Real Estate News and Commentary

July 18, 2025July 18, 2025

Market Slowing Down – What this means

Is the Housing Market Slowing Down? What That Means for You

The red flags are waving and there’s whispers of on the streets: the housing market may be cooling. After years of dizzying climbs, bidding wars, and sight-unseen offers, the pace is finally easing. But is this truly a slowdown, a healthy reset, or just a pause?

Signs of a Changing Housing Market

In many parts of the country, homes are taking longer to sell. Days on market are ticking up, price cuts are becoming more common, and buyers, once frantic, are now cautious, weighing rising mortgage costs against the fear of overpaying.

But it’s important to see this in context. After the frenzied, almost feverish market of the past few years, what we’re witnessing might simply be a return to normal. A market slowing down, where buyers can pause to breathe, sellers may need to be realistic, and negotiation, once a lost art, becomes relevant again.

What This Means for Buyers

If you’re a buyer who’s been sidelined by steep prices and stiff competition, this shift could finally open the door. You may see fewer bidding wars and more opportunities to inspect, deliberate, and perhaps even negotiate on price or repairs. Still, with rates holding steady at higher levels, smart budgeting remains crucial.

What This Means for Sellers

For sellers, it’s a gentle reminder that strategy matters. Pricing your home based on hopeful headlines from last year may lead to longer waits and inevitable reductions. The silver lining? Serious buyers are still out there. Homes that show well and are priced right continue to move, just perhaps not in a weekend.

A Balanced Perspective

Markets evolve and are cyclical. What matters most is having a plan tailored to today’s conditions, not last year’s headlines. Whether buying or selling, working with an agent who understands these subtle shifts can make all the difference, helping you navigate this nuanced new landscape with confidence.

Thinking of making a move? Have a meaningful conversation with your agent about your local market, and what this “slowdown” really means for you.

By Dan Krell
Copyright © 2025

Disclaimer. This article is not intended to provide nor should it be relied upon for legal and financial advice. Readers should not rely solely on the information contained herein, as it does not purport to be comprehensive or render specific advice. Readers should consult with an attorney regarding local real estate laws and customs as they vary by state and jurisdiction. Using this article without permission is a violation of copyright laws.

What’s your home worth?

July 11, 2025July 11, 2025

The Wrong and Right Ways to Value a Home

Stop Guessing: The Wrong & Right Ways to Value a Home

When buying or selling a home, knowing the actual value is critical. Yet so many people, buyers and sellers alike, lean on quick rules of thumb or “word on the street” ideas that can be wildly off base.

Let’s break down the most common mistakes people make when trying to figure out a home’s value, and what actually works.

Wrong and right ways to value a home: Common Mistakes Buyers & Sellers Make When Valuing a Home

Mistake #1. Trusting online estimates from portals

It’s tempting to check a website, see a dollar figure pop up, and take it as gospel. But online estimates are based on broad algorithms. They’ve never walked through your home, smelled fresh paint, or noticed the outdated HVAC. The real estate portal might be $20,000 or $50,000 off (sometimes more). These tools are helpful for getting a ballpark, but they’re rarely accurate enough to make big financial decisions.

Mistake #2. Taking a neighbor’s word for it

We all know someone who claims, “My house down the street sold for $650,000!” But did it actually close at that? Was there a huge seller concession? Did it include extra acreage or high-end upgrades? Relying on neighborhood chatter is a fast way to misjudge your own situation.

Mistake #3. Looking at active listings instead of sold homes

An active listing shows what a seller hopes to get, not necessarily what the market will pay. You need to look at recent sales, because that’s the only place where money truly changed hands.

Mistake #4. Using the tax assessment

Your county’s assessed value is mainly used to calculate property taxes. It may have been updated years ago or rely on broad mass appraisals. It’s almost never aligned with today’s true market value.

Mistake #5. Doing simple “price per square foot” math

This is one of the most common mistakes, and one of the most misleading. People will say, “Homes around here sell for $250 a square foot, so mine should be worth $500,000.” But homes aren’t priced like bulk flooring.

Small homes usually have a higher per-foot cost because of the kitchens, bathrooms, and mechanical systems, which are the most expensive areas.
Larger homes often have a lower per-foot cost, even though they may cost much more overall.
Plus, upgrades, lot size, views, pools, floor plan efficiency, or even just charm can dramatically shift value in ways a price per foot misses.

While price per square foot can provide a rough benchmark, it’s never the whole story.

The Right Way: Use Comparable Sales (Comps)

If you really want to know what a home is worth, you look at comparable sales, or “comps.”

What are comps?

Recent sales of homes that are similar in size, age, condition, and location.

Why it matters:

These show what buyers have actually been willing to pay in your area, under real market conditions.

Adjusting for differences:

A good agent doesn’t just look at raw numbers. They’ll adjust for differences , like adding value for your new roof or subtracting for that home’s finished basement when yours is unfinished.

A thorough comparative market analysis (CMA) by an experienced local agent pulls all of this together, so you see a realistic range that reflects both the hard data and the nuances of your home’s appeal.

The Bottom Line

Pricing (or offering on) a home based on guesses, online calculators, neighbor rumors, tax records, or simple square-foot math can leave you badly misinformed. Whether you’re buying or selling, the smartest way to protect your money is to use real, recent comparable sales with expert adjustments.

What’s your home worth?

By Dan Krell
Copyright © 2025

July 4, 2025July 4, 2025

When Your Home Isn’t Selling

When Your Home Isn’t Selling: Should You Withdraw the Listing or Change Agents?

It can be frustrating and even disheartening when your home isn’t selling and sits on the market without meaningful offers. At some point, you may start to wonder: Is it time to pull the listing, or would switching agents make a difference?

Here’s how to navigate that decision with clarity and confidence.

Why your home isn’t selling

Before taking drastic steps, it helps to examine common reasons a home lingers unsold:

Pricing: Even in strong markets, an overpriced home will have trouble. Buyers today are savvy and have plenty of data at their fingertips. Buyers often know value better than we think.
Condition & Presentation: Today’s Buyers shop online first. Poor photos, clutter, or deferred maintenance can easily turn them off.
Market Dynamics: Interest rates, seasonal patterns, and local supply and demand all play a role AND affect buyer urgency
Marketing Reach: Not all agents/teams use customized strategies. Digital exposure, staging guidance, and proactive outreach to other agents matter.

Should you withdraw the listing?

If your circumstances have changed, perhaps you’re no longer ready to move, or you want to wait for a better market, withdrawing your MLS listing might make sense. Just keep in mind:

Some MLS systems track the days on market, so relisting later doesn’t always give you a fresh slate.
Buyers and agents may notice previous listings, so timing and presentation are key when you return to market.

Is it time to change agents?

Sometimes, a fresh perspective and renewed energy are exactly what’s needed. It may be time to consider other agents if:

You feel your listing was not aggressively marketed.
Communication was lacking, you weren’t getting honest feedback, clear updates, or strategic advice.
The agent or team did not deliver what was promised, whether that was availability, professional photography, staging help, open houses, or specific advertising commitments.
The agent or team was simply difficult to work with, adding stress to an already demanding process.
You suspect pricing guidance wasn’t in line with current local realities.
A new agent can often bring different tools, marketing channels, and negotiation strengths to reposition your home for a better result.

Bottom line

Whether you decide to withdraw your MLS listing and wait for a better time, or switch agents to get renewed energy, make sure your decision is driven by facts, not just frustration. A thoughtful strategy, informed by data and market insights, will put you in the best position to sell on your terms. A seasoned real estate professional can help you assess the data and chart the best next steps.

What are pricing trends in your neighborhood?

What’s your home worth?

By Dan Krell
Copyright © 2025

June 27, 2025June 27, 2025

What Homebuyers want: What Home Sellers Can Do

The Real Estate Deep Dive Podcast: What Homebuyers Want

What Homebuyers Want: The Top 5 Things They’re Looking for in a House. And What Home Sellers can do about it.

In today’s market, understanding what buyers truly want isn’t just useful, it’s essential. Whether you’re preparing to sell or simply curious about current trends, these are the five features that top the wish lists of homebuyers:

1. A Functional Floor Plan

Open-concept layouts remain popular, but it’s not just about knocking down walls. Buyers want spaces that make sense and have intention. Clear sightlines from kitchen to living room, a separate dining area, and a logical flow between rooms all help a home feel both livable and inviting.

What Sellers Can Do:

Remove bulky furniture to highlight flow between rooms.
Stage a spare bedroom as a home office or reading nook.
Use rugs and lighting to define open areas.
Highlight any bonus spaces (finished basement, sunroom, attic) as usable square footage.

2. Updated Kitchens and Bathrooms

In competitive markets, buyers expect modern finishes. You’ve heard it before: kitchens and baths sell houses. Buyers are drawn to clean, modern updates, think quartz countertops, shaker cabinets, stylish tile, and energy-efficient appliances. Even small upgrades (like new hardware or lighting) can go a long way.

What Sellers Can Do:

Replace dated hardware and light fixtures for a fresh look.
Re-grout tile, deep clean, or replace caulk for a “like-new” feel.
If the budget allows, update countertops or swap out old appliances with stainless or energy-efficient models.
Add under-cabinet lighting or modern faucet fixtures.

3. Natural Light and Good Lighting

Buyers love homes that feel light, bright, and airy. A home that feels bright and airy is always a step ahead. Large windows, skylights, and thoughtful lighting choices can transform a space and influence a buyer’s emotional response from the moment they walk in.

What Sellers Can Do:

Open all blinds/curtains and clean windows before showings.
Use light-colored décor and mirrors to reflect natural light.
Trim landscaping that blocks sunlight through key windows.

4. Energy Efficiency and Smart Features

Buyers are environmentally conscious and tech-savvy. From better insulation and new windows to smart thermostats and solar panels, buyers are more aware of long-term savings and environmental impact. Homes with high-efficiency HVAC systems and smart home integration are especially appealing.

What Sellers Can Do:

Highlight your home’s energy-efficient features in the listing (new windows, insulation, HVAC).
Install a smart thermostat before listing.
Provide energy bills to show savings.
If possible, add LED lighting throughout and seal drafty areas.

5. A Quiet, Usable Outdoor Space

Buyer references remain strong for private outdoor retreats. Whether it’s a fenced yard, a cozy deck, or just a patch of grass for pets or a garden, usable outdoor space has become increasingly important. Buyers imagine gathering, relaxing, or simply having a peaceful retreat just beyond their back door.

What Sellers Can Do:

Clean up and define the yard or patio: mow, mulch, add potted plants.
Add low-cost touches like string lights, an outdoor rug, or a small café set.
If fencing is old or damaged, consider repairs or a coat of paint/stain.
Emphasize the potential: space for pets, gardening, or gatherings.
Stage outdoor areas (deck, patio) with seating and planters to create an indoor-outdoor feel.

Final Thoughts

Every buyer has unique needs, but these five features consistently top the list.

If you’re preparing to sell, focusing on these areas of What Homebuyers Want can give your home the edge it needs in a competitive market. Buyers are thoughtful and values-driven, but that doesn’t mean you need to invest tens of thousands to impress them. Strategic updates, good staging, and a clean, well-maintained home can make a powerful impact.

What’s your home worth?

By Dan Krell
Copyright © 2025

June 16, 2025June 17, 2025

Real Estate Teams vs Solo Agent Myths

5 Myths About Real Estate Teams vs Solo Agent, What Sellers Should Know

The Team Hype vs Solo Hustle

In today’s real estate market, teams are everywhere, shiny logos, coordinated suits, and promises of “round-the-clock service.” But are they truly better than working with a skilled solo agent?

Spoiler: Not always.

Let’s break down five major myths about real estate teams and why you might be better served by a solo agent who knows how to deliver results, without the handoffs and bureaucracy.

Myth #1: A Team Gives You More Attention

Teams love to say, “Someone’s always available.” But who is that someone?

Often, it’s not the person you met or trusted with your listing, it’s whoever’s free at the moment. A common complaint is that although you can reach someone when it’s urgent, the person on the other end of the phone only takes a message, a live “voice mail.” This leads to disjointed communication, lost context, and a lack of true accountability.

The Solo Agent Advantage: One point of contact. One consistent voice. Complete accountability from start to finish.

Myth #2: Teams Are More Experienced Than Solo Agents

Don’t let the roster fool you. Many teams are built around a lead agent with experience. However, the majority of your interaction may be with newer inexperienced agents learning the ropes.

Solo Agent Reality: A true solo pro has already built their experience. You’re not part of someone’s training ground. You’re getting top-tier guidance from someone who has mastered the game.

Myth #3: Teams Sell Homes Faster and for More Money

There’s no verifiable data proving that teams outperform solo agents in sales price or speed.

What sells a home quickly and for top dollar? Smart pricing, strategic marketing, and strong negotiation.

Solo Agent Reality: A solo agent often outperforms teams by being more agile, personalized, and fiercely protective of their reputation.

Myth #4: Teams Have Better Marketing

Teams talk about “in-house” photographers and content managers, but those roles are often outsourced, which is common for all real estate agents.

Solo Agent Reality: An effective solo agent knows which pros to hire and when. They curate your marketing strategy with personal attention, not a preset checklist.

Myth #5: You’ll Save Money with a Team

Contrary to what you might hear, teams can come with higher costs, because you’re funding a whole operation. And more people involved can mean more dropped balls.

Solo Agent Reality: Solo agents know every dollar matters. And because they take on fewer clients at once, they’re focused on delivering full-value service, not juggling a pipeline.

Bottom Line: Don’t Choose Branding. Choose Performance.

The truth about teams vs solo agent? There are great teams out there. And there are great solo agents. But don’t assume the size of the operation equates to the quality of service.

What matters most is this:

Is your agent personally invested in your outcome? Do they return your calls, fight for your bottom line, and treat your property like their name is on the sign?

If the answer is yes, that’s the agent you want. Whether they wear all the hats or lead a crew of five.

By Dan Krell
Copyright © 2025

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