Each month, we publish a series of articles of interest to homeowners -- money-saving tips, household safety checklists, home improvement advice, real estate insider secrets, etc. Whether you currently are in the market for a new home, or not, we hope that this information is of value to you. Please feel free to pass these articles on to your family and friends.



In This Issue:

  1. Should I Sell Or Wait? A Guide To Timing The Market - Timing can make a huge difference in your profit—and your experience.

  2. How To Get Pre-Approved And Know What You Can Afford - This guide walks you through how to get pre-approved smartly.

  3. What Every Smart Buyer Needs To Know Before Making An Offer - Making an offer is one of the most important moments in the buying process.



Should I Sell Or Wait? A Guide To Timing The Market


Summary

The question every homeowner asks: should I sell now or wait? Timing can make a huge difference in your profit—and your experience. This guide helps you evaluate local market trends, personal financial goals, and seasonal factors to make the smartest move. Whether you’re chasing top dollar or just trying to avoid stress, this report gives you the insights and tools to choose your best moment to sell.


Selling your home is about more than just picking a price—it’s about picking the right time. But how do you know when that is? Market conditions, personal timing, and even the season can all impact your success. Here’s how to assess whether now is the time to sell—or if you’d be better off waiting.

Home Selling Home Selling
  1. Understand Local Market Conditions
    Real estate is hyper-local. National headlines may talk about a “hot” market, but your city—or even your neighborhood—could tell a different story. Look at:
    • Current inventory (Are there lots of homes like yours for sale?)
    • Average days on market
    • List-to-sale price ratios
    • Recent comparable sales (comps)

    Your agent can provide a Comparative Market Analysis (CMA) and market trend reports specific to your area.

  2. Know the Difference Between a Buyer’s and Seller’s Market
    • A seller’s market has low inventory and high demand—prices rise, homes sell fast.
    • A buyer’s market has more homes than buyers—prices level off or drop, and sales slow.

    Knowing where your area stands helps you gauge how competitive your sale might be and what pricing strategy to use.

  3. Watch Interest Rates
    Interest rates affect what buyers can afford. When rates are low, buyer demand increases—often pushing prices up. Rising interest rates, on the other hand, shrink affordability and can cool the market. Your window to sell high might close if rates climb.

  4. Consider Seasonal Trends
    Traditionally, spring and early summer are peak selling seasons. Families prefer to move before school starts, and homes show better in good weather. However, in low-inventory markets, fall and winter can still be strong, especially if serious buyers remain active while competition drops.

  5. Factor in Your Financial Goals
    • Need equity to buy your next home?
    • Looking to downsize and reduce expenses?
    • Want to cash out while prices are high?
    • Your personal goals matter. Sometimes the best time to sell isn’t about the market—it’s about your life stage and financial planning.
  6. Evaluate Your Home’s Condition
    Are you ready to list now, or would a few small improvements boost your value? Sometimes waiting a few months to do low-cost upgrades (paint, landscaping, lighting) can significantly raise your sale price and speed up your sale.

  7. Think Long-Term: Are Prices Still Rising?
    If local prices have been rising steadily for years, they may level off or correct soon. If you’ve already gained substantial equity, it may be smart to sell while the market’s strong—before conditions shift.

  8. Ask Your Agent About Timing Strategies
    Top agents track market cycles and can help you time your sale for maximum exposure and minimal stress. Ask:
    • Is now a good time for my type of home in this neighborhood
    • What’s happening with inventory, buyer demand, and local pricing?
    • If I wait 3–6 months, what might change?

Conclusion:
There’s no universal “right time” to sell—but there is a right time for YOU. With the right local insights, a realistic market view, and a clear understanding of your goals, you can make the move that makes the most sense. When in doubt, consult a professional—and trust the data, not just the headlines.



How To Get Pre-Approved And Know What You Can Afford



Summary

Getting pre-approved is an essential step in buying a home, but many buyers worry about its effect on their credit. This guide walks you through how to get pre-approved smartly, what documents you'll need, how lenders calculate affordability, and how to avoid common pitfalls. You'll also learn how to protect your credit during the process and avoid overborrowing. It's everything a savvy buyer needs to know to prepare financially and compete with confidence.



Getting pre-approved for a mortgage is a smart and often necessary, first step when buying a home. It tells you how much you can afford, shows sellers you're serious, and sets the foundation for a smoother purchase. But many buyers worry that the process could hurt their credit score, complicate their finances, or commit them to terms they don't fully understand. This guide explains how to get pre-approved the smart way, without damaging your credit or overextending your budget.

Home Selling Home Selling Pre-Qualification vs. Pre-Approval: Know the Difference

Pre-qualification is a basic estimate based on self-reported information. It's useful for early budgeting, but it doesn't carry weight with sellers. Pre-approval, on the other hand, is a more formal process where a lender reviews your credit, income, debt, and assets to issue a conditional commitment. A pre-approval letter shows sellers you're ready to buy and gives you the confidence to act quickly.

Why Pre-Approval Matters

In a competitive market, homes can receive multiple offers within days or even hours. Buyers without a pre-approval are often passed over for those who are financially ready. Pre-approval also helps you set realistic expectations. You'll know your exact price range, estimated interest rate, and monthly payment, helping you avoid heartbreak from falling in love with homes you can't afford.

Will It Hurt My Credit?

Lenders must check your credit to issue a pre-approval, and this results in a “hard inquiry.” While a single hard inquiry may slightly lower your score (usually by fewer than 5 points), it's temporary and won't cause long-term harm. Shopping around with multiple lenders within a 30–45 day window typically counts as one inquiry for credit scoring purposes. So don't worry about comparing offers—just do it within a tight timeframe.

Documents You'll Need

Getting pre-approved means submitting documentation. Most lenders will request:

  • Recent pay stubs (2–4 weeks)
  • W-2s or tax returns (last 2 years)
  • Bank statements (last 2 months)
  • Credit report (pulled by the lender)
  • Identification (driver's license or passport)
  • List of debts (student loans, auto loans, credit cards)

Having these ready speeds up the process and shows you're prepared.

How Lenders Determine What You Can Afford

Lenders calculate affordability using your debt-to-income ratio (DTI). This is the percentage of your gross monthly income that goes toward debt payments, including your projected mortgage, taxes, insurance, and existing obligations. Most lenders want your DTI to be below 43%, though some programs allow higher. Your credit score, income stability, and savings also influence your approval and loan terms.

How to Avoid Over-Borrowing

Just because you're approved for a certain amount doesn't mean you should spend it. Many buyers get caught up in “buying at the max” rather than buying smart. Use a mortgage calculator to explore how interest rates, down payments, and taxes impact your monthly payment. Budget for maintenance, emergencies, and lifestyle goals, not just the mortgage itself.

Tips for Protecting Your Credit Before and After Pre-Approval
  • Don't open new credit lines or close existing ones.
  • Don't finance a car or large purchase while applying.
  • Pay your bills on time, especially credit cards.
  • Keep balances below 30% of your credit limit.

Your lender will likely do a final credit check before closing, so don't sabotage your approval by making changes after you've been pre-approved.

Should You Get Pre-Approved With Multiple Lenders?

Yes, shopping around can save you thousands. Different lenders offer different rates, fees, and terms. Just keep all applications within a 2-week period to minimize credit impact. Compare Loan Estimates, which outline all key terms, including interest rate, APR, closing costs, and projected monthly payment.

How Long Does Pre-Approval Last?

Pre-approval letters typically last 60–90 days. If your home search takes longer, you may need to update your financials and get a new letter. Keep in touch with your lender and notify them of any changes in employment, income, or debts.

Common Mistakes to Avoid
  • Starting your home search without pre-approval.
  • Assuming your approval amount = your budget.
  • Making big financial changes after pre-approval.
  • Not understanding the full cost of homeownership.

Getting pre-approved is a powerful tool for buyers, but only when done strategically. By preparing your finances, protecting your credit, and working with the right lenders, you'll enter the market with confidence and clarity. It's not just about how much you can borrow—it's about how to buy smart. With the right approach, you'll get the keys to your dream home without compromising your financial future.



What Every Smart Buyer Needs To Know Before Making An Offer



Summary

Making an offer is one of the most important moments in the buying process and it's where many deals go wrong. This guide gives buyers the edge by explaining how to research comparable sales, structure contingencies, and respond to counteroffers. We also walk you through key legal terms and emotional decision-making traps. It's your blueprint for writing a strong, smart, and confident offer.



Making an offer on a home is one of the most critical and nerve-wracking steps in the entire buying process. It's the moment your house hunt turns serious, and a well-crafted offer can be the difference between winning your dream home or watching someone else move in. But a rushed or poorly written offer can backfire, costing you money, leverage, or even the house itself. This guide covers exactly what every smart buyer needs to know before putting pen to paper.

Home Selling Home Selling Understand Market Conditions First

The first step in preparing to make an offer is to understand the current market. Are homes in your desired area selling quickly or lingering on the market? Are bidding wars common, or are sellers negotiating heavily? Your offer strategy should change depending on whether it's a buyer's market, seller's market, or somewhere in between. Ask your real estate agent for local data, including days on market, average sale-to-list ratios, and how many homes are selling over asking price.

Know the Home's Value Before Offering

Don't rely solely on the listing price. Smart buyers dig deeper by reviewing recent comparable sales; homes with similar size, condition, age, and location that have sold in the past 3–6 months. Your agent can prepare a comparative market analysis (CMA) to guide your decision. Understanding the real market value will help you avoid overbidding or missing out by underpricing.

Review Disclosures and Property Reports

Before submitting an offer, carefully review all seller disclosures and inspection reports provided. These might reveal structural issues, zoning concerns, or neighborhood nuisances that affect the home's value. If you identify any red flags, discuss them with your agent and consider adjusting your offer accordingly. Ignoring these details now can lead to serious buyer's remorse later.

Strategize Your Offer Amount

Deciding how much to offer isn't just about affordability, it's about motivation, competition, and risk tolerance. In a hot market, you may need to offer full price or above. In a slower market, you might have room to negotiate. Talk with your agent about the seller's situation; are they motivated, relocating quickly, or sitting on the market for too long? All of this can influence how aggressive or conservative your offer should be.

Understand Contingencies and How They Protect You

Contingencies are conditions that must be met for your offer to go through. Common contingencies include financing (you must be approved for a loan), inspection (the home must pass an inspection), and appraisal (the home must be valued at or above the sale price). These clauses protect you, but they can also weaken your offer. In competitive markets, sellers prefer offers with fewer contingencies. Know when to use them and when you might need to waive or modify them to stay competitive.

Secure Financing First

You should already be pre-approved for a mortgage before making an offer. Include your pre-approval letter with the offer to show you're a serious buyer. This can often be the deciding factor between two similar bids. Also, have your down payment and earnest money deposit ready to go—delays can derail negotiations.

Set a Reasonable Closing Timeline

Be flexible and realistic about your timeline. A typical closing takes 30 to 45 days, but the seller might have a preferred date. Being accommodating with the closing timeline can make your offer more appealing, especially if the seller is trying to line up a move.

Consider Adding a Personal Touch

In some cases, especially when competing with similar offers, writing a heartfelt letter to the seller can tip the scales in your favor. Tell them what you love about the home, why it's perfect for your family, and how you'll care for it. Avoid over-sharing or making promises you can't keep, but do express genuine enthusiasm. Sellers often want to feel their home is going to the right person.

Understand the Offer Contract

A real estate offer is a binding legal agreement. Make sure you fully understand each section of the contract: purchase price, deposits, contingencies, timelines, included items (like appliances), and expiration date of the offer. Don't rely solely on your agent to explain, read it yourself and ask questions. This is your opportunity to protect your interests.

Prepare for Counteroffers and Negotiation

Very few offers are accepted as-is. Be ready to negotiate on price, closing costs, repairs, or even occupancy dates. Don't panic if the seller counters your offer. Use this as a conversation. Define your limits in advance: how much are you willing to bend, and at what point are you prepared to walk away? A calm, thoughtful negotiation can lead to a better deal for everyone.

Making an offer is more than just a number, it's a strategy that combines research, timing, and psychology. By understanding the market, preparing your finances, reviewing documents carefully, and working with a skilled agent, you can make an offer that stands out for all the right reasons. The more informed and strategic you are before you submit your offer, the more confident you'll be during negotiation and the better your odds of landing the right home at the right price.



The 3 Things You Risk by Pricing Too High

The 3 Things You Risk by Pricing Too High

When selling your house, the price you choose isn’t just a number, it's a strategy. And in today’s market, that strategy needs to be sharp.

The number of homes for sale is climbing. And that means buyers have more choices and can be more selective. If your price doesn’t line up with what else is out there, they’ll scroll right past it and go on to the next one.

Pricing right from the start is your best move – and a great agent can help make sure you do.

Overpricing Comes at a Cost

And more sellers are finding that out the hard way. They list their house based on how things were a year ago – or based on a neighbor’s sale that happened under completely different circumstances. Then, when their house doesn’t sell, they’re left with three tough choices:

  1. Drop the price: Cutting the price might help get more eyes on the house again, but it can also trigger red flags. Buyers may wonder what’s wrong with it. And that’s going to impact any offers you get after the price cut.
  2. Take it off the market: Some sellers give up on the idea of selling right now. The worst part about this is it means putting their future plans on the back burner. That dream of more space, downsizing, or relocating? On pause.
  3. Rent it out: Others go the landlord route, but managing tenants and navigating leases isn’t always the simple fallback it seems. Renting can work, but it’s often a lot more hassle than people expect.

None of those options were part of the original plan. And honestly, none of them are where you should end up if you wanted to sell. Here’s a look at how a local agent’s expertise can help you avoid these headaches. Let's use price cuts as an example.

Where You Live Makes a Difference

While the number of price cuts is up nationally, data shows some parts of the country are seeing far more of them than others. It all comes down to how much inventory has grown in that area (see map below):

a map of the united states with blue squaresAs Realtor.com explains:

“Regionally, price reductions in June were significantly more common in the South and West (23% of listings) than they were in the Northeast (13% of listings), reflecting the inventory divergence across these regions.”

That means pricing isn’t one-size-fits-all. What’s happening nationally might not reflect what’s happening in your zip code, and that’s why you shouldn’t try to determine your list price on your own.

How a Great Agent Helps You Nail the Price

A skilled agent doesn’t just toss out a number. As Zillow says:

Well-priced homes are more likely to sell quickly, but pricing your home to sell quickly and for maximum dollar requires strategy and knowledge of your local market. You need to have a clear-eyed view of your home in relation to the competition, and knowledge about whether you’re in a buyers or sellers market. It also helps to know what buyers in your area can afford.” 

And that’s all knowledge your agent will have. They study your local market, compare recent sales, and factor in your goals and buyer behavior. Based on what’s happening where you live, sometimes the best play will be pricing right at current market value. Other times pricing a little lower actually will spark more offers and ultimately get you a better final sale price.

So don’t skimp on the strategy or on your agent. With their local market know-how, you’ll be able to sell quickly, even in a shifting market. 

Bottom Line

Overpricing can lead to tough choices you never want to face. But with the right price, and the right guidance, you can skip the stress and sell with confidence. Let’s connect so you have a pricing strategy that works for today’s market and gets you where you want to go.

 

Why Most Sellers Hire Real Estate Agents Today

Why Most Sellers Hire Real Estate Agents Today

Selling your house without an agent as a “For Sale by Owner” (FSBO) may be something you’ve considered. But you should know that, in today’s shifting market, more homeowners are deciding that’s just not worth the risk.

According to the latest data from the National Association of Realtors (NAR), the number of homeowners selling without an agent has hit an all-time low (see graph below):

a graph showing a line of salesAnd for the small number of homeowners who do decide to sell on their own, data shows they’re still not confident they’re making a good choice.

A recent survey finds three out of every four homeowners who don’t plan to use an agent have doubts about whether that’s actually the right decision.

And here’s why. The market is changing – not in a bad way, just in a way that requires a smarter, more strategic approach. And having a real estate expert in your corner really pays off.

Here are just two of the ways an agent's expertise makes a difference.

1. Getting the Price Right in a Market That’s Evolving

One of the biggest hurdles when selling a house on your own is figuring out the right price. It’s not as simple as picking a number that sounds good or selling your house for what your neighbor’s sold for a few years back – you need to hit the bullseye for where the market is right now. Without an agent’s help, you’re more likely to miss the mark. As Zillow explains:

“Agents are pros when it comes to pricing properties and have their finger on the pulse of your local market. They understand current buying trends and can provide insight into how your home compares to others for sale nearby.”

Basically, they know what’s really selling, what buyers are willing to pay in your area, and how to position your house to sell quickly. That kind of insight can have a big impact, especially in a market that’s balancing out.

2. Handling (and Actually Understanding) the Legal Documents

There’s also a mountain of documentation when selling a house, including everything from disclosures to contracts. And a mistake can have big legal implications. This is another area where having an agent can help.

They’ve handled these documents countless times and know exactly what’s needed to keep everything on track, so you avoid delays. And now that buyers are including more contingencies again and asking for concessions, your agent will guide you through each form step by step, making sure it’s done right and documented correctly the first time.

3. Selling Your House Quickly Even in a Shifting Market

Now that the number of homes for sale has grown, homes aren’t selling at quite the same pace they were. But you can still sell quickly if you have a proven plan to help your house stand out.

Just remember, homeowners don’t have the same network or marketing tools an experienced agent does. So, if you want the process to happen fast, you’ll likely want a pro by your side. 

Bottom Line

Having the right agent and the right strategy is key in a shifting market. Let’s connect so you don’t have to take this on solo – and so you can list with confidence, knowing you’ve got expert guidance from day one.

 

Newly Built Homes May Be Less Expensive Than You Think

Newly Built Homes May Be Less Expensive Than You Think

 

Do you think a brand-new home means a bigger price tag? Think again.

Right now, something unique is happening in the housing market. According to the Census and the National Association of Realtors (NAR), the median price of newly built homes is actually lower than the median price for existing homes (ones that have already been lived in):

a graph of sales and pricesYou read that right. That brand new, never-been-lived-in house may cost less than the one built 20 years ago in a neighborhood just down the street. So, if you wrote off a new build because you assumed they’d be financially out of reach, here’s what you should know. You could be missing out on some of the best options in today’s housing market.

Why Are Newly Built Homes Less Expensive Right Now?

1. Builders Are Building Smaller Homes

Builders know that buyers are struggling with affordability today. So, instead of building big houses that may not sell, they’re building smaller ones that will. According to the Census, the average size of a newly built single-family home has dropped considerably over the past few years (see graph below):

a graph of a growing graphAnd as size goes down, the price often does too. Smaller homes use fewer materials, which makes them less expensive to build. That helps builders keep prices lower so more people can afford them.

2. Builders Are Offering Price Cuts and Incentives

In May, according to the National Association of Home Builders (NAHB), 34% of builders lowered their prices, with an average price drop of 5%. That’s because they want to be sure they’re selling the inventory they have before they build more.

On top of that, 61% of builders also offered sales incentives – like helping with closing costs or buying down your mortgage rate. These are all ways builders are making their homes more affordable, so these homes sell in today’s market.

Your Next Step? Ask Your Agent What's Available Near You

If you're trying to buy a home right now, be sure to talk to your agent to find out what builders are doing in and around your area. They can find new home communities, as well as builders who are offering incentives or discounts, and hidden gems you might not uncover on your own.

Plus, buying a newly built home often means there are different steps in the process than if you purchase a home that’s been lived in before. That’s why it’s so important to have your own agent who can explain the fine print. You want a pro in your corner to advocate for you, negotiate on your behalf, and make sure your best interests come first.

Bottom Line

You could get a home that’s brand new, with modern features, at a price that’s even lower than some older homes. Let’s talk about what you’re looking for and see if a newly built home is the right fit for you.

If buying a home is on your to-do list, what would stop you from exploring newly built options?

 

A Tale of Two Housing Markets

A Tale of Two Housing Markets



 

For a long time, the housing market was all sunshine for sellers. Homes were flying off the shelves, and buyers had to compete like crazy. But lately, things are starting to shift. Some areas are still super competitive for buyers, while others are seeing more homes sit on the market, giving buyers a bit more breathing room.

In other words, it’s a tale of two markets, and knowing which one you’re in makes a huge difference when you move.

What Is a Buyer’s Market vs. a Seller’s Market?

In a buyer’s market, there are a lot of homes for sale, and not as many people buying. With fewer buyers competing for these homes, that means they generally sit on the market longer, they might not sell for as much as they would in a seller’s market, and buyers have more room to negotiate.

On the flip side, in a seller’s market, there aren’t enough homes for sale for the number of buyers who are trying to purchase them. Homes sell faster, sellers often get multiple offers, and prices shoot higher because buyers are willing to pay more to win the home.

The Market Is Starting To Balance Out

For years, almost every market in the country was a strong seller’s market. That made it tough for buyers – especially first-timers. But now, things are shifting. According to Zillow, the national housing market is balancing out (see graph below):

a graph of a marketThe index used in this graph measures whether the national housing market is more of a seller’s market, buyer’s market, or neutral market – basically, whether it favors buyers, sellers, or if it’s not really swinging either way. Each month, the market is measured between 0 and 100. The closer to 100, the bigger the advantage sellers have.

The orange bars in the middle of the graph show the years when sellers had their strongest advantage, from 2020 to early 2022. But, as time has gone on, the market has become more balanced. It shifted from a strong seller’s market to a less intense one. And lately, it's been neutral more than anything else (that’s the gray bars on the right side of the graph). That means buyers are gaining some negotiating power again.

In a more balanced or neutral market, homes tend to stay on the market a little longer, bidding wars are less common, and sellers may need to make more concessions – like price reductions or helping with closing costs. That shift gives today’s buyers more opportunities and less competition than a couple of years ago.

Why Are Things Changing?

Inventory plays a big role. When there are more homes for sale, buyers have more options – and that cools down home price growth. As data from Realtor.com shows, the supply of available homes for sale isn’t growing at the same rate everywhere (see graph below):

a graph of a number of barsThis graph shows how inventory has changed compared to last year (blue bars) and compared to 2017–2019 (red bars) in different regions of the country.

The South and West regions of the U.S. have seen big jumps in housing inventory in the past year (that’s the blue on the right). Both are almost back to pre-pandemic levels. That’s why more buyer’s markets are popping up there.

But in the Northeast and Midwest, inventory is still very low compared to pre-pandemic (that’s why those red bars are so big). That means those areas are more likely to stay seller’s markets for now.

What This Means for You

Every local market is different. Even if the national headlines say one thing, your town (or even your neighborhood) could be telling a totally different story.

Knowing which type of market you’re in helps you make smarter decisions for your move. That’s why working with a local real estate agent is so important right now.

As Zillow says:

“Agents are experts on their local markets and can craft buying or selling strategies tailored to local market conditions.”

Agents understand the unique trends in your area and can help you make the best choices, whether you’re buying or selling. With their expert strategies, you can move no matter which way the market is leaning, because they know how to navigate various levels of buyer competition, how to find hidden gems locally, how to price a house right, how to negotiate based on who has more leverage, and more.

Bottom Line

If you're ready to make a move, or even just thinking about it, let’s connect. That way, you’ll have someone to help you understand our local market and create a game plan that works for you.

What’s one thing you’re curious about when it comes to the market in our area?

 

The Spring Guides for Buying or Selling a Home Are Here

The Spring Guides for Buying or Selling a Home Are Here

The Spring Guides for buying or selling a home are here. Let’s connect so you can get the latest digital copies of these guides.

https://www.simplifyingthemarket.com/en/videos/?a=426231-46d79c66267a33ac395b36ae0613f4f7

 

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