2025 daily Blog • September 18, 2025

Why You Should Start the Home Buying Process Before You’re “Ready”

by Jack Duvall

🎯 Why You Should Start the Home Buying Process Before You’re “Ready”

Here’s a real estate truth that surprises many first-time buyers (and even some repeat buyers):

If you wait until you’re “ready” to start the homebuying process… you’re already behind.

And in the Central Illinois market, where interest rates, inventory, and competition fluctuate weekly, that delay can cost you big time.

Whether you’re planning to buy this fall, winter, or even next spring — getting ahead now can save you time, stress, and money.

Let’s break down why early preparation is your secret weapon in today’s market.

⏳ The Myth of “Perfect Timing”

Many buyers believe there’s an ideal window to start their home search — usually a few weeks before they plan to move.

But here’s the reality:

The pre-approval process alone can take several days.
You’ll need time to explore neighborhoods and price ranges.
Great homes move fast — and they won’t wait for you to get organized.

Smart buyers start now — months before their target move date — so they can learn the market, lock in financing, and make confident decisions when the right home pops up.

💼 Pre-Approval Gives You Leverage

Pre-approval isn’t just about knowing your budget. It gives you leverage when it counts.

Imagine two buyers fall in love with the same house.

One is pre-approved.
The other is “waiting to get things together.”

Who do you think the seller takes seriously?

Exactly.

Bonus: Pre-approval also helps you catch and resolve credit issues early — while there’s still time to fix them.

🧭 Learning the Market Takes Time

Peoria is not Chicago. Dunlap is not Pekin. Morton is not Metamora.

Each town — and even each neighborhood — has its own pricing trends, tax rates, school zones, and competition levels.

The earlier you start researching and working with a local expert (🙋‍♂️), the better you’ll understand what your money can get you — and where.

And when you’re truly ready to make an offer, you won’t hesitate.

💰 Saving Up? You Need a Plan

If your down payment is still in progress, that’s okay — but only if you’re actively working toward it with clear benchmarks.

Waiting without a strategy leads to frustration.

Need help figuring out how much to save, and what programs may be available to you? I’ve helped hundreds of buyers — including first-timers — find smarter paths to homeownership.

There are options out there that most people never hear about.
Start the conversation early, and you can position yourself to win.

🛑 Avoid Rushing Into the Wrong Home

When buyers wait until the last minute, they end up in a pressure cooker:

“We have to find something now.”
“This one is okay, I guess…”
“Let’s just make an offer — it’s close enough.”

That’s how regrets happen.

The goal is to make a move when the right home comes along — not just whatever’s available at the moment you feel pressure.

Starting now = breathing room = better decisions.

🤝 Build Your Team Early

You don’t just need a REALTOR®. You need a team of local pros:

Lender
Inspector
Insurance agent
Title company
Contractors (if you’re considering fixer-uppers)

As your agent, I can introduce you to reputable people I’ve worked with for years. It makes your entire process smoother, faster, and less stressful.

And again — you want this before you’re in the thick of a negotiation or contract deadline.

🧠 The Bottom Line

Starting early doesn’t mean you’re committing to buy a house tomorrow. It means you’re laying the groundwork to succeed when the time is right.

And if you end up buying sooner than expected?

Great — you’ll be ready.

If it takes longer?

You’ll be better prepared than the competition.

In either case, I’m here to guide you every step of the way.

Let’s start the conversation now — before the market heats up again.

2025 daily Blog • September 17, 2025

7 Surprising Mistakes Buyers Still Make in Today’s Market (and How to Avoid Them)

by Jack Duvall

🏡 7 Surprising Mistakes Buyers Still Make in Today’s Market (and How to Avoid Them)

Whether you’re buying your first home, your third, or your forever home — the Central Illinois market can surprise you if you’re not prepared.

Even with interest rates leveling out and inventory slowly increasing, buyers are still falling into some avoidable traps that cost them time, money, and opportunities.

Here’s a hard truth:
Most mistakes in real estate don’t come from bad luck — they come from bad planning (or worse, no plan at all).

Let’s fix that.

❌ Mistake #1: Not Getting Pre-Approved Before House Hunting

This is still the #1 mistake I see.

If you haven’t spoken to a lender and received a pre-approval letter, you’re not a serious buyer — at least not in the eyes of a seller. A seller wants to know you’re ready to go. A pre-qualification won’t cut it, either. You need a true pre-approval with your income, credit, and assets reviewed.

Pro Tip: I can connect you with excellent local lenders I’ve worked with for years — people who answer the phone and get deals closed on time.

❌ Mistake #2: Looking at Homes Outside Your Budget

Browsing million-dollar homes when your budget caps at $250,000? That’s a one-way ticket to disappointment.

Buyers who overreach often end up frustrated and settle for less, simply because their expectations were unrealistic from the start.

Pro Tip: Shop slightly under your max budget — it gives you room to negotiate, cover inspection issues, or even win a bidding war without blowing your finances.

❌ Mistake #3: Not Understanding the Difference Between Wants vs. Needs

Everybody wants granite counters and a walk-in closet, but let’s be real — those are bonuses.

When buyers don’t clearly separate wants from needs, they either pass on good homes or talk themselves into bad ones.

Pro Tip: Make two lists:

Must-haves (bedrooms, location, yard, etc.)
Nice-to-haves (sunroom, pool, fireplace)

Use them like a filter — not every home needs to check every box to be “the one.”

❌ Mistake #4: Lowballing a Fairly Priced Home

This one stings — and it still happens all the time.

Buyers throw out a low offer just to “see what happens,” and end up getting beat by someone who actually wants the house.

Pro Tip: I’ll run a market analysis on any home you like so you know exactly what it’s worth — and how to make a winning offer without overpaying.

❌ Mistake #5: Delaying Decisions and Missing the Opportunity

Homes don’t sit like they used to. Especially in places like Morton, Dunlap, Washington, or good pockets of Peoria — great homes move.

Hesitating for 24 hours can mean starting your search all over again.

Pro Tip: When you’re pre-approved and educated on the market, you won’t need to “sleep on it” — you’ll know when it’s right, and you’ll be ready to act.

❌ Mistake #6: Skipping the Home Inspection

Never. Ever. Skip. The. Inspection.

Even in competitive situations, there are ways to be aggressive without gambling on major unknowns.

Pro Tip: I have trusted inspectors who give my clients honest feedback. We use it to negotiate smarter and protect your long-term investment.

❌ Mistake #7: Not Using a Local, Experienced Agent

Real estate is local. You wouldn’t hire a plumber from five hours away to fix a leaky faucet, would you?

An out-of-area agent (or worse, an online-only agent) might miss crucial neighborhood data, zoning quirks, or contract nuances specific to Central Illinois.

Pro Tip: I’ve helped over 1,000 buyers and sellers in this market — and I’m still boots-on-the-ground every single week.

✅ The Bottom Line

Buying a home is a big move — emotionally and financially. But it doesn’t have to be full of regrets.

When you have the right plan, the right expectations, and the right REALTOR® by your side…

🎯 You win.

Let’s make sure you’re one of the smart buyers — not the sorry ones.

2025 daily Blog • September 16, 2025

How to Time the Market Without Losing Your Mind (or Your Dream Home)

by Jack Duvall

🏡 How to Time the Market Without Losing Your Mind (or Your Dream Home)

If you’ve been hanging around the Central Illinois housing market for any length of time, chances are you’ve heard some version of this phrase:

“I’m just waiting for the right time to buy.”

And hey — I get it. Timing matters. But let me tell you something from the other side of 1,000+ transactions and over 20 years in this business:

The “perfect time” isn’t a date on the calendar — it’s when you’re ready, and you’ve got the right guide.

Let’s unpack this a bit.

⏰ Why Market Timing Is Tricky Business

Buyers often fall into the trap of trying to “predict” when home prices will drop or mortgage rates will improve. But here’s the deal:

Even economists get it wrong.
There is no crystal ball.
Waiting often costs you more than acting smartly right now.

Example: If you delay buying a $250,000 home hoping for a $10K price drop, but mortgage rates rise by even 1%, you’ve just cost yourself way more in long-term interest than you would’ve saved up front.

And that’s if the right house is even still on the market.

🔍 Central Illinois Market Snapshot

As of mid-September 2025, we’re still seeing:

Inventory levels tight in the $150K–$300K range
Homes in great condition selling fast
First-time buyers still active despite rate anxiety

What does that mean for you?

👉 If you’re serious about buying before winter, now’s the time to get your financing dialed in and your wish list ready — because competition will spike again before the holidays.

🧠 Smart Timing = Strategy + Flexibility

Forget perfection — what you need is a solid plan.

Here’s what I recommend to buyers right now:

Know your numbers.
Get pre-approved. Know your budget inside and out. You can’t play if you don’t know the rules.
Understand your needs vs. wants.
Can’t live without 3 bedrooms? That’s a need. Want a finished basement and a home office? That’s a bonus if the price is right.
Be ready to move fast — but not foolishly.
When a good home pops up, others are watching too. I help my clients write clean, compelling offers that give them an edge without overpaying.
Partner with a pro.
You don’t want to navigate this market with a part-timer or someone “just trying real estate.” You want someone who’s seen every twist, turn, and trend. (Hi 👋 — that’s me.)

💬 Real Talk From the Trenches

Over the past few weeks, I’ve had several clients tell me they wish they’d reached out sooner.

One buyer lost out on a home they loved because their agent wasn’t fast enough.
A seller missed peak summer demand and had to adjust their price just to stay competitive.
A young couple waited too long hoping rates would dip, and now they’re priced out of their dream neighborhood.

These aren’t scare tactics — they’re reality checks. And I share them because I want you to avoid the same pain.

👋 Let’s Talk Strategy, Not Guesswork

If you’re thinking about buying — even casually — shoot me a message. I won’t push. I’ll help you understand your options and give you the straight truth about your timing.

Because here’s the thing: If it’s not the right time for you, I’ll tell you.
But if it is, I’ll help you move confidently — before someone else does.

2025 daily Blog • September 15, 2025

Legacy Matters: Why Experience (and Heart) Count in Real Estate

by Jack Duvall

🏡 Legacy Matters: Why Experience (and Heart) Count in Real Estate

Today’s a meaningful one for me. It’s my dad’s birthday — and while I won’t get too sentimental here, I can’t help but reflect on the values he passed on that still drive me every day as a real estate broker.

Honesty. Grit. Loyalty. Doing things right the first time. Being the kind of guy people can count on.

Whether you’re buying your first home or preparing to sell one you’ve lived in for decades, you need more than someone who knows how to unlock doors — you need someone who truly gets what this process means to you.

💼 Real Estate is More Than a Transaction

Every move has a story behind it. Maybe you’re…

Relocating for a job.
Expanding your family.
Downsizing after the kids leave the nest.
Starting over after a tough chapter.

Whatever your “why,” it deserves to be handled with care, experience, and a strategy built around your goals — not someone else’s sales quota.

With over 1,000 homes sold across Central Illinois, I’ve helped people through every possible situation — and I never forget that real estate is personal.

👨‍👩‍👧‍👦 My Roots Are Right Here

I grew up in Pekin. Went to school in Peoria. My dad worked hard for what we had, and my family taught me to take pride in helping others succeed — not just myself.

I’ve lived in Country Estates, Sunset Hills, Fondulac Heights, Richwoods Knolls — and I’ve helped families all over Peoria, Tazewell, and Woodford Counties buy and sell with confidence.

That local knowledge isn’t something you can fake or download. It comes from living it — from being part of these communities year after year.

🔑 Why It Pays to Work with a Seasoned Pro

A lot of people these days are trying to DIY their way through real estate. Or they jump in with a friend who just got their license.

Here’s why that often backfires:

Pricing mistakes cost sellers tens of thousands.
Missed negotiation opportunities can blow a deal.
Poor marketing causes listings to sit stale.
Inexperienced agents don’t know what to say when things get tough.

I’ve trained agents, led top-performing teams, and now run my own show with Jim Maloof/REALTOR® — giving my clients big-brand marketing with personalized, one-on-one service.

🔍 A Quick Reality Check

If you’re thinking about buying or selling soon, consider this:

Inventory is still tight in many price ranges.
Rates have buyers on edge, but good homes are still moving fast.
Seasoned agents are the difference between an average deal and an excellent one.

🧭 Let’s Make Your Next Move the Right One

Whether you’re moving on, moving up, or moving in — I’ll help you do it with strategy, clarity, and a bit of heart. Because that’s how my dad would’ve wanted me to do it.

2025 daily Blog • September 12, 2025

Fall into Real Estate: Why Now is a Smart Time to Move

by Jack Duvall

🍁 Fall into Real Estate: Why Now is a Smart Time to Move

Summer may be winding down, but the real estate action in Central Illinois is still heating up. If you’re wondering whether September is a smart time to buy or sell — the answer might surprise you.

Many assume spring and early summer are the only “hot” times in real estate. But in markets like Peoria, Tazewell, and Woodford Counties, fall is often one of the most strategic seasons to make your move.

Whether you’re buying your first home, moving up, downsizing, or preparing to list your current home, here’s what you need to know to take full advantage of the fall market.

🍂 Why Fall is an Underrated Power Season

Serious Buyers and Sellers
- By September, the “looky-loos” have dropped off. The people still shopping (or selling) are usually motivated and ready to act.
- If you’re listing, you’re more likely to attract qualified buyers.
- If you’re buying, you’ll encounter less competition at open houses and showings.
Better Service and Attention
- Summer is peak chaos for many real estate agents, lenders, inspectors, and title companies.
- In fall, you’ll get faster appointments, more personalized attention, and smoother closings.
- This is where having a strong agent — like yours truly — gives you a serious edge.
Homes Show Beautifully in Autumn
- Crisp air, golden light, and fall curb appeal make for picture-perfect listings.
- A few mums on the porch, a tidy lawn, and tasteful decor can set your home apart in a powerful way.
- Buyers tend to emotionally connect to homes that feel cozy and inviting — and fall does that best.
The Year-End Clock is Ticking
- Many buyers and sellers have end-of-year goals.
- Some want to close before the holidays. Others are making financial decisions for tax reasons.
- This time pressure creates urgency and often leads to quicker negotiations.

🔑 Smart Tips for Fall Sellers

Prep your home now — I have checklists and guidance to help you declutter, clean, stage, and market your home effectively.
Price strategically — the goal is to create strong interest out of the gate.
Use professional photography — fall lighting can be magical, but only if captured well. I’ll make sure your home looks its absolute best.

💰 Smart Tips for Fall Buyers

Get your pre-approval updated — rates and loan programs may have shifted since summer.
Move quickly on new listings — while there’s less competition, good homes still move fast.
Don’t assume you’ve missed the boat — many homes are being listed this month by sellers who didn’t want to battle the summer frenzy.

📉 What’s Happening in the Market Right Now?

In ZIP codes like 61614, 61571, and 61550, well-priced homes in move-in condition are still getting multiple showings within days. However, properties that are dated, overpriced, or not marketed well are starting to linger — and that’s where a seasoned agent matters.

On the buyer side, many are watching interest rates closely, wondering if they’ll drop further. But the truth is: timing the market perfectly is nearly impossible. It’s better to buy the right house at the right time for your life.

📞 Ready to Fall Into the Right Move?

Whether you want to list this season or are just thinking about your next step, I’m here to help you make a smart, stress-free move — with realistic advice, strategic timing, and negotiation skills honed over more than 1,000 successful closings.

Let’s talk about what’s best for you and your goals — not just what the market says.

2025 daily Blog • September 11, 2025

Remembering 9/11: Honoring the Past While Planning for the Future

by Jack Duvall

🇺🇸 Remembering 9/11: Honoring the Past While Planning for the Future

Today marks 24 years since the tragic events of September 11, 2001—a day that changed our country forever. We pause to remember the innocent lives lost, the courage of first responders, and the resilience of a nation that stood united in the face of unthinkable tragedy.

As we reflect, many of us are reminded of what truly matters: family, community, and the comfort of home. For those in Central Illinois considering buying or selling real estate, today is a powerful reminder that your home is more than just walls and square footage—it’s your haven, your anchor, and your legacy.

In honor of this day, I’m sharing tips that focus on building stability and peace of mind through smart real estate decisions.

🏡 Is Now a Good Time to Buy or Sell?

There’s no one-size-fits-all answer—but the best time is when it aligns with your life, your needs, and your financial goals. Here in Central Illinois, we’re still seeing healthy buyer interest, and sellers who price and prepare their homes well are still closing strong.

If you’ve been on the fence, consider these:

Interest rates remain higher than a couple of years ago—but many experts believe they could drop in 2026. If you wait, you might face more competition and higher prices.
Inventory is still tight in Peoria, Tazewell, and Woodford Counties—especially in hot ZIP codes like 61614, 61571, and 61550.
Personal timing is key—job changes, school transitions, or family milestones may make now the right time, regardless of market chatter.

💼 5 Tips for Making Grounded, Smart Real Estate Moves

1. Honor Your Budget and Lifestyle

Don’t stretch too far because the market says you should. I work with each client to create a customized game plan—whether that means right-sizing, investing, or moving closer to loved ones.

2. Focus on Longevity

Especially on a day like today, think long term. Is this the neighborhood you want to build memories in? Does this home support your lifestyle five years from now?

3. Get Pre-Approved by a Local Lender

Big online lenders can’t match the speed, personal service, and insight of a trusted local loan officer. I’ll connect you with the best in Central Illinois if you don’t already have someone.

4. Don’t Go It Alone

Whether you’re buying or selling, it’s easy to miss red flags or lose leverage without an experienced negotiator on your side. With over 1,000 successful transactions under my belt, I’ll guide you through every detail—no stress, no surprises.

5. Know That Your Goals Matter

It’s easy to feel overwhelmed in today’s market. But your goals—whether they’re financial, emotional, or a mix of both—deserve respect, attention, and a clear plan of action. That’s what I’m here for.

🗓 Today’s Takeaway

As we honor the memory of September 11th, let it be a reminder that home is where we retreat, rebuild, and reconnect. It’s not just about buying or selling—it’s about what comes next.

If you’re ready to explore your options, I’m just a phone call away.

📞 Real Estate? Call Duvall!
Let’s plan your next move with purpose—and peace of mind.

2025 daily Blog • September 10, 2025

Smart Buyer Moves: 7 Expert Negotiation Tips That Save You Money

by Jack Duvall

🧠 Smart Buyer Moves: 7 Expert Negotiation Tips That Save You Money

In the Central Illinois housing market, savvy buyers aren’t just lucky—they’re strategic. Whether you’re house hunting in Peoria, Dunlap, Washington, or Morton, negotiating the right deal could mean saving thousands, avoiding costly repairs, and scoring better terms.

As someone who’s helped over 1,000 buyers and sellers, I’ve seen firsthand what separates average deals from great ones. Here are 7 smart buyer negotiation strategies I recommend to every client—especially in a competitive market.

1. Understand the Seller’s Motivation

Before making an offer, find out why the seller is moving. Are they relocating for work? Do they already have another home under contract? Are they managing an estate sale?

A motivated seller may be more open to concessions or price drops. If they’re emotionally tied to the home, non-price perks (like flexible closing or a heartfelt approach) might win the day.

Pro tip: I always reach out to the listing agent before submitting an offer. The more insight I gain, the stronger we can position your deal.

2. Get Pre-Approved, Not Just Pre-Qualified

In this market, serious buyers win. A full pre-approval (with income and assets verified) gives you more negotiating power. Sellers don’t want to gamble on financing—they want to know the deal will close.

Bonus: Some sellers may be more willing to negotiate price or repairs if your offer looks rock solid.

3. Don’t Skip the Home Inspection—Use It Strategically

Inspections aren’t just about discovering problems. They’re also powerful leverage. If issues show up—whether it’s an aging roof, outdated electrical panel, or foundation cracks—you’ve got a legitimate reason to renegotiate.

That might mean asking for:

A price reduction
Repairs before closing
A seller credit to offset your costs

I guide buyers through this process every step of the way.

4. Look Beyond Price

Sometimes it’s not about who offers the most—it’s about who offers the best overall deal. In a multiple-offer situation, terms like flexible closing, covering some of the seller’s costs, or waiving minor repairs can tip the scales in your favor.

Likewise, if you’re the only offer, we may use those same terms to justify a lower price.

5. Know When to Walk Away

Not every deal is worth chasing. If the seller is unreasonable or the home has red flags, walking away shows strength and keeps you from overpaying or settling.

I’ve seen buyers walk away—and end up with a better home and better deal just weeks later.

6. Use Time to Your Advantage

Days on market (DOM) can tell you a lot. If a property has been sitting for 30+ days, there may be room to negotiate. On the flip side, if it’s a new listing, speed matters—but strategy still wins.

I help my clients strike at the right time with the right tone.

7. Hire an Experienced Negotiator (That’s Me!)

You’re not just hiring a REALTOR® to open doors—you’re hiring someone to protect your money, guide you through hurdles, and land you the best terms possible.

With over two decades in the Peoria-area market and 1,000+ transactions closed, I’ve negotiated deals in every kind of market. I’ve trained agents, studied the psychology of selling, and built relationships that help my clients win.

🔑 Bottom Line

Negotiation is an art—and in real estate, it’s also a science. With the right strategy and an experienced agent by your side, you’ll avoid costly mistakes, outsmart the competition, and walk away with a home and a deal you feel great about.

📞 Ready to get started?

Real Estate? Call Duvall!
I’ll help you negotiate like a pro from the very first showing.

2025 daily Blog • September 9, 2025

Should You Buy a Fixer-Upper or a Move-In Ready Home in Central Illinois?

by Jack Duvall

Should You Buy a Fixer-Upper or a Move-In Ready Home in Central Illinois?

If you’re a homebuyer in today’s market, chances are you’ve come across two types of listings:

The “fixer-upper” that needs work but is priced lower, and
The move-in ready home that’s updated, staged, and commands a higher price.

The big question? Which one is the smarter move for you.

Let’s weigh the pros and cons of each so you can make a confident decision.

🔨 The Allure of the Fixer-Upper

Pros:

Lower upfront price: You’re paying less per square foot compared to updated homes.
Instant equity potential: Sweat equity (and some cash) can boost your home’s value.
Customization: Want that farmhouse sink or open-concept living? You can create the home you really want.
Less competition: Many buyers avoid fixer-uppers, so you might snag a deal with fewer bidding wars.

Cons:

Hidden costs: That “simple” project often turns into three once the walls come down.
Time-consuming: Renovations take patience, money, and a good contractor (harder to find these days).
Financing challenges: FHA and VA loans may not allow homes with significant issues.
Stress factor: If you’re not handy—or don’t want constant projects—this can wear you down.

🏡 The Appeal of Move-In Ready

Pros:

Convenience: Pack your bags, move in, and start living.
Easier financing: Turnkey homes typically breeze through inspections and appraisals.
Attractive to buyers later: When you sell, your updated home will appeal to a wider market.
Peace of mind: Updated systems and finishes mean fewer surprises.

Cons:

Higher price tag: You’re paying for someone else’s upgrades.
Less personalization: What you see is what you get—you may not love every finish.
More competition: Turnkey homes are hot in Central Illinois, which can mean bidding wars.

📊 What’s Happening in Central Illinois

In Peoria, Tazewell, and Woodford counties, I’m seeing:

Fixer-uppers attracting investors and DIY-savvy buyers—especially in areas like East Peoria, Bartonville, and older Peoria neighborhoods.
Move-in ready homes (under $300K) getting multiple offers in Morton, Dunlap, and Washington, where schools and resale value drive demand.

Both types are selling—but the buyers who know their priorities and budget up front are winning.

👨‍💼 My Advice for Buyers

Know your budget beyond the list price. A fixer-upper may need $30,000+ in updates. Can you handle that?
Get solid inspections. Always. Whether it’s a handyman special or a showpiece, you need to know what’s under the hood.
Think lifestyle. If you’re juggling kids, work, and life—do you really have time to remodel a kitchen?
Look at resale value. Move-in ready homes in strong districts often appreciate faster.
Be realistic. HGTV makes renovations look fun, but reality is dust, delays, and unexpected bills.

✅ Bottom Line

Neither option is “better.” The right choice depends on your budget, lifestyle, and long-term goals.

If you want instant convenience and broad resale appeal, move-in ready may be your lane. If you’re looking for value, customization, and are willing to roll up your sleeves, the fixer-upper path could pay off.

Either way, you need an experienced REALTOR® to help you spot the deal breakers, run the numbers, and negotiate smart.

📞 Real Estate? Call Duvall!
Let’s find the right home for you—whether it’s picture-perfect or a diamond in the rough.

2025 daily Blog • September 8, 2025

Your Home’s “First Impression Factor”—How to Win Buyers Before They Even Step Inside

by Jack Duvall

🧼 Your Home’s “First Impression Factor”—How to Win Buyers Before They Even Step Inside

You’ve probably heard the phrase “first impressions matter,” but in real estate, they matter a lot more than you might think.

When a potential buyer pulls up to your home—or clicks through your listing online—they’re already forming opinions. And those opinions? They can be hard to change.

That’s why we’re talking about your home’s “First Impression Factor.” It’s the art (and science) of making buyers fall in love with your house before they even cross the threshold.

📸 Online First Impressions: The New Curb Appeal

In today’s market, your home’s first impression often happens on a smartphone.

Before they ever schedule a showing, buyers are scrolling through photos, videos, virtual tours, and Google Maps. If your home doesn’t catch their eye—or worse, turns them off—they’ll move on without a second thought.

Here’s how to win online first impressions:

Declutter and depersonalize. Clean counters, neutral décor, and tidy spaces photograph way better.
Use professional photography. I provide pro-level photos and drone footage for homes that benefit from it—because phone pics don’t cut it when buyers are swiping through listings.
Stage for photos. That means adjusting lighting, removing visual noise, and highlighting key features.

This is why living conditions vs. showing conditions matter—a concept I explain in my seller handout. What works for daily life doesn’t always show well online.

🏡 In-Person First Impressions: The Entryway Test

Let’s talk about the moment a buyer actually steps onto your property.

In the first 10 seconds, they’ve already made snap judgments based on:

The condition of the lawn and landscaping
Cleanliness of the front door, steps, and entryway
Smells, sounds, and lighting inside the door

If anything feels off—musty smells, dim lighting, peeling paint—it plants seeds of doubt. And that’s not the kind of seed you want growing during a showing.

Here’s how to score high on the “entryway test”:

Freshen up the front porch. Sweep away cobwebs, clean the light fixtures, and add a seasonal touch like a small potted plant or wreath.
Let in light. Open blinds, turn on lamps, and make the home feel warm and welcoming.
Set the tone. A clean rug, tidy entryway table, and subtle scent can go a long way.

🛑 The Danger of “They’ll See Past It”

One of the biggest myths I hear from sellers?

“It’s just cosmetic. Buyers will see past it.”

Spoiler alert: They often don’t.

Yes, some buyers can see potential. But many will mentally deduct thousands of dollars for small flaws—or skip your home entirely in favor of one that feels “move-in ready.”

That doesn’t mean you need to renovate. It means you need to show the home at its best.

And that’s where my marketing and preparation plans come in.

👨‍💼 What I Help My Sellers Focus On

You don’t need to spend thousands prepping your home. You need to spend time on the right things.

I guide my clients through:

✅ Decluttering room-by-room
✅ Simple upgrades that get results (like fresh paint or updated lighting)
✅ Organizing for walk-through flow and staging
✅ Setting the right mood with lighting, scents, and layout
✅ High-quality photography and listing presentation

These steps are strategic, not overwhelming. I tailor them to each property—and handle as much as possible myself so you don’t have to stress.

🏆 You Don’t Get a Second Chance at a First Impression

If your home has been sitting on the market—or if you’re getting ready to list—ask yourself:

What would a buyer notice in the first 10 seconds?
What does the online listing say (visually) about the condition of the home?
Are we helping them fall in love—or giving them reasons to pass?

Buyers aren’t just buying square footage. They’re buying a feeling.
Let’s make sure that feeling is positive, immediate, and lasting.

💬 Let’s Talk About Your Home’s “First Impression Factor”

Whether you’re days or months away from listing, I’m happy to walk through your home and give honest, expert feedback.

Together, we’ll figure out what’s helping—and what’s hurting—your home’s first impression, and build a plan to maximize its value.

📞 Real Estate? Call Duvall!

2025 daily Blog • September 5, 2025

“I’m Not Ready to Sell Just Yet…”—Why That Could Cost You This Fall

by Jack Duvall

🏠 “I’m Not Ready to Sell Just Yet…”—Why That Could Cost You This Fall

If you’ve been kicking around the idea of selling your home—but you keep telling yourself, “I’m not ready yet,”—this post is your friendly wake-up call.

Because while it may feel like waiting until later this year (or even spring) will make things easier, today’s market is telling a different story.

Whether you’re thinking about making a move before the holidays, trading up, downsizing, or relocating—here’s why now might actually be the best time to act.

📉 Waiting Could Cost You More Than You Think

Let’s talk numbers for a second.

Many sellers assume that prices will go up and rates will come down—eventually. But here’s the reality:

Mortgage rates are still unpredictable. And when rates rise, buyer power drops—which means your home could take longer to sell or sell for less.
Inventory is creeping up. More homes are hitting the market now than just a few months ago, meaning more competition for your listing.
The “fall rush” is real. Buyers who want to be settled before the holidays are actively shopping in September and early October. If you miss that window, you could be stuck until January—or beyond.

Waiting until you’re “ready” could mean missing peak buyer motivation.

🚨 Spoiler: You’ll Never Feel 100% Ready

Let’s be real—most people don’t wake up one morning feeling 100% ready to declutter, clean, stage, show, negotiate, and pack.

Selling a home is a process, and part of my job is helping you through it.

I’ve helped over 1,000 clients buy and sell homes in every market condition imaginable. Trust me—you don’t have to do this alone or have it all figured out. You just need a plan—and the right guide.

🧭 Why September Is One of the Smartest Times to List

Here’s what makes early September a smart time to list in Central Illinois:

✅ Weather is still cooperative. Good curb appeal and natural light help homes shine in listing photos and showings.
✅ Back-to-school routine brings focus. Families are adjusting to new schedules, and serious buyers are narrowing their options.
✅ Buyers want to be moved before the holidays. That means motivated offers and faster negotiations.
✅ You can avoid the late-fall lull. Listings that hit the market in November or December often sit longer unless they’re priced aggressively.

If you start now, you can still capture that sweet spot where demand is high but competition is manageable.

🔧 But What If My House Isn’t “Market Ready”?

You don’t need to panic—or spend a fortune.

Many sellers think they need to remodel bathrooms or replace flooring just to compete. That’s rarely true.

Instead, I help my clients focus on:

Strategic cleaning & decluttering (I’ve got a checklist for that)
Light staging to maximize space and appeal
Targeted touch-ups for first impressions
Eye-catching, professional marketing (which I personally handle)

Together, we’ll identify what really matters—and skip the unnecessary stress or costs.

💡 Not Sure If It’s Time? Let’s Talk Strategy

Selling your home isn’t just about picking a date and slapping a price on it. It’s about understanding:

What’s happening in your specific neighborhood
How buyer behavior is shifting this season
Where your home fits in today’s competitive landscape
What your timeline and goals are—and how to align them with the market

I’ll walk you through it all, step by step—whether you’re listing this month or just starting to explore your options.

👋 Ready to See If the Time Is Right?

You don’t have to make a move today—but having a conversation? That’s easy.

If you’ve been telling yourself, “I’m just not ready yet,” let’s have a quick, no-pressure chat.

Because in this market, waiting might not make things easier… it might just make it harder.

📞 Real Estate? Call Duvall!

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