home sale Archives - Real Estate News and Commentary

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New Photos & Marketing: If your pictures are dark or outdated, refreshing them can breathe new life into the listing.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

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 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?

By Dan Krell
Copyright © 2025

April 28, 2025April 28, 2025

Private Listing – What you need to know

Deep Dive Real Estate Podcast – Private Listings

The Truth About Private Listings: Why Sellers Should Think Twice

In today’s competitive real estate market, sellers are constantly looking for an edge. One tactic that’s often pitched as exclusive and elite is the private listing—also known as a pocket or off-market listing. While it might sound appealing on the surface, this sales model could actually hurt sellers more than it helps. And it has the potential to raise red flags when it comes to fair housing.

What is a Private Listing?

A private listing is a property that is for sale, but not listed on the Multiple Listing Service (MLS). Instead, it’s quietly marketed by a real estate agent to a small group of select buyers or investors, often within their own network or brokerage. The general public and even other agents may never know the home is available.

Sellers are sometimes told this strategy will protect their privacy, generate a sense of exclusivity, or attract high-end, cash-ready buyers. But the truth is, private listings come with serious downsides—especially for the seller.

What’s the Potential to Hurt Home Sellers?

1. Limited Exposure = Limited Offers

The MLS is where most buyers—and their agents—go to find homes. Not listing your property there drastically reduces its visibility. With fewer eyes on the home, sellers are less likely to get multiple offers or competitive bidding that drives up the price.

2. Potentially Lower Sale Price

When fewer people know your home is for sale, you’re far less likely to achieve top dollar. Data consistently shows that homes listed on the MLS sell faster and for more money compared to those sold off-market.

3. Reduced Transparency

The private listing model makes it harder to verify whether a seller truly got the best deal. Without an open and competitive market, there’s no way to know if the offer that was accepted was really the strongest one available.

Potential Legal and Ethical Gray Area

Perhaps even more concerning is how private listings can intersect with issues of fair housing and discrimination.

Exclusion by Design – Private listings can limit access to a home to a small, curated group—often based on an agent’s personal or professional circle. This process can unintentionally (or intentionally) exclude qualified buyers, particularly those from minority or underrepresented communities.

Fair Housing Act Implications =The Fair Housing Act prohibits discrimination in housing based on race, color, religion, national origin, sex, disability, or familial status (state and localities have additional protected classes). While private listings aren’t illegal on their own, if they result in exclusionary practices or disparate impact, they could violate federal or state housing laws.

Final Thoughts

As a home seller, it might sound enticing to keep things quiet and “exclusive,” but a private listing is more likely to hurt your bottom line and limit your home’s potential. Beyond the financial risks, there are also serious questions of fairness and equity.

In real estate, exposure equals opportunity. If you’re thinking of selling, don’t keep your home a secret—give it the platform it deserves. Open marketing through the MLS ensures your property reaches the widest audience, invites healthy competition, and stands up to both ethical and legal standards.

If you’re curious about how to get the most out of your home sale—or you’ve been pitched on a private listing and want a second opinion—reach out to a trusted real estate professional. A transparent, ethical, and results-driven sale is always in your best interest.

What’s your home worth?