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April 3, 2025April 14, 2025

Myth-Busting, Home Selling Edition

Myth-Busting Home Selling Edition

The Home Seller Myth-Busting Guide – The Truth About Selling Your Home

Getting bad information can be costly when selling a home. Unfortunately there’s a lot of misinformation being spread about selling homes these days. Some from social media, and some even from real estate agents. Myth-busting requires you to be mindful of what you’re hearing from others and the media, including real estate agents! If something doesn’t sound right – question it, and if necessary get a second opinion.

Here’s the truth behind some of the most common myths:

Myth #1: You MUST Offer a Buyer’s Agent Commission, or Your Home Won’t Get Shown

There is no requirement for a seller to offer a Buyer Agent commission

❌ False: “You must offer Buyer Agents compensation or your home will not get shown”
✅ Truth: Buyer agents are obligated to show properties that fit their clients’ needs, regardless of seller compensation. There is no requirement to offer a set Buyer Agent commission in order to have buyers visit the property.

Myth #2: You Must Spend Thousands on Staging & Updates to Sell

❌ False: “All renovations will help you get more money for your home.”
✅ Truth: Not all renovations give a return on investment. Strategic, minor updates like cleaning and decluttering can be more effective.

Myth #3: The First Offer is Always the Worst Offer

❌ False: “The first offer is often too low, wait for a better offer.”
✅ Truth: Waiting too long can lead to lower offers over time. Serious buyers often act quickly.

Myth #4: You Should Overprice Your Home to “Test the Waters” & Lower It Later

❌ False: “Price your home high to see if you get a buyer, and you can always lower it.”
✅ Truth: Pricing it right from the start attracts serious buyers and better offers. Overpricing leads to longer market times and price reductions.

Myth #5: There’s a “Secret” Way to Bring in Buyers

❌ False: “Exclusive buyer pools” are better than the MLS.”
✅ Truth: The best exposure comes from MLS listings and strategic marketing. The MLS spreads your listing worldwide—providing the most exposure to home buyers.

Myth #6: All Agents Are the Same

❌ False: “There is no difference in what agents bring to the table.”
✅ Truth: Experience and marketing strategies vary. An experienced, full-time agent ensures a smooth process and maximized profit.

The Bottom Line

Getting the correct information from real estate agents is key in making decisions that are in your best interest. Exercising due diligence when interacting with potential listing agents can help you see through the deceptions and obfuscations.

What’s your home worth?

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.

March 24, 2025March 24, 2025

MLS sale trumps investor offers

REAL ESTATE DEEP DIVE PODCAST: MLS listing can you make more money compared to investor offers

If you’re considering selling your home, you may be weighing the options: selling directly to a real estate investor or listing your property on the MLS. While investors promise quick sales, listing on the MLS offers distinct advantages that can put more money in your pocket with less hassle.

MLS sale trumps investor offers

Zillow Research Confirms: MLS Listings Sell for More
According to a recent Zillow study, homes listed on the MLS sell for 5.7% more on average than those sold off-market, including direct investor deals. In some markets, the difference is even greater—up to 13.2% more! This means that skipping the MLS and selling directly to an investor could cost you tens of thousands of dollars.
Competitive Offers vs. Single Lowball Offer
When you sell directly to an investor, you’re usually dealing with one or two offers—often well below market value. By listing on the MLS, multiple investors (as well as traditional buyers) can compete for your home, driving the price higher and maximizing your profit.
Beware of Unlicensed “Wholesalers” Profiting Off Your Home
Many real estate investors act as unlicensed brokers, making money by “wholesaling” your property to another investor at a huge markup—sometimes 10% or more of your home’s value. That’s profit that could have gone straight to you! Instead of letting investors take advantage, listing your home on the MLS ensures transparency and fair competition for the highest possible price.
Sell Your Home As-Is—Just Like Investors Promise
A common misconception is that you must fix up a home to list it on the MLS. That’s not true! You can sell your home “as-is” just like you would to an investor—without repairs or renovations—while still benefiting from the competitive market.
Lower Commission, More Profit
With recent changes in real estate commission structures, sellers now only pay the listing agent—sometimes as low as 1% commission. Compare that to selling to an investor, where hidden wholesaling profits can take a huge cut out of your home’s value. Listing on the MLS ensures that more of your home’s equity stays with you.
Homes Are Selling Quickly in Today’s Market
One of the biggest reasons sellers consider investor offers is speed. However, in the current real estate environment, homes continue to sell quickly on the MLS. You can close fast while ensuring you get the best possible price.

The Bottom Line
Selling directly to an investor might seem convenient, but it often means leaving thousands—if not tens of thousands—of dollars on the table. Zillow research proves that the MLS gets sellers more money. The MLS gives you the best of both worlds—a fast sale at a higher price with lower commission. Don’t settle for the first offer—let the market work for you!

What’s your home worth?

By Dan Krell
Copyright © 2025

March 21, 2025March 21, 2025

Choosing a Realtor

Real Estate Deep Dive Podcast – How to Choose a Realtor

How are buyers and sellers choosing a Realtor?

A National Association of Realtors survey once asked that same question. Most buyers and sellers responded they hired the agent they first encountered. Although the logic may seem counter intuitive, the means by which home buyers and sellers encounter their agents may provide an explanation.

Both home buyers and sellers reported that the top means of finding their real estate agent was through a referral from a friend or family member.

Repeat business was the second most frequent way indicated in choosing a real estate agent; meaning that the home buyer and/or seller hired the agent that assisted them in the past.

The internet was also indicated as a way of finding a real estate agent; however it was not the top way of meeting an agent.

Regardless of how you find your real estate agent, it is probably a good idea to find out more about them before they list or sell your home. A conversation about their experience, knowledge, and expertise is probably a good way to start.

Additionally, knowledge about the local market is extremely important as well as market trends.

Many agents have specialized knowledge for specific types of transactions, such as short sales, 1031 exchange, divorce, etc). If you need someone with specialized experience, make sure the agent you choose has the knowledge and resources to make your transaction close smoothly.

Many buyers and sellers still call the big-name agencies, even though your transaction relies on the experience and skill of the agent you hire (not the company name).

The bottom line: Asking friends and family for referrals as well as calling the agent you previously worked with is a good way to find a real estate agent. However, vetting the agent to make sure they’re a good fit for you can be achieved by asking the right questions before you hire them.

Search homes!

By Dan Krell
Copyright © 2025

March 20, 2025March 20, 2025

Market Update Podcast

Podcast Market Update

Housing Market Update February 2025

Washington D.C. metro area new pending sales dropped 9.5% year-over-year with 3,485 contracts in February 2025. This is the slowest pace of February contract activity since 2008.

Home sales are generally lower because new listings continue to lag behind the pace of demand. Listings were down 2.6% compared to a year ago.

At the end of February, The number of homes for sale increased about 30% year over year. Although inventory has expanded across housing types, only condo active listings have recovered compared to their pre-2020 levels.

The median sold price in February 2025 was $597,000, a 6.6% increase compared to last year. Prices have risen about 40% over five years in the Washington D.C. metro area.

What’s your home worth?

By Dan Krell
Copyright © 2025

February 13, 2024February 13, 2024

Low inventory home buyer strategies

I’ve written about the low housing inventory phenomenon many times over the course of a decade. I’ve also written about low inventory home buyer strategies in the past. Yes, this has been an issue for that long, although it has ebbed and surged. One consequence has been that many potential homebuyers have stayed away from the market, waiting for conditions to improve.

Low inventory home buyer strategies

Housing market conditions have left many homebuyers frustrated over the last few years. The outlook isn’t that much better this year. Housing inventory shortages will likely continue to hold buyer activity in check.

Although it is expected that many more homes will be sold this year compared to last, the pent up buyer demand will impact the average number of homes on the market at any given time. In plain language, on the current trajectory homes will continue to sell quickly and at appreciating prices.

Are you one of those still waiting for the housing market conditions to tip in favor homebuyers? Or are you just entering the market? Regardless, low inventory home buyer strategies, such as being prepared and proactive, will help you on your home buying journey.

If you’re paying cash for the home, make sure you have access to your funds (or prepared to get access) prior to entering into a contract. Having assets doesn’t necessarily mean it’s liquid or easily accessed. Ask for the process to get your funds from the institution holding your assets.

If you’re getting a mortgage, get preapproved. Having a preapproval will not only help you create a buying budget, it will give you a head start on the buying process. The preapproval letter attached to your offer tells the home seller the bank will give you loan based on the information they reviewed.

If you’re planning on working with a real estate agent, choose your agent before you start visiting open houses. Not knowing if and with whom you’re working can create an unnecessary delay on making an offer. Delays can put you out of the running if there is a tight deadline for offers.

That said, be prepared to make an offer quickly. Communicate to your agent your offer in price and terms. Most likely, the agent can quickly send the offer to the listing agent by having you electronically sign it.

It’s likely that your first (or subsequent) offer won’t be accepted, especially in a multiple offer situation. Always have a plan B, C, and D, which may include looking for off-market homes for sale, and the possibility of renting.

By Dan Krell
Copyright © 2024

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