The Tuesday Real Estate Truth

Every buyer and seller wants.....completely differnt things - really.

Buyers 2020 prices.
Sellers 2021 bidding wars.
Interest rates want to act like they were raised by wolves.

And here we all are, standing in the middle of it, trying to make smart decisions.

The real estate market is different than it was a few years ago. And different means you need better strategy.

For Sellers: Pricing Has to be Spot on

I know your home is special and you love it. I know you picked the backsplash, planted the hydrangeas, painted the dining room six times, and replaced the dishwasher in 2018.

Buyers do not pay for your memories. Buyers pay for their preceived value.

In this market, the homes that are priced correctly, presented well, and easy to show are moving. Homes that are priced like a seller is emotionally attached to a Zillow fever dream are sitting.

The first 72 HOURS matter. That is when your listing has the most attention. If you price too high, buyers notice and will brutally punish your listing. An overpriced listing that sits too long becomes psychologically “contaminated” in the buyer’s mind. The house may be fine, but the listing starts smelling funny. Real estate buyers are not always rational; they are emotional. 

SELLERS you need to read this and re-read this, buyers anchor to the original bad price....

For Buyers: Waiting Forever Is Not a Strategy

I hear it all the time:

"We are going to re-sign a year lease"
“We are going to wait until rates come down.”
“We are going to wait until prices drop.”
“We are going to wait until the market changes.”

That might work. Or it might mean you are still waiting while the house you could have afforded today becomes more expensive tomorrow.

I would rather a buyer purchase a fairly priced home at a higher interest rate than overpay for a house just to “win,” because the rate may be temporary, but the purchase price is permanent until the market bails you out. Overpaying reduces your safety margin. A fairly priced home gives you options. An overpriced home can trap you if life changes before the market catches up.

The Real Issue: Everyone Wants Certainty

Sellers want to know they are not leaving money on the table.

Buyers want to know they are not overpaying.

Both sides want a crystal ball, a guaranteed outcome. Unfortunately, real estate does not work that way.

Real estate is part math, timing, emotion, negotiation, and  “please let the inspection report not be 47 pages long and dear jesus let the appraiser be local.”

What Matters Most Right Now

Clear pricing.
Not “let’s just try it” pricing. Real pricing based on actual comparable sales, current competition, condition, location, and buyer behavior.

Strong presentation.
STAGING MATTERS, as does cleanliness, curb appeal AND PHOTOS, meaning the photographer this is why I use Sarah Lenz, anyway....I am not saying it needs to give ARchitectural Digest vibes, but it has to give I am  squeeky clean, I have been cared for,  and I am ready for my close up with my new family and you ought to come live here because I am great vibes.

Calm decision-making.
Panic is expensive. So is ego. The best real estate decisions are made with facts, strategy, and someone willing to tell you the truth without tap dancing around it, oh wait me that is me!

My Advice - 

Sellers, do not chase the market down. Price it right from the beginning.

Buyers, do not sit on the sidelines forever waiting for perfect.

Everyone, please stop taking national headlines and applying them directly to your Greater Omaha-area housing market. Real estate is LOCAL LOCAL LOCAL you thopught I was goiung top type the other L word? 

And if you are NOT A licensed REALTOR stop playing one in the lives of your friends, family and colleagues who are in the precess of buying or selling real estate! 

Whether you are thinking about selling, buying, relocating, downsizing, investing, or simply trying to figure out what your home is actually worth, lucky for you, I have the experience to help you out! 

Angela Peters
REALTOR® | The Home Girl
Omaha, Nebraska & Southwest Iowa
NE 20110578 IA S73434000