home sale Archives - Real Estate News and Commentary

October 24, 2025October 24, 2025

Homesale Online Comments

The internet has made it easy for everyone to share opinions, even about homes for sale. On popular real estate portals, you can sometimes find comments from agents or even consumers. These online comments may seem to be an attempt for transparency, but the comments are only opinions. While homesale online comments may be well intentioned, these comments can also create confusion or even hurt a sale.

The Pros and Cons of Homesale Online Comments

For Buyers, the Pros:

Extra insight beyond photos: Comments can tell you things the pictures don’t, such as noise, smells, or condition.
A buyer can save time if comments point out issues that could affect their decision, like poor maintenance or a tricky layout.
A buyer agent’s comments can help buyers compare opinions to the polished listing language.

For Buyers, the Cons:

These are opinions, not facts. Comments are personal. One person’s “too small” might be another person’s “cozy.”
Outdated information. Homes change. Repairs, paint, or new staging can make old comments misleading.
Can create bias. A negative or overly strong opinion can dissuade buyers from touring a perfectly nice home that might actually fit their needs once seen in person.

For Sellers, the Pros:

It’s feedback. If multiple comments say “needs updates,” that’s input that a seller can use for pricing or staging decisions.
Transparency builds trust. A seller who embraces honest feedback can come across as more credible.
Chance to improve marketing. Knowing what people are saying helps agents adjust photos, descriptions, or even small home fixes.

For Sellers, the Cons:

Comments are often unfiltered. Online comments can sound harsher than intended and can make a home look worse than it really is.
Opinions can hurt a sale. Comments, especially from consumers or agents who didn’t see the full picture, are just opinions, but they can spread quickly and turn off potential buyers before they ever schedule a showing.
Older comments may still appear online, even after a seller renovates, shaping perceptions unfairly.
Sellers and their agents can’t always edit or remove third-party comments, even if they’re misleading.

Bottom Line

Online comments about homes can be both a blessing and a curse. For buyers, they add information. But it can also create unfair impressions. For sellers, they can provide useful feedback, as well as unwanted “digital baggage.”

If you’re a seller and find comments that are outdated, inaccurate, or unfair, you can request removal through the portal (website) where they appear. However, success varies. Some platforms, may only remove comments under specific conditions.

Take all online comments with a grain of salt. If something catches your attention, good or bad, should be confirmed in person.

By Dan Krell

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?

September 15, 2025September 15, 2025

Home Didn’t Sell But You Already Moved

What to Do When Your Home Didn’t Sell After You’ve Already Moved

Imagine settling on your new home, but the home you’ve been trying to sell is still on the market. Weeks, or even months, go by and the “For Sale” sign is starting to feel more like a weight than a welcome. This is a scenario that has been occurring more often, yet no one has been talking about it.

What can you do when your house doesn’t sell, but you’ve already moved on with your life? has already moved forward? Here are some options to consider:

1. Take a Fresh Look at the Listing

Sometimes a home just needs a different perspective:

New Photos & Marketing: If your pictures are dark or outdated, refreshing them can breathe new life into the listing.
Price Adjustments: A transitional housing market can be tricky. Long gone are the days of “set it and forget it.” Your agent needs to keep a vigilant eye on market trends. Your home can get overlooked if it’s over-priced, even if it’s slightly over-priced.
Staging and Virtual Staging: An empty home can feel cold. Adding a few tasteful pieces of furniture, either real or digital, can helps buyers imagine themselves living there.

Pros:

Can quickly generate new interest.
Doesn’t require you to give up on selling.

Cons:

Staging, photography, and small fixes can be pricey.
If the market is truly slow, even improvements may not bring a fast sale.

2. Rent It Out

If selling the home isn’t working, owners often decide to rent it:

Short-Term Rentals have become trendy. Apps like Airbnb and VRBO make it possible to host travelers and cover your mortgage while you wait for the right buyer.
Traditional Rental: A one or two year lease gives you steady income and breathing room until the market improves.
Property Management: If you don’t want the hassle, a management company can handle tenants, repairs, and paperwork for a percentage of the rent.

Pros:

Rental income helps offset mortgage and housing expenses.
The home is occupied.

Cons:

Being a landlord means managing tenants, repairs, and any issues with the home.
“Wear-and-tear” occurs. Sometimes the home can get damaged.
Local regulations and/or your HOA rules may restrict rental options.

3. Explore a Lease-to-Own Agreement

This shouldn’t be taken lightly, and you should consult with your attorney before entering into a lease-to-own agreement. However, this arrangement can attract buyers who need time to secure financing. They rent now, and have an option to purchase later.

Pros:

Brings in rental income while keeping a buyer lined up.
Attracts renters who are motivated to become owners.

Cons:

If the buyer ultimately walks away, you’re back to square one.
Requires a clear, legally sound contract.
Can be harder to market compared to a traditional sale.

4. Sell to an Investor or Cash Buyer

Investors are often willing to purchase homes “as-is,” which can be appealing if you’ve already moved and don’t want to handle repairs. There’s a trade off for a speedy cash sale, which is selling at huge discount.

Pros:

Fast closing, sometimes in days.
No repairs, inspections, or appraisals.
Peace of mind when it’s settled.

Cons:

Sale price is likely below market value.
There may be only a few serious cash buyers for your home.

5. Partner With a Different Agent or Approach

If the house has been listed a long time, a new agent with a new strategy may bring fresh energy. Some agents have the knowledge marketing hard-to-sell homes.

Pros:

New strategy and perspective may uncover missed opportunities.
Some agents specialize in challenging sales.
Potential for home buyers to perceive your home sale as a “New Listing.”

Cons:

May feel like starting over.
No guarantee that a new approach will work faster.

6. Keep Perspective

It’s easy to feel frustrated or discouraged. But remember: the situation is temporary. Homes do sell, sometimes it just takes a new angle, a bit of patience, or a creative Plan B.

Final Thought

It’s stressful when you’ve moved and your home didn’t sell. But it’s not the end of the road. You do have options.Taking an honest look at your situation can help you decide on your next move.

By Dan Krell

What’s your home worth?

September 4, 2025September 4, 2025

Transitional Market Home Selling

Selling Your Home in a Transitional Market: A Smart Strategy

The housing market is always moving. With the large influx of home listings this year, and more cautious buyers, it gives the feeling that the housing market is in transition. In a transitional market, some homes sell quickly with multiple offers, while other homes sit on the market for much longer than anticipated. If you’re planning to sell your home in a transitional market, the key is having the right strategy. Here’s an approach that can help you stay ahead of the competition.

1. Price with Today in Mind

One of the biggest mistakes sellers make is pricing based on yesterday’s market. If buyer demand is slowing, you don’t want your home sitting unsold for weeks. The best pricing strategy is to look at what’s happening right now. Check the stats for your neighborhood: the most recent sales, buyer activity, and the number of homes on the market. A fair and realistic price can actually attract more buyers and create stronger offers.

2. Focus on Presentation

If you’re trying to get top dollar for your home, also focus on how your home looks. In a market where buyers have more choices, an over-priced home that needs work does not attract buyers. Start with the simple things such as decluttering, some paint, and minor repairs. Consider limited staging. Virtual staging is easier than ever with AI. First impressions, both online and in person, are powerful.

3. Be Flexible with Terms

It’s not always about the price. Offering flexibility with closing dates, repairs, and buyer closing costs, can make your home more alluring. Buyers typically appreciate sellers who work with them to make the process smoother.

4. Market Smarter, Not Louder

In a transitional market, simply putting a “For Sale” sign in the yard isn’t enough. High-quality photos, video tours, and targeted online marketing help your home reach homebuyers. Your agent should have a plan to highlight your home’s strengths and get it in front of motivated buyers.

5. Partner with a Pro

Every market shift is different. A seasoned experienced agent who can decipher the local trends can guide you on timing, pricing, and marketing. They’ll help you avoid the mistakes, and make sure your home stands out from the competition.

Final Thought

Home selling can be stressful, but in selling in a transitional market can add additional anxiety. Selling in a transitional market doesn’t have to be stressful. With the right strategy, you can attract homebuyers and move forward with confidence.

What’s your home worth?

By Dan Krell

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?