🌼 Get Spring-Ready: The March Home Maintenance Tune-Up

Buying a home isn’t just about finding a place you love — it’s about having the knowledge to make the best decision. March is the perfect month to sharpen your buyer skills.

Buyer Skills

• Understanding interest rates
  → Why it matters: Rates change your budget more than the home price.

• Reading a property disclosure
  → Why it matters: Protects you from costly surprises.

• Learning how to compare neighborhoods
  → Why it matters: Long-term value depends on location.

• Knowing what repairs are negotiable
  → Why it matters: Saves thousands during inspections.

• Reading a CMA (Comparable Market Analysis)
  → Why it matters: Helps you avoid overpaying in competitive markets.

Want to schedule a Buyer Consultation? Comment BUYER!

March is the quiet power month of real estate. The weather starts to shift, buyers start browsing again, and the homes that hit the market in April and May? They’re usually the ones whose owners used March wisely.

If you’re thinking about selling this spring, this is your head start. And if you’re buying, this is when smart prep gives you an edge before competition heats up.

🌷 What Sellers Should Be Doing in March

1) Declutter like you’re moving (because you are)
Pack away 30–40% of what’s in closets, cabinets, and shelves. Your goal is space, not storage.

2) Handle the small repairs now
Dripping faucet, loose handle, scuffed trim, sticky door. Tiny issues signal “deferred maintenance” to buyers.

3) Start curb appeal early
Rake beds, edge borders, add fresh mulch, and plant a few cold-tolerant flowers. First impressions start at the sidewalk.

4) Deep clean the forgotten spots
Baseboards, vents, windows, grout, and under sinks. Clean homes feel cared for.

5) Neutralize & brighten
Swap heavy décor for light, simple touches. Open curtains. Add lamps. Think airy and calm.

6) Walk your home like a buyer
What would catch your eye if you were seeing it for the first time? That’s your to-do list.

🏡 What Buyers Should Be Doing in March

1) Meet with a lender now
Know your numbers before you fall in love with a house.

2) Make your must-have / nice-to-have list
Clarity prevents rushed decisions in multiple-offer moments.

3) Drive neighborhoods at different times
Get a feel for traffic, noise, and the vibe after work hours.

4) Be ready for April listings
The best homes go fast once the spring wave hits. Preparation = confidence.

The Big Idea

Spring rewards the prepared. Sellers who use March to get ahead often sell faster and for more. Buyers who use March to get organized compete with less stress and better outcomes.

If spring is on your radar, March is where the real work (and advantage) begins.

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Start Strong: The Homeowner’s January Reset Checklist

January is the perfect month to reset your home just like you reset your goals. A little organization and maintenance now sets the tone for a smoother, more productive year. Whether you're planning to sell, refinance, or simply enjoy a more peaceful home, these tasks make a huge difference.

Your January Reset Tasks (and Why They Matter)

Refresh your home budget
→ Why it matters: Helps you track expenses, plan upgrades, and spot savings opportunities early.

Declutter one room at a time
→ Why it matters: Creates space, reduces stress, and makes your home feel instantly bigger.

Change HVAC filters
→ Why it matters: Extends the life of your system and improves air quality.

Organize important documents
→ Why it matters: Insurance, warranties, and tax forms are easier to access when you need them.

Set home project goals for the year
→ Why it matters: Keeps you accountable and prevents last-minute expensive repairs.

What’s the first home habit you want to improve this year? Comment your January goal!

Should You Sell During the Holidays? The Surprising Benefits

Many homeowners think the holidays are the worst time to sell a house. After all, people are busy traveling, shopping, and celebrating—who has time to house hunt? The truth may surprise you: selling your home during the holidays can actually work in your favor. Here’s why.

🎄 Benefit #1: Serious Buyers Only

Buyers who are shopping in December aren’t just “kicking tires.” They’re motivated to move, whether due to job relocation, personal deadlines, or taking advantage of end-of-year tax breaks. These are the buyers who are ready to write an offer.

🏡 Benefit #2: Less Competition

Since many sellers wait until spring, the housing market in December has lower inventory. That means your home has a greater chance of standing out to buyers who have fewer options to choose from.

✨ Benefit #3: Holiday Staging Creates Warmth

A cozy fire, twinkling lights, and festive scents can make your home feel especially inviting. Buyers often connect emotionally with a house during this time, picturing themselves celebrating holidays there in the future.

🎁 Benefit #4: End-of-Year Deadlines Drive Action

Some buyers may need to close before the end of the year for tax purposes, relocation packages, or personal goals. These deadlines can speed up negotiations and closings.

🕯️ Benefit #5: Flexible Showings Work Wonders

While you may want to limit showings during family gatherings or holiday parties, flexibility is key. With fewer buyers shopping, being available for showings—even during the busy season—can pay off big.

✨ Bottom Line: Don’t let the holiday season scare you away from selling. With less competition, serious buyers, and a cozy holiday atmosphere, December can be a surprisingly smart time to list your home.

👉 Thinking of selling your home this holiday season? Let’s connect—I’ll help you take advantage of the festive market and position your home to shine.

Home for the Holidays: How to Find Your Dream House Before Year’s End

Here’s why—and how you can land your dream house before the new year.

The holidays are around the corner, and while most people are busy planning dinners, shopping for gifts, and decorating, many buyers assume it’s a bad time to shop for homes. The truth? The end of the year can be one of the best times to buy.

🎁 Reason #1: Motivated Sellers

Sellers who list during November and December aren’t just “testing the market”—they usually need to move. Whether it’s for job relocation, financial reasons, or personal timing, these sellers are often more open to negotiation. That means you might score a better deal.

🎄 Reason #2: Less Competition

Spring and summer bring out droves of buyers, but in the holiday season, the market cools off. With fewer buyers in the game, you face less competition. This makes it easier to get your offer accepted without bidding wars.

🛷 Reason #3: Faster Transactions

Since fewer homes are being bought and sold during the holidays, lenders, inspectors, and title companies may have more availability. That means your closing process could be quicker and less stressful compared to peak seasons.

🔑 Reason #4: You’ll Start the New Year in Your New Home

Imagine ringing in the new year in your very own home. Buying in November or December means you can get settled, decorate, and start 2026 fresh with a space that’s truly yours.

🕯️ Pro Tip: Don’t Be Distracted by Holiday Décor

When touring homes, look past the Christmas lights or Thanksgiving centerpieces. Focus on the bones of the home: layout, size, condition, and neighborhood. Décor comes down once the season ends, but the home itself is what really matters.

✨ Bottom Line: If you’re ready to buy, don’t wait for spring. November and December offer hidden opportunities for savvy buyers who want less competition and motivated sellers.

👉 Want to find the perfect home before the year ends? Reach out—I’ll help you shop smarter this holiday season.

Thinking Why Foundations in Missouri Aren’t Always a Red Flag

“Foundation Issues”

When you hear “foundation issues”, it can sound alarming. After all, your foundation is the base of your home’s stability. But in Missouri, where clay-heavy soil and unpredictable weather are part of daily life, foundation concerns aren’t always a deal breaker. In fact, they’re more common—and often more manageable—than many people realize.

For Buyers: What You Should Know

As a buyer, it’s easy to see a crack in the basement and think “major problem!” But here’s the truth:

Normal settling happens

Hairline cracks are extremely common in Missouri homes due to our expansive soil. Most are cosmetic, not structural.

Inspection is key

A professional can tell the difference between minor settling and something that needs repair. Many issues, like sealing a crack or adding drainage, are simple fixes.

Repaired foundations can be strong

If repairs were made, look for documentation and transferrable warranties. These can actually provide extra peace of mind compared to an untouched home.

👉 Bottom line: Don’t rule out a house just because it mentions “foundation repairs.” With inspection and the right information, you can confidently decide if the home is safe and sound.

For Sellers: Don’t Panic About Foundation Concerns

As a seller, hearing “foundation” might make you worry your home won’t sell—but that’s not the case.

It’s common in Missouri

Buyers (and their agents) know that foundation movement is part of living here.

Repairs add credibility.

Having documentation of past repairs or warranties actually reassures buyers that the issue was handled properly.

Transparency helps you.

Disclosing foundation history builds trust and often prevents problems during inspections or negotiations.

👉 The truth: Homes with foundation repairs sell all the time in Missouri. Handled the right way, it doesn’t have to hurt your listing.

Final Thoughts

Missouri’s soil and climate make foundation movement almost unavoidable. But that doesn’t mean it’s always a red flag. For buyers, knowledge and inspections give you clarity. For sellers, transparency and repair records give you leverage.

Instead of viewing foundation notes as a deal breaker, think of them as a normal part of homeownership in our state—something to understand, manage, and move forward from with confidence.

How to Prepare to Sell your Home

Congratulations, You’ve Decided to Sell Your Home!

You’re probably thinking, “What do I need to do to prepare?”
Don’t worry—I’ve got your back!

Before you dive into the checklist below, if you haven’t already read “The Home Selling Process and What to Expect”, I highly recommend checking it out first. It’ll give you the big-picture view of what’s coming, so you feel confident and in control every step of the way.

🏡 Selling Your Home Isn’t Just Putting a Sign in the Yard

...and that’s just scratching the surface.

That’s why having a Realtor like me by your side makes all the difference. I’ll guide you through each step so you don’t have to guess or stress. Listening to your agent’s advice (especially early on) helps you attract more buyers, secure better offers, and close with the best possible terms.

🛠️ Steps to Prepare Your Home for Sale

Let’s make sure your home makes the best first impression—and stands out in today’s market.

1. Start With a Deep Clean

Think of it as giving your home a fresh start. Clean everything from baseboards to ceiling fans, and don’t forget areas like inside cabinets and appliances. A sparkling home sends the message that it’s been well cared for and move-in ready.

Pro Tip: If deep cleaning isn’t your favorite task, hiring a professional cleaning crew can be a game-changer.

2. Declutter Your Home

Pack away anything you don’t use daily. This includes personal photos, knick-knacks, off-season clothes, and excess furniture. Less clutter = more space, and more space = more appealing to buyers.

3. Touch Up & Paint

Neutral colors create a blank canvas buyers can imagine themselves in. Freshen up walls, baseboards, and high-traffic areas. If anything looks worn or bold, it’s probably time for a refresh.

4. Finish Any Needed Updates

Got that one doorknob that’s been loose for years? Or a faucet that drips? Now’s the time to handle those lingering to-do’s. Buyers notice everything—and small issues can give the impression the home hasn’t been well maintained.

5. Eliminate Odors & Freshen the Air

Buyers use all five senses during a showing. If your home smells like pets, food, or anything less-than-fresh, that could be a dealbreaker. Clean carpets, air out rooms, and consider adding a light, neutral scent like citrus or fresh linen.

6. Boost Curb Appeal with Landscaping

First impressions start at the curb. Trim overgrown bushes, mow the lawn, add fresh mulch, and maybe pop in a few flowers or plants. You don’t need a full garden overhaul—just make it neat, tidy, and welcoming.

7. Stage It to Sell

Staging doesn’t mean your home has to look like a magazine—it just means setting the stage for buyers to picture themselves living there. Fluff the pillows, add a cozy throw, set the dining table, and bring in some greenery or fresh flowers.

✅ Final Thoughts

Selling your home can feel like a lot—but it doesn’t have to. With the right preparation and the right agent (hi, that’s me!), the process becomes clear, manageable, and way less stressful.

Need help figuring out where to start? I offer personalized walk-throughs and checklists tailored to your home. Let’s set you up for success, together.

Let's Talk Real Estate Compensation

🏡 Let’s Talk Real Estate Compensation

Real estate compensations have been a hot topic lately—and for good reason.
How much do agents really make?
Why do they earn what they do?
Are compensations too high? Are they negotiable? Who pays what?

I get it—it can be confusing, especially now with shifts happening in the industry. So let’s break it down and talk about what’s really going on behind those compensation numbers you see at closing.

💬 Are Real Estate Compensation Negotiable?

Yes, compensations are negotiable! And every agent is going to charge their own amount.
But before we dive into how that works, let’s look at where the compensation actually goes

❗❗Spoiler alert: your agent doesn’t walk away with the whole thing.❗❗

🧾 The Breakdown of a Real Estate Compensation

Breakdown

When you see a compensation amount on a closing statement—say, $8,000—you might think your agent is cashing in big. But here's a more realistic breakdown of where that money goes:

1. Brokerage Split (10%–36%)

Let’s say the agent is on a 64/36 split with their brokerage. That means $2,880 of the $8,000 goes straight to the brokerage. This pays for:

• Office space & utilities

• Front desk/admin staff

• Printers, scanners, and tech

• Continuing education

• Support, masterminds, and training

👉 The higher the brokerage support, the more resources the agent has to serve you better.

2. Transaction Management

Experienced agents often pay out of pocket for a transaction coordinator or admin to make sure everything is compliant, timelines are met, and nothing falls through the cracks.

3. Taxes (25%–30%)

Yes, agents are self-employed—so they set aside 25–30% for taxes.
From that $8,000 compensation, that could be another $2,000+ going straight to Uncle Sam.

4. Business Expenses (Marketing, Gas, Babysitters, etc.)

Another chunk—usually 30% or more—goes right back into running their business:

• Gas for showings

• Childcare during appointments

• Marketing & advertising your home

• Pop-by gifts and client appreciation

• Closing gifts

• CRM systems, lockboxes, professional photos, signage, etc.

So after all the splits, taxes, and reinvestments, the agent may actually keep less than 25–30% of the compensation for themselves.

🏠 So...Why Does This Matter?

Buying or selling a home is one of the biggest financial decisions you’ll ever make.
You want someone who is:

• Experienced

• Educated

• A great negotiator

• Deeply invested in your success

You wouldn’t ask a nursing student to perform open-heart surgery.
You wouldn’t want a law student arguing your million-dollar case.
So when you hire a real estate professional, you want someone who’s not just “in the business,” but invested in YOU—with the tools, experience, and time to make your experience smooth and successful.

📊 Real Example:

Let’s go back to that $8,000 compensation example:

• Brokerage (36%): $2,880

• Taxes (25%): $2,000

• Business Expenses (30%): $2,000

• Take-Home Pay: Around $1,120

That’s less than you’d think, right?

👋 Final Thoughts

Real estate compensations aren't just a paycheck—they’re what powers an agent’s ability to serve their clients at a high level.
We wear a lot of hats: negotiator, project manager, market expert, emotional support system, and problem-solver.

💰 Let’s Talk Big Compensations: What About $700K+ Homes?

Luxury Homes Sales

So what about those big-ticket sales—homes selling for $700,000 or more, where the compensation might be $20,000+?

At first glance, it might seem like the agent is doing the same amount of work as they would for a $300K home—so why the bigger check?

Let’s break that myth.

🏡 Luxury Listings Take Luxury Marketing

When you're dealing with luxury real estate, you’re no longer just selling a house—you’re selling a lifestyle and an experience.
And everything about the process—from marketing to staging to showings—has to reflect that.

📽️ Professional Videography & Photography

Standard photos won’t cut it. Luxury homes often require:

• Drone footage

• Cinematic walk-through videos

• Twilight shots

• Lifestyle-focused visuals

These can cost thousands of dollars—and guess what? The agent typically pays for this upfront

🛋️ Staging & Styling

Staging a luxury home means creating a space that feels aspirational yet approachable. This could include:

• Designer furniture rentals

• Custom decor

• Professional staging consultants

🍾 Upscale Open Houses & Events

A typical open house might include cookies and flyers.
A luxury open house? Totally different ballgame:

• Catered food

• Craft cocktails or wine

• Live music or entertainment

• Giveaways, valet parking, candles, custom signage

It’s about creating a brand experience that resonates with high-end buyers and sets the tone for the value of the home.

💸 Upfront Investment

Many luxury agents will invest $5,000–$10,000 of their own money to market a high-end listing—before the home even goes under contract.

Why? Because in this price point, presentation is everything, and first impressions matter more than ever.

💼 The Risk Factor

Let’s not forget: agents don’t get paid unless the home sells.
So when they put thousands of dollars into luxury marketing, they’re taking on real financial risk. If the home doesn’t sell, they don’t get reimbursed for any of it.

🔑 In Luxury, You're Hiring a Strategist, Not Just a Salesperson

With a luxury property, it’s not about sticking a sign in the yard and crossing fingers.
It’s about strategy:

• Pricing analysis based on micro-market trends

• Targeted advertising to reach luxury buyers

• High-end negotiation skills

• Concierge-level service from start to finish

So yes, bigger compensations come with bigger responsibilities, bigger investments, and a lot more pressure to deliver.

If you're hiring a seasoned agent to market and sell your high-end home, you're hiring someone who knows how to position it correctly, attract the right buyer, and create an experience worthy of your home’s value.

Have questions? Reach out to our team to help.

What to Expect When you List Your Home

So you know that you want to sell, you have prepared your home to list it, but now you’re wondering what all selling entails. This is what this blog is about! First things first. if you’re just at the point of thinking you want to sell and you haven’t read “The Home Selling Process and What to Expect”. I’d read that first.

Now that you have read that. If you haven’t read “How to Prepare your Home to Sell” click the button below to read that as well. That’s the next step now that you know what all the home selling process entails.

Now that you have an idea of the home selling process and how to prepare you home to sell, what actually happens once the sign goes in the yard?

Active Date

Once you sign your listing agreement, a sign will typically go in your yard, marking your home as officially for sale. The active date is when your house becomes open for showings and begins to be marketed to the public. It’s often best to list your home on a Thursday or Friday, giving potential buyers a few days before the weekend to plan visits with their agents. This strategy can maximize showings and lead to a more favorable outcome. However, you can adjust the active date based on your schedule.

Showings

When your home goes active, showings will commence. A lockbox will usually be placed on your door, allowing licensed agents to schedule tours with their clients. You have several options for managing showings: you can choose to be out for the entire day, leave for each showing, take a weekend vacation, or designate specific times that fit your schedule.

Preparing for Showings

To make a great impression, here are some essential tips for preparing your home before showings:

• Take Out the Trash: Eliminate any odors that might linger.

• Clean Up Clutter: Keep spaces tidy to enhance the overall appearance.

• Wipe Down Countertops: A clean surface goes a long way.

• Make the Beds: This simple step can make a big difference.

• Get Rid of Unpleasant Smells: Address any odors from pets, cooking, etc.

Right Before and During Showings

Once you’ve prepared, it’s time to consider how to manage your pets. You can:

• Take them with you

• Kennel them in a room, basement, garage, or outside (weather permitting)

During showings, it’s best for you to leave the home. This can be stressful, but it allows potential buyers to explore freely and envision themselves in the space. If you’re present, it may create an awkward atmosphere and make buyers feel rushed, potentially impacting their interest.

If leaving isn’t possible, discuss other options with your agent.

Showings can last anywhere from 10 minutes to over an hour, so planning a day out with family or visiting friends can make this process easier. You can also restrict the duration of each showing if necessary.

Keep in mind that while some homes sell within a weekend, others might take a few weeks. Mentally preparing for repeated showings is essential in order to successfully sell your home.

What Happens During Showings?

During showings, expect the agent and their clients to thoroughly walk through your home. They may:

• Open doors

• Turn on lights

• Check under sinks

• Test faucets or flush toilets

• Peek into the attic or crawl space, if accessible

Agents should treat your home with respect, ensuring they turn off lights and lock all doors after their visit.

I Accepted an Offer, Now What?

Congratulations! You’re under contract. While you’re done with showings, there’s still some work ahead. The buyers will typically have an inspection period, during which they can hire professionals to inspect the property. Just like during showings, you’ll need to prepare to leave during their scheduled inspection time, which usually lasts 2-3 hours. After the inspection period is over, you can take a deep breath and start packing!

The only other time someone might come over is for the appraisal or if the buyer requests additional visits and you agree.

What to expect at closing?

A few days prior to closing the buyers will most likely schedule a final walkthrough to make sure the home is still in good condition.

Closing day is the final step in the home-selling process, where ownership officially transfers to the buyer. On this day, you’ll meet with your agent at the title company, along with a representative from the title company or attorney’s office. Be prepared to review and sign several important documents, including the settlement statement, deed transfer, and any disclosures required by your state. You may also need to provide proof of identity, such as a driver’s license or passport, and any documents related to repairs or warranties discussed during negotiations. Once all paperwork is completed and funds are disbursed, you can hand over the keys and celebrate this significant milestone!

I hope this guide has cleared up some questions or concerns you might have had about the home-selling process! Best of luck as you navigate this exciting journey!

Real Estate Terms

Contingent, Show for Backups, Pending, Appraisal, Effective date! There are a lot of terms in Real Estate. Here is a list of the most common ones, so you know what’s going on!

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Active- An Active listing means it's currently availalable for purchase/sale.

Pending- This means an offer has been accepted and they no longer allow showings. Also known as "in escrow" or "under contract".

Contingent- An offer has been accepted, however the offer is "subject to" a certain circumstance. (For example the buyers also need to sell their home in order to buy their new home).

Show for Backups- An offer has been accepted, however they are still allowing showings and backup offers if first offer falls through.

Backup Offer- A backup offer is an offer made aknowleaging that there is already another offer and ensures if the first one falls through the backup offer would be next in line to get accepted.

Earnest Money- Earnest money is typically 1% of purchase price and acts as a "down payment". It also gets applied to your down payment at closing.

Appraisal- An appraisal is the process of developing an opinion of value for real property. It is ordered by the buyers lender (at cost to buyer) to ensure the property is being purchased at or under market value.

Inspection- Inspection is when the buyer hires licensed professionals to come out and examine the property.

Pre-Approval- The Mortgage Lender has checked credit score, viewed tax statements, pay check stubs, bank account, and approved buyer for loan.

Pre-Qualified- Not as strong as a pre-approval. The Mortgage Lender writes this letter based on what buyer claims they make and how much money they have. However Lender has not verified these numbers.

Buyers Agent- Real estate agent that has a contract with buyers and acts solely as helping clients buy a home.

Listing Agent- Real estate agent that has a listing contract with a seller, and acts solely for that seller.

Equity- Home equity is the Market value of the home minus the current loan amount.

Counter Offer- An offer made in response to another.

Down Payment- The amount of money you put down on a home. Typical 3%-5% depending on loan type. But can sometimes be 0% up to 20% or more.

Closing Costs- Closings costs are LenderFees + Home Insurance + Taxes.

Money to Close- (Down Payment + Closing Costs ) - Earnest money.

Have questions? CONTACT ME

What to Look for in a Home-First Time Home Buyers Guide

There is a lot to look at when buying a home. Trying to navigate it all is overwhelming. For a first time home buyers, not knowing what to look for can leave you feeling completely lost. Hiring an experienced agent, who knows what to look for and listens to you, is crucial. That way you can look at the floorpan and finishes and the agent can notice some of the other details. Many home buyers tend to only looking at aesthetic home appeal and layout, and they ofter overlook some things that are crucial to consider when buying a home. Here is a guideline on some things to consider and look for, when buying a home. These are also good questions to ask your agent.

Reminder: I am not an Inspector, I can just give you my knowledge and experience that I have learned over the years. As always when deciding to buy a home you always want to have a home inspection done by a qualified professional.

LOCATION

Here is a list of things to think about when considering location.

-Do you need to be close to work and/or daycare?

-Do you want to be close to other family?

-Do you need to maintain residency in a certain school district?

-OR Does it not matter and you’re just looking for the biggest bang for your buck?

CURB APPEAL

-Do you want your home to be in a cul-de-sac? On a Corner? Facing a certain direction?

-Is the home on top of a hill or bottom? (This can affect drainage, and is important to consider when we have basements here in Missouri). A structural engineer can also give you more insight on the homes foundation and maintains involved for upkeep.

-Does the front yard have trees? Are they close to the home or far away? While trees are beautiful and provide shade, tree roots can sometimes cause plumbing or foundation issues. They are important to consider when in the inspection period. You may want to have a structural engineer come out, add a sewer scope inspection, or negotiate a tree to be cut down if issues are being cause.

-How does the driveway look? What kind of driveway is it? (asphalt, concrete, rock, dirt, etc.) Is their maintenance involved?

-Do you like the front yard? If not, is it something you could enjoy designing? Is the front yard large? Do you have a lawn mower, or would you need to pay someone to mow? If so how much would that cost?

-What does the roof look like? The gutters? How is the roof draining? You want the gutters to drain away from the homes foundation. During the inspection period the inspector will inspect the roof for you. So you don’t have to be a roof expert but depending on roof type you might want to look up what type of maintenance is involved.

-What does the backyard look like? Do you have certain activities that are done in the back? Do you need a fence for pets? What kind of maintenance is involved?

-What type of material is used on the outside? What type of maintenance is involved with that type of material? (Example: Brick doesn’t need much work. Wood Siding, if not maintained and sealed can get wood rot over time).

LAYOUT OF HOME

-Does the home have the number of bedroom and bathrooms you need? Ask yourself is this a want or a need?

-Does it matter where the laundry room is located?

-How does the layout of the home affect your everyday activities? Does the layout make everyday activities easy or harder? Maybe none of this matters, but that is for you to decide.

APPLIANCES/ROOF

-What is the age of the HVAC Systems and Water heater? (I always check the seller disclosure and send it to you, which typically has these answers for you). Have they been recently replaced or are they at the end of their lifespan and need to be budgeted in the future? But If not, in my home buyers and sellers packet you will find a QR code for additional resources where you can look up HVAC systems age. Or click the Link How old is my HVAC System.

-How old is the roof? Does it have a transferrable warranty or it’s newer?

-Is the fridge, washer and dryer staying with the home? Or do you need to get/bring your own?

INSIDE OF HOME

-How does this home flow? What does the house make you feel like?

-What does the kitchen look like? Does it have everything you need?

-Do you need a basement? What type of foundation do you have and what is the maintenance involve?

-Does the home need to be painted?

-What type of flooring do you have? (Carpet, wood floors, tile, LVP, etc)

-What are the condition of the windows? Are they newer or older? What are they made out of?

-Do you have gas, electric, or both?

-Are you on a septic system? Septic systems typically need to be pumped. If you have a lagoon, there are also certain levels of upkeep.

-Check ceilings for staining. Sometimes it can be old stains, and other times it could be a new or preexisting condition. Which might be disclosed on sellers disclosure or we can ask the seller.

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See there is a lot. This post is mean to just give you a guideline of things that you might feel like you want to look into before buying a home. Every person is different. We all have our own experiences and abilities. Some of this stuff might be something important to you that you want to consider. Others, you might find things that don’t worry you at all. But also if you didn’t think about some of these things I hope they can help you get a clearer idea of what you want. I hope this post helps shed some light on things to look out for, so when the time comes, you feel a little more prepared on what to look out for as you are touring homes.

Reminder, if you have no idea about any of this, THAT’S ok. A home inspector can shed some light and look into things for you and are excellent at explaining. If you have additional questions about the home buying process, or you are ready to take the next step forward, you can contact me below.

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How to Prepare to Buy a Home

If you are thinking of buying a home, here are some tips to prepare you before it is time to buy. You want to have everything ready to go when the time comes. This is the smartest thing you can do when deciding to buy a home because the last thing you want is to find out is that you need to have "3 more boxes checked" before you can buy and then have to sign another short term lease. Many things can hold you up from getting pre-approved and knowing what they are ahead of time can set you up for success.

Things to consider while preparing to buy a home:

What does your credit look like? Typically you need a credit score of above 580 to be able to get approved for a loan, but depending on mortgage company, some need 620. However, it's not the end of the world and there are many options if your credit score is lower. If you have a lower credit score and want some advice on how to raise it, let me know! Sometimes this process can take many months or up to a year (I know this because my husbands credit score sucked when we first bought a house).

How much money should you have saved? Upfront cost to buying a home are going to include:

-Earnest money: Typically $1000 or 1% of the Purchase Price, this is like a “down payment” and gets applied to your closing costs.

-Inspections: These normally cost around $525 (includes whole house, termite, and radon) however you don’t have to do all of these or you have the right to do many more (like sewer scopes, mold test, etc.). I can help you navigate through all your options when the time comes.

-Down Payment: Depending on your loan type, you can find loans that are 0% down up to 5% for most typical loans. The more money you put down the lower your monthly mortgage payment will be. However, you can put more down to make your monthly payment lower.

-Closing costs: This cost can be different depending on type of insurance, loan costs, taxes, and other fee’s. They usually range from $2500 to $6000. But this truly can be dependent on how much taxes are for a home, price range, insurance costs, and what the lenders brokerage charges.

***Make sure you have about that much saved for when you buy a home. If you don’t there are other options, and we can talk about them now, to plan for the future. Just let me know!

Are you self-employed? If you are self employed and want to get pre-approved for a loan, you will need at least 2 years of tax income. If this is you, let me know and we can go through your options. As a Realtor, I also had to wait 2 years and have a lot of experience in finding ways for self employed people to get a home. Your Lender might also have options for you.

Should I Break my Lease?

Ok, I'm also sure you're wondering if waiting or breaking out of your lease could be an option and what might save you the most money. We can work the numbers and find a solution to see if its the right decision for you!

OUR MARKET IS ALWAYS CHANGING! Prices of homes are still appreciating and professionals in this field do not expect them to change (if you are numbers/data person let me know I can share this information with you).

So things to consider:

How much is your rent? Multiply that by how many months your least has left. That equals how much money you’re throwing down the drain into someone else’s equity (Sorry if that’s too blunt lol).

Do you know how much you are charged if you break out of a lease? Is it just first and last months rent? Just a fee? Do you just need a 30-90 day notice with no charge? Or are you responsible for all of it no matter what? Canceling and buying when you find the right home might be an option if you already have upfront money saved.

The average home is expected to appreciate at around 7% this year (2021). On a 200k house that’s about 14k. Not to mention how much equity you add by paying the mortgage for a year.

So if it costs 2-5k to cancel out of a lease early, you might be saving yourself 9-12k alone. Not to mention the equity in your mortgage payment.

If you are wanting to calculate if canceling your lease is the right decision for you, let’s connect and calculate it together!

Lastly, what are your goals for your move? What are you looking to accomplish? Do you know what the home buying process looks like? If not click HERE to read about the home buying process!

The Home Buying Process-What to Expect

Starting the home buying process can be intimidating. There are a lot of moving parts and things to think about, which can get overwhelming and stressful. If you have never bought a home before, it can be scary not knowing what the entire process entails. That is why it is important to reach out to a Real Estate Agent (aka: me) and ask all your questions before hand to make sure buying is right for you. Also, having an Agent that you trust on your side makes this entire process less stressful. Here is what you can expect from start to finish.

Great! You have decided you want to buy your first home! This can be such an exciting time. You are finally taking another step in life and investing in yourself! But where do you start?

Buyers Interview:

This is when you will meet up with me, we can meet via zoom or in person and discuss the home buying process, your wants/needs in a home, your goals for this move, areas you are looking to move to, and set you up on a search.

GET Pre-Approved

Before you start to walk-through homes you want to get pre-approved. Getting pre-approved allows you to get an idea of what you want your budget to look like and price range of homes that you want to look in. Getting pre-approved doesn’t cost anything and allows you the ability to find the homes you need and write an offer. Without a pre-approval, most sellers won’t take your offer seriously. Also, you might find that the homes you’re looking at don’t meet your budget needs. Which is kind of like shopping blindly, so don’t do that! If you’re not sure where to start, here are some lenders that I have worked with many times. They answers their phones, communicate on weekends, and are all local lenders. However, you can choose whatever lender you like!

Hi! Im Lee McLain. With over 30 years of experience, my goal is to put my clients at ease with the homebuying process. I explain the process thoroughly by covering the numbers and answering all questions. Whether it is closing a loan for new construction or for a first-time homebuyer, I enjoy helping my clients succeed financially with the right loan for their home and situation.

Hi! I am Brady Swindler. I am a Mortgage Banker with the Mortgage Banking Firm LeaderOne Financial Corporation. We specialize in residential home loans for real estate purchase and refinances. If you are looking for a licensed mortgage professional in Kansas, we have local branches in Lenexa, KS.

NMLS# 12007

C: (816) 447-2238 O: (913) 432-1017

Email: bradyswindler@leader1.com

NMLS# 680316

C: (816) 728-7700 O: (816) 800-8811

Email: lmclain@guildmortgage.net

Walk Through Homes

Finally, you are pre-approved and can start looking at homes! Investing in a home is one of the most important decisions you’ll make. A home is where life unfolds, and memories are created all while building a financial foundation for you and your families future. 

Each week you will get emails (most pop-up Thursday/Friday) of the homes that I set up on your email search. Every time a home with the criteria of your search is listed for sale, it immediately gets sent to your email allowing you to be the first to know. Once you find one or more homes you like, we can schedule a time to go check them out (the sooner, the better).

We Found your home!

You finally found and walked through a home you love and want to make an offer! How exciting!! First, I will send you the Sellers Disclosure to look at. The Sellers Disclosure is a document that the sellers fill out and tells you everything they might know about a home. You will find information about roof age, heating and cooling systems, if there have been problems with the house, and if certain appliances are staying/not staying with the home. I will also check comps and the sales history on the home. If everything checks out and you are ready to move forward, we will write an offer.

Make an Offer

When deciding to write an offer, I will call listing agent to see what we are up against. Are there any other offers? How many? What do the sellers looking for, so we can write an offer everyone is happy with. Then we can discuss Sales price, Earnest money, Closing Date, Possession, and many other factors in the contract to ensure a smooth process. Once your offer is submitted, the seller may accept, counter your offer, or reject your offer. If they accept your offer, you now have a valid contract date and move into the inspection period!

Inspection

Yay your offer was accepted, now what? Now we have 10-15 days (or whatever was negotiated in the contract) to have any and all inspections completed on the home. Typically, a full home inspection, radon, and termite are the main inspections that get completed here in KC. However, you can have a roofer come out, structural engineer, plumber, and many others to perform inspections on the home until you are satisfied (all at your own cost). Once you are done with all the inspections you want completed you can either take the house “as is”, negotiate for repairs, or cancel. If you negotiate for repairs, the seller can either agree, or counter the repairs.

Home Insurance

You have gotten through the inspection period! It is now time to choose home insurance. You can get quotes from one or more, but if you don’t know where to start here is one who I have used and really like. Again, you can choose any home insurance company you like that best fits your needs.

“I will go above and beyond to make sure you have the proper coverage for your new home!"

If you have any questions or are interested in exploring new options, shoot me a message and I would love to chat with you!

C: (913) 961-3621

O:(913) 381-2564

Email: dan.brough@countryfinancial.com

Appraisal

The Lender will order your appraisal. An appraiser works for the mortgage company to visit the property and develop an opinion of the market value of the home. The appraiser job is to go out to the home to make sure it is priced correctly and all condition are met for loan type. They can appraise it lower, at, or above contract price. If the property appraises lower than contract price (price you offered) you typically have a period of time to negotiate again. But if it’s at contract price or higher congrats you bought a home at market value or higher.

Home Warranty

If a home warranty wasn’t already negotiated into your contract, this would be a good time to look into getting one. A home warranty usually covers things in your home if they are to break. I like to use the acronym “PEACH” to remember what is covered.

Plumbing, Electrical, Appliances, Cooling, and Heating. 

Make sure you read the home warranty brochure to understand exactly what they do and don’t cover. Usually, you or seller (whatever is negotiated) pay a fee for the year, and then a deductible every time you call for the home warranty to come out and assess something. This can save you money on costly fixes/replacements.

Prepare to Move

The time is here to prepare to move (if you haven’t already)! I have attached a PDF of packing tips you can download that might help you stay organised.

Final Walkthrough

Yay, you are a few days away from your closing day and it is time to walk through your home to make sure everything looks in order before you sign and close. If you had asked for repairs during the inspection period, this is when you check to make sure they have been completed. If everything checks out, we wait for closing day!

Closing Day

CONGRATULATIONS!! It’s closing day. This is the day you sign all the paperwork, the loan funds, and the house is officially yours (unless negotiated otherwise).

*Reminder: Every home, and every buyer/seller is different. SO, every situation can turn out different. Please just use this as a broad guideline though the home buying process in the state of Missouri and Kansas.