate professionals argue that if a home is new or if the seller provides a recent inspection report, waiving the inspection might be a reasonable risk. However, I advise my buyers to think of it like buying a used car—you wouldn’t purchase one without having a mechanic check it first.

Many assume that new construction means fewer issues, but that’s not always the case. I had a buyer that bought a recently built home that waived the home inspection only to discover once she owned the home that the foundation settled incorrectly causing a water intrusion problem. There was also a wiring problem with the electrical panel that caused several outlets and switches not to work.

Is It Ever OK to Waive an Inspection?

Experienced investors or home flippers with construction experience and a sizable repair budget might be willing to waive an inspection, but for most buyers, it’s simply not worth the risk.

The Bottom Line

Spending a few hundred dollars on a home inspection is almost always money well spent. At the very least, it provides a useful 5yr home maintenance guide and helps buyers understand potential future repairs.

If you’re in the market for a home in Juneau County and the surrounding area I am here to help. I have several home inspectors that I’ve worked with that I can recommend to give you peace of mind when purchasing a property. With years of experience in the real estate industry, I ensure my clients make informed decisions—without unnecessary risks.

Posted in Buyers, Homeowners, Sellers

Spring 2025 Real Estate Market Conditions

Posted on by Liz Walker

As the peak period for residential home sales approaches, prospective buyers may encounter a broader selection of properties and increased search flexibility. This development should make it easier to buy for those who have previously struggled to locate a residence that aligns with their specific requirements.

The balance of negotiation leverage between buyers and sellers may be relatively even at present. This time last year, the market favored sellers. Currently, as the spring season commences, the market is more equal between buyers and sellers depending on the property.

It is essential to recognize that local market conditions can vary significantly, depending on what type of property you are buying. Vacation home sales are still going strong, while the local residential housing market is still a challenge for first time home buyers because there are limited properties available in the $150,000 – $250,000 price point. Here is a summary of general market trends and guidance for the upcoming months.

When does the primary period for residential real estate transactions begin?

The majority of sellers in WI typically list their properties during the spring season, starting with the spring rise in temperatures and reaching its peak in late May and early June. This timing aligns with the influx of purchasers, many of whom aim to finalize their relocation during the summer months when schools are in recess. The convergence of increased seller activity and purchaser interest characterizes spring as the most active period.

Will competitive pressures diminish in 2025?

The real estate sector is subject to seasonal fluctuations, with spring typically marking a period of heightened activity. However, fluctuations in mortgage interest rates, which have exhibited volatility over the past two years, also influence market dynamics. Decreases in interest rates tend to stimulate buyer activity, while rate increases tend to lower demand.

The average days on market for a single family home was near 3 months in the first quarter of 2025. This is double the previous year days on market of 1.5 months. It is noteworthy that competitively priced properties still tend to sell fast. I believe there has been a trend among sellers to list their property higher than the market comparisons would dictate. Sellers are still under the impression that home prices are rising quickly as happened during the Covid years but this is no longer true. The real estate market has returned to normal.

Our nation’s political climate and economy is certainly playing a large part in the movement of real estate. Buyers and sellers have been overly cautious since before the presidential election last year which has made market activity stagnant. The market isn’t crashing but it’s not quickly rising either.

Will a greater selection of affordable properties be available?

The availability of affordable properties is contingent upon individual budget constraints and local market conditions. The number of homes sold in 2024 hit a 30 year low. However, generally, experts are anticipating an increase to inventory during this spring over last year but it will be a small increase..

Will interest rate drop this year?

Consumers shouldn’t wait for interest rates to drop. The expectation is that rates will remain in the mid 6% range throughout most of the year. Economists don’t expect mortgage rates to drop below 6% this year at all. The low rates from the last five years are a thing of the past so don’t wait to make a move based on a low mortgage rate. More concerning will be the rising costs of building materials as the need for new home construction due destruction from flooding, hurricanes and wildfires. New home prices and the costs to remodel are going to continue to rise so don’t wait for the perfect time to make a move.

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.