2025 daily Blog • October 24, 2025

Don’t Let Pre-Approval Fool You: What Buyers in Central Illinois Need to Know

by Jack Duvall

Getting pre-approved for a mortgage feels like getting a green light to start house hunting—and it is a great first step. But here’s a dose of real estate reality: pre-approval doesn’t always mean you can comfortably afford a home.

As a Central Illinois real estate broker who’s helped hundreds of buyers navigate this journey, I’ve seen too many buyers fall in love with a house based solely on what the bank says they can borrow. Today’s post is a friendly reminder to look beyond the number and focus on the full picture.

🏦 Pre-Approval Is a Starting Line, Not the Finish Line

That pre-approval letter gives you a maximum amount a lender is willing to loan based on your income, debts, credit score, and assets. It doesn’t factor in your real-life comfort zone or lifestyle preferences.

If your letter says you’re approved for $275,000, that doesn’t mean you should spend $275,000.

Ask yourself:

Will I still be able to save money each month?
Can I cover repairs, emergencies, or unexpected job shifts?
Do I want to be house-rich and lifestyle-poor?

You’d be amazed how many people regret maxing out. That gorgeous kitchen loses its shine fast when you’re stressed about the payment every month.

🧾 The True Cost of Homeownership

Remember, the monthly mortgage payment is just one piece of the puzzle. Consider these additional costs:

Property taxes (which vary by county)
Homeowners insurance
Private Mortgage Insurance (if you’re putting less than 20% down)
Utility bills (larger homes = bigger bills)
Routine maintenance and unexpected repairs
HOA dues (for condos and some subdivisions)

In Peoria, Pekin, Dunlap, Washington, and other nearby towns, taxes and utility rates can differ quite a bit—even between neighboring ZIP codes. That’s why working with a local agent (like yours truly) is key.

💡 My Pro Tip: Set Your Own Budget Before the Bank Sets It For You

One of the smartest moves you can make as a buyer? Determine your true comfort zone before house hunting begins.

Here’s how:

Use a monthly budget worksheet to figure out what you can realistically afford without overextending yourself.
Factor in all expenses—cars, groceries, gas, entertainment, student loans, and savings goals.
Run the numbers with current interest rates and estimated property taxes.

Once you’ve got your number, I’ll help you find homes that match—not just your price point, but your priorities.

🧠 Why the Local Market Still Matters—Even With Pre-Approval

In a competitive market, your pre-approval can help you win an offer—but only if you’re shopping strategically.

For example:

In Dunlap or Washington, homes priced at or below $300K are still moving fast.
In Peoria’s 61614 or 61615 ZIPs, you may get more house for your money with motivated sellers and price flexibility.
Rural properties or older homes may require more cash on hand for repairs or updates—even if they’re priced attractively.

I’ll walk you through the local dynamics, comparable sales, and hidden costs that your pre-approval letter won’t tell you about.

🏁 Let’s Make a Plan That Fits You

Whether you’re a first-time buyer or you’ve bought before, the market is different now. A customized plan—built around your goals, budget, and timing—is the key to getting the right home at the right price.

Ready to move from “pre-approved” to “well-prepared”? I can help you avoid the pitfalls and make smart, confident moves in today’s Central Illinois market.

📞 Let’s talk about your goals and create a strategy that works.
🏡 Real Estate? Call Duvall!
📱 309-200-5480
🌐 CallDuvall.com

2025 daily Blog • October 23, 2025

Is It Time to Move or Time to Improve? How to Know When to Sell

by Jack Duvall

Deciding whether to sell your home or renovate it is one of the biggest real estate dilemmas homeowners face. Especially in a shifting market like Central Illinois, the choice isn’t always obvious. If you’re on the fence between putting up the “For Sale” sign or diving into a home improvement project, this post is for you.

As someone who’s helped hundreds of clients through this exact decision, I want to share the key factors that can help you make the smartest move—both emotionally and financially.

✅ Reason #1: Your Needs Have Changed

Is your current home no longer the right fit for your lifestyle?

Growing family and not enough bedrooms?
Aging parents moving in?
Need a home office with more privacy?
Empty nester with too much house and maintenance?

If your life has evolved but your space hasn’t, it may be time to look elsewhere. While renovations can add square footage or tweak functionality, some needs—like school districts, commute time, or main floor living—can’t be solved with a contractor.

🏗️ Reason #2: Renovation Costs Are Skyrocketing

Let’s be honest: HGTV makes renovations look fast, fun, and affordable. Reality check? Labor shortages, supply chain delays, and inflation have made even small projects time-consuming and pricey.

If you’re staring down a $40,000 kitchen remodel or $20,000 bathroom upgrade, ask yourself:

Will this renovation actually increase your home’s value?
Will you recoup the investment if you eventually sell?
Is it worth the hassle of living through construction?

Sometimes, selling your home as-is and buying a place that already has what you need just makes more sense.

🧾 Reason #3: Your Home’s Value Has Peaked

In Central Illinois, home prices have stabilized a bit since the frenzy of 2020–2022. If you’ve built up a solid amount of equity, selling now could allow you to cash out at a strong price point and put that money toward your next dream home.

I offer no-obligation home value assessments to help you see where you stand. You might be surprised how much your current home is worth in today’s market—even if you haven’t updated much.

🧰 Reason #4: You’re Tired of Being a DIY Landlord to Yourself

Homeownership requires upkeep. But if you’re constantly dealing with:

Foundation issues
Outdated electrical or plumbing
A roof or HVAC system nearing the end
Peeling paint, drafty windows, or old appliances

…it might be time to let someone else take over. You deserve to live in a home that works for you—not one that drains your time, money, and peace of mind.

💡 So… Should You Stay or Should You Go?

Here’s a quick framework I give my clients:

Stay and renovate if you love your neighborhood, your renovation budget is solid, and your home has good bones that can support your vision.
Sell and move if your location no longer fits, renovation costs outweigh the value added, or you simply want a fresh start.

And remember—you don’t have to figure this out alone. I’ve helped hundreds of Central Illinois homeowners walk through this exact decision. I’ll give you honest feedback, local insight, and a side of humor when things get stressful.

📞 Let’s Talk Through Your Options

Not sure which path to take? I’ll help you compare the cost of improving versus the value of selling—no pressure, no guesswork.

🏡 Real Estate? Call Duvall!
📱 309-200-5480
🌐 CallDuvall.com

Whether you stay or go, I’ve got your back every step of the way.

2025 daily Blog • October 22, 2025

Should You Buy or Sell First? Real Advice for Central Illinois Homeowners

by Jack Duvall

One of the trickiest real estate decisions for homeowners in Central Illinois is deciding whether to buy a new home first or sell your current one first. It’s a classic catch-22. If you sell before you buy, where do you go? If you buy before you sell, are you stuck with two mortgage payments?

I’ve helped hundreds of clients navigate this situation in markets like Peoria, Morton, Dunlap, and Pekin — and the answer isn’t one-size-fits-all. Let’s walk through the pros, cons, and key strategies that can help you make the right decision.

🔄 Option 1: Selling First

This is often the safer financial route. You’ll know exactly how much you’re walking away with, and you won’t be juggling two mortgages.

Pros:

You have the funds from your sale ready to put toward your next down payment
No risk of carrying two homes
A clean offer makes you more competitive as a buyer

Cons:

You may have to find temporary housing if your next home isn’t ready
Moving twice can be costly and inconvenient
Pressure to find your next home quickly can lead to hasty decisions

When this works best:
If homes in your price range are selling quickly and there’s plenty of inventory where you plan to buy, selling first might be your best move.

🏠 Option 2: Buying First

Buying first can feel more comfortable — you avoid the pressure of finding a home quickly. You move once and get settled on your timeline.

Pros:

You avoid moving twice
You can take your time finding the right home
You can prepare your current home for market at your pace

Cons:

You’ll need to qualify for two mortgages (or pay cash)
There’s a risk your current home won’t sell as fast as expected
Carrying costs (utilities, insurance, maintenance) double temporarily

When this works best:
If you’re in a strong financial position and homes in your current area are in high demand, buying first might be a calculated risk worth taking.

💡 A Third Option: List Your Home “Contingent”

Here’s a middle-ground strategy: You list your home contingent on finding suitable housing. This means you won’t sell unless you’ve secured your next place. It’s not perfect (some buyers avoid contingency deals), but it works in the right situations.

Another tactic is to negotiate a rent-back agreement after selling your home. This allows you to stay in your home for a short time after closing, giving you more time to find and close on your next property.

🧠 My Pro Tips for Making the Right Move

Whether you’re buying or selling first, there are a few smart strategies that make all the difference:

1. Know Your Market
Understanding how fast homes are selling — both where you live and where you’re going — is key. I can run the numbers for both sides to help you weigh your options.

2. Get Pre-Approved Early
Even if you plan to sell first, knowing what you can afford as a buyer gives you confidence and clarity when it’s time to make offers.

3. Stage Your Home Before Shopping
If you’re thinking of buying first, get your current home market-ready in advance. That way, when you find the right property, you can list quickly.

4. Lean on an Experienced Local Agent (hi, that’s me!)
I’ve helped many clients time both sides of the deal smoothly. I’ll coordinate everything from listing photos to closing timelines to make the process as stress-free as possible.

🏁 Final Thought: There’s No “Right” Way — Only What’s Right for You

Everyone’s situation is unique. Maybe you’re relocating for a job, downsizing after retirement, or upgrading to fit a growing family. Whatever the case, your real estate strategy should reflect your timeline, budget, and comfort level.

You don’t have to figure this out alone. With the right plan (and the right agent), we can coordinate your sale and purchase like a well-choreographed dance — not a mad scramble.

📞 Ready to Plan Your Move?

Let’s talk through your options. I’ll give you a clear, custom game plan based on your specific needs.

📲 Visit CallDuvall.com or call/text 309-200-5480 today.

Real Estate? Call Duvall!

2025 daily Blog • October 21, 2025

Why You Shouldn’t Skip the Final Walkthrough Before Closing

by Jack Duvall

So, you’re days away from closing on your new home in Central Illinois. The paperwork is nearly done, the loan is cleared, and your boxes are halfway packed. It’s tempting to think, “Let’s just sign and get the keys.” But hold up — there’s one last crucial step you don’t want to skip: the final walkthrough.

Whether you’re buying in Peoria, Pekin, Morton, or Metamora, the final walkthrough can save you from a last-minute disaster. Here’s what it is, why it matters, and what to look for before closing the deal.

🏠 What Is the Final Walkthrough?

The final walkthrough is your last chance — usually 24 to 72 hours before closing — to inspect the home and make sure everything is in the condition agreed upon in your contract. It’s not another full home inspection, but a practical check-in to confirm that:

The home hasn’t been damaged since you last saw it
Any agreed-upon repairs have been completed
The seller has moved out (unless otherwise agreed)
Nothing has been removed that was supposed to stay (like appliances, fixtures, etc.)
No new issues have popped up (leaks, broken windows, HVAC issues, etc.)

⚠️ What Can Go Wrong If You Skip It?

You might be thinking, “We already did the inspection — why would anything change?” But you’d be surprised. Things can and do go wrong between contract and closing, especially if the home has sat vacant or if the seller was rushing to move out.

Here are some real examples I’ve seen in Central Illinois:

A washer and dryer were removed, even though they were written into the contract
A seller accidentally took the dining room chandelier — a major feature the buyer loved
Movers broke a stair rail while hauling out furniture
A leaking water heater that wasn’t leaking during the inspection
Trash, chemicals, or junk left behind in the garage or crawlspace

Once the home closes and the title is transferred, these issues become the buyer’s problem. That means costly repairs, replacement hassles, or potential legal headaches — all of which could’ve been avoided with a 30-minute walkthrough.

✅ What to Bring to the Walkthrough

A great walkthrough is all about being prepared. Here’s what I recommend:

Your purchase agreement: This helps verify what items were supposed to stay
Repair receipts/invoices: If repairs were part of the negotiation, make sure they were actually completed
Your phone: Take photos or video of any issues or discrepancies
A notepad: Jot down anything you notice that feels off
Me (your agent): I’ll be there with you to help spot problems, interpret the contract, and address concerns quickly

🔍 What to Look For

During the walkthrough, go room by room. Open every door. Flip every light switch. Turn on faucets. Run appliances (especially the stove, dishwasher, and HVAC). Here are a few specific areas not to miss:

Check walls and ceilings for new cracks or stains
Run water in every sink and tub — check for leaks under the cabinets
Flush every toilet
Test all light fixtures and ceiling fans
Open and close windows and doors (do they stick?)
Look in closets, basements, attics, and garages — make sure everything is empty
Double-check appliances, blinds, shelving, or other agreed-upon inclusions

If anything looks off or wasn’t done properly, we can flag it before closing. Sometimes a simple fix or agreement can be made on the spot. In other cases, it may delay closing — but better to delay than be stuck with a costly surprise.

💬 What If You Find a Problem?

If something’s broken, missing, or not up to standard, we’ve got options. As your agent, I can help you:

Contact the seller’s agent to address the issue
Request a repair or monetary credit
Delay closing until the issue is resolved
Escrow funds (in rare cases) to handle post-closing repairs

The bottom line? If it’s something you would’ve raised during your home inspection, raise it during your walkthrough. This is your last line of defense before making one of the biggest purchases of your life.

🎯 Final Thought: Don’t Let Excitement Cloud Your Judgment

It’s easy to get caught up in the excitement of moving — especially if this is your first home or you’re making a big life change. But don’t let that excitement cost you peace of mind.

Take the walkthrough seriously. Treat it like an insurance policy that protects your investment and ensures you’re walking into a home that’s move-in ready, just as promised.

And remember: you’re not doing this alone. I’m here to walk through it with you — literally.

📞 Real Estate? Call Duvall!

I’ve helped more than 1,000 buyers and sellers across Central Illinois get to the closing table with confidence. Whether you’re upsizing, downsizing, or buying your very first home, I’ll make sure no detail gets overlooked.

Visit CallDuvall.com or call/text 309-200-5480 today to get started.

2025 daily Blog • October 20, 2025

Timing the Market: Should You Buy a Home This Fall or Wait Until 2026?

by Jack Duvall

Fall in Central Illinois is more than just changing leaves and pumpkin patches — it’s a time when buyers quietly wonder: Should I buy now or wait until spring or even next year? The idea of “timing the market” is tempting, but if you’re serious about homeownership, waiting could cost you more than you realize.

Let’s break down the real pros and cons of buying now versus waiting, specifically through the lens of our local market in Tazewell, Peoria, and Woodford counties.

📉 Interest Rates Are Still Unpredictable

While interest rates have come down from their 2023 highs, they’re still bouncing around. The Federal Reserve hasn’t given the all-clear signal, and economists can’t agree on when — or if — we’ll see rates dip into the 5s again.

Here’s the reality: A small change in rates has a big impact on your monthly payment. Let’s say you’re looking at a $250,000 home:

At 7.25% interest, your monthly principal and interest is about $1,705
If rates drop to 6.25%, that same loan costs you about $1,539/month
But if they spike to 8%, you’re suddenly looking at $1,834/month

That’s nearly $300 per month more — over $100,000 in interest over the life of the loan.

If you find the right home now and can afford the payment, buying now could lock in a better price and allow you to refinance later. Waiting for a better rate can backfire if prices or demand spike at the same time.

🏡 Inventory in Fall Is Lower — But So Is Competition

It’s true: there are typically fewer homes on the market in the fall than in spring. But there’s also less buyer traffic, which can work in your favor.

Fewer bidding wars
More time to make decisions
Sellers may be more motivated to negotiate on price, repairs, or closing costs

If you find a home that checks your boxes and is priced reasonably, don’t assume there’s a better one “coming soon.” Fall buyers often get better deals than their spring/summer counterparts — without the stress.

🔮 Waiting Until 2026 Could Be a Gamble

Spring 2026 may bring more listings, but it’s also likely to bring more buyers into the mix — especially if rates drop even a little. That creates more competition and can drive up prices.

Let’s not forget that Central Illinois real estate is still strong, especially in desirable school districts like Dunlap, Morton, and Metamora. New construction continues, but not fast enough to keep up with demand. If you wait, you may be fighting over the same homes with more people — often for a higher price.

📍 Local Markets Still Show Stability

Across Tazewell, Peoria, and Woodford counties, we’re seeing steady — not crazy — appreciation. But homes that are well-priced and move-in ready are still going fast, especially in popular price ranges under $300K.

Don’t be fooled into thinking the local market is slow just because it’s fall. If anything, the serious buyers and motivated sellers are the ones still active right now. That’s a combination that benefits you.

💰 Renting Until Spring? Do the Math

If you’re renting at $1,200 a month while you wait to “see what happens,” you’re burning $7,200 or more over the next 6 months. That money builds zero equity.

Even if prices fall slightly, the money you could have been putting toward your mortgage, tax deduction, and home equity is now gone forever. And again — if rates or demand rise, you may find yourself in a worse position than today.

✅ Bottom Line: Don’t Try to Time the Market — Time Your Life

Real estate success isn’t about timing the perfect moment. It’s about acting when the time is right for you. If you’ve got a stable job, a reasonable down payment, and you’ve been thinking about buying for a while, this fall might be your opportunity.

Let’s sit down (virtually or in-person) and go over your goals. I can help you figure out if now is the right time to act — or how to get ready if you want to buy in the next few months.

📞 Real Estate? Call Duvall!

I’ve helped over 1,000 Central Illinois buyers and sellers navigate real estate with confidence. Whether you’re a first-timer or an experienced investor, I’ll help you make smart, informed decisions.

👉 Let’s talk! Visit CallDuvall.com or call/text me at 309-200-5480.

2025 daily Blog • October 17, 2025

🍂 Fall Curb Appeal That Sells: How to Attract Buyers This Autumn in Central Illinois

by Jack Duvall

When it comes to selling your home in the fall, first impressions matter more than ever. As the leaves begin to turn and the days get shorter, Central Illinois homes can either shine with cozy charm or look like they’ve been forgotten since summer. If you’re planning to sell in Peoria, Tazewell, or Woodford County this season, focusing on fall curb appeal could give your listing a serious competitive edge.

As a real estate broker who’s helped over 1,000 buyers and sellers across Central Illinois, I’ve seen firsthand how powerful curb appeal can be—especially during the autumn season.

🍁 Why Fall Curb Appeal Matters

Buyers form an opinion of your home within the first few seconds of pulling up. During fall, that impression is shaped by a mix of natural beauty and seasonal mess. A well-maintained exterior suggests that the interior has been just as lovingly cared for.

In a market that’s still competitive but facing seasonal slowdowns, curb appeal can be the difference between a showing and a pass.

🧹 Clean It Up Like the Leaves Depend On It

Rake often – Central Illinois trees are beautiful in October, but those crunchy leaves can pile up fast. Rake your yard, clean your gutters, and sweep your porch regularly.
Remove dead plants – Cut back any overgrown shrubs, dead annuals, or straggly summer blooms.
Power wash if needed – Sidewalks, siding, and driveways can accumulate grime. A quick rinse makes everything look fresher.

🌻 Add Autumn-Friendly Color

Fall is a great time to lean into warm, rich colors.

Decorate with mums and ornamental cabbage – These plants love cooler temps and add bold color to porches or walkways.
Use pumpkins and gourds tastefully – A few well-placed seasonal decorations go a long way. Keep it classy—not cluttered.
Consider a fall wreath – An autumn wreath on the front door is welcoming and photogenic.

💡 Lighting Makes a Huge Difference

With shorter days, lighting becomes a major player in your home’s presentation.

Check all exterior lights and replace burned-out bulbs.
Add solar pathway lights or lanterns to create a cozy, welcoming feel.
Stage twinkle lights or subtle LEDs around a porch railing or garden bed for that “home sweet home” vibe.

🏡 Maintain Key Exterior Features

You may not be planning a full-scale renovation before listing, but the basics still count.

Repaint or clean your front door – It’s the focal point of your exterior.
Replace or polish house numbers – Make sure they’re visible and stylish.
Repair railings, steps, or walkways – Tripping hazards and broken features are red flags to buyers.

🔥 Embrace the Cozy Factor

Fall buyers love homes that feel warm, inviting, and ready for holiday memories.

Stage your porch – Add a bench or chair with a cozy plaid blanket.
Smell matters – A pumpkin spice or apple cinnamon candle (inside) leaves a lasting impression.
Highlight your fireplace in listing photos if you have one!

🏘 Local Tip: Know Your Neighborhood Vibe

In neighborhoods like Dunlap, Morton, or Germantown Hills, fall curb appeal helps reinforce that “family-friendly and peaceful” image. In Peoria Heights or parts of East Peoria, a modern, tidy exterior can attract younger professionals or downsizing buyers.

I’ve worked with buyers all over these areas—and yes, they do notice your front yard.

💬 Final Thought

You don’t need to break the bank to make your home shine this fall. A few seasonal touches and consistent upkeep can go a long way. If you’re thinking about listing soon, I’d be happy to walk your property with you and suggest simple improvements to maximize your home’s value.

2025 daily Blog • October 16, 2025

Top Home Buying Tips to Stay Ahead in Today’s Market

by Jack Duvall

Top Home Buying Tips to Stay Ahead in Today’s Market

Buying a home has never been a one-size-fits-all process—but today’s real estate market in Central Illinois adds extra layers of complexity. With rising interest rates, limited inventory in popular price points, and fast-moving competition, smart buyers need to come to the table with a clear plan.

Whether you’re a first-time buyer or a seasoned homeowner making your next move, these expert tips will help you make smart, confident decisions—and avoid getting burned by common missteps.

1. Get Pre-Approved Early

Before you fall in love with that charming ranch in Morton or the updated two-story in Dunlap, talk to a reputable local lender. Getting pre-approved (not just pre-qualified) helps you understand your true budget and shows sellers you’re a serious buyer.

Jack’s Tip: I work with trusted loan officers throughout the Peoria, Tazewell, and Woodford County areas. I’m happy to connect you with someone who gets deals done and communicates well.

2. Be Ready to Move Fast (But Smart)

Homes in Central Illinois that are priced well and show well don’t sit long. In many cases, buyers who hesitate miss out.

That said—don’t let urgency cloud your judgment. With the right agent (hello!), you can move quickly and wisely. I’ll help you understand value, spot red flags, and structure strong offers that protect you.

3. **Understand What You Really Want**

It’s easy to get overwhelmed by options and open houses. Sit down before you start touring and write out your top priorities: neighborhood, school district, commute, number of bedrooms, yard size, etc.

Knowing what’s non-negotiable (versus “nice to have”) helps you act faster—and avoid buyer’s remorse.

4. Stay Flexible and Open-Minded

You may not get everything on your wishlist, but you might find a home with great bones that just needs cosmetic updates—or a location you hadn’t originally considered that offers more value.

A flexible mindset can expand your options and give you negotiating power.

5. Don’t Skip the Inspection

Even in a competitive market, always get a home inspection. Some buyers are tempted to waive it to win the bid, but that can backfire in a big way. You need to know what you’re buying—foundation, roof, HVAC, electrical, plumbing… the whole picture.

Jack’s Tip: I know which local inspectors give thorough, honest reports without scaring you over minor fixes.

6. Avoid Big Financial Changes

Once you’re under contract, don’t make any major financial moves: no new credit cards, no furniture shopping, no sudden job changes. Lenders will re-check your financials before closing, and big changes can jeopardize your loan approval.

Stay steady until the keys are in your hand.

7. Work With a Local Expert

Online tools are helpful, but nothing beats the insight of a local REALTOR® who knows every corner of the Central Illinois market.

With over 1,000 closed sales and decades of experience, I know how to navigate this market, spot a great deal, and protect your interests from offer to close. I’m here to answer your questions, calm your nerves, and help you make a great investment.

The Bottom Line

Buying a home isn’t just about getting the keys—it’s about finding the right fit for your budget, lifestyle, and future goals.

Ready to start the process with a guide who knows the local market inside and out?

📞 Real Estate? Call Duvall!
I’m just a call, text, or email away.

2025 daily Blog • October 15, 2025

Top Negotiation Strategies for Home Sellers in Today’s Market

by Jack Duvall

Top Negotiation Strategies for Home Sellers in Today’s Market

In a perfect world, you’d list your home and a qualified buyer would hand you a full-price offer with no strings attached. But in the real world—especially in Central Illinois real estate—negotiation is a major part of the selling process. And if you don’t have the right strategies in place, you could leave money on the table or end up stuck in a deal that doesn’t serve your best interests.

Let’s flip the script and put sellers back in the driver’s seat. Whether you’re listing in Peoria, Tazewell, or Woodford County, these seven smart negotiation strategies will help you take control, protect your bottom line, and get to the closing table on your terms.

1. Price Strategically, Not Aspirationally

Pricing high “just to see what happens” is one of the worst negotiation tactics a seller can use. Buyers won’t engage seriously with overpriced homes—and when you eventually lower the price, it often weakens your negotiating power.

By pricing strategically based on market data and buyer behavior, you attract stronger offers faster. That positions you to negotiate from a place of strength—not desperation.

Jack’s Tip: I’ll provide you with an up-to-date, no-fluff market analysis that shows exactly what buyers are paying for similar homes in your area—and how we can leverage that data to your advantage.

2. Know What You’re Willing to Negotiate

Before your home hits the market, you need a clear idea of where you’re flexible and where you’re firm. Are you open to covering part of the buyer’s closing costs? Will you make minor repairs after inspection? How quickly do you need to move?

Being clear about these things ahead of time helps you avoid being caught off guard—and gives me the information I need to negotiate smart on your behalf.

3. Create a Competitive Environment

Nothing strengthens a seller’s hand like multiple interested buyers. Well-marketed homes in Central Illinois can absolutely generate this kind of momentum—especially in popular price points or desirable neighborhoods.

The more interest we generate up front, the better your chances of receiving multiple offers and using that leverage to negotiate for stronger terms, a quicker close, or even a higher sale price.

Jack’s Tip: I use professional photography, targeted digital marketing, and optimized listing strategies to get your home maximum exposure from day one.

4. Respond Quickly and Confidently

Dragging your feet on an offer—even if it’s not your ideal price—can signal hesitation or disinterest. In some cases, it even causes buyers to walk away. Timely, confident responses (even counteroffers) keep momentum going and put pressure back on the buyer to stay in the game.

Jack’s Tip: I’ll help you respond to each offer with the right tone, facts, and timing so you stay in control without alienating good buyers.

5. Don’t Get Emotionally Attached to the First Offer

It’s tempting to jump at the first bite, especially in slower markets—but not all offers are created equal. Some are lowballs. Some come with red flags. And some may simply not be the best option for your goals.

Let’s evaluate every offer on merit, not excitement. The right buyer is out there—we’ll know them when we see them.

6. Negotiate More Than Just Price

Price gets all the attention, but it’s only one piece of the puzzle. Inspection periods, appraisal gaps, possession dates, contingencies, and closing costs can all impact your bottom line and stress level.

In some cases, a slightly lower offer with better terms is worth more to you in the end.

Jack’s Tip: I negotiate beyond price to create a win-win for both sides—and a smoother path to closing.

7. Work With a Skilled Negotiator (That’s Me!)

The difference between a good agent and a great one? Knowing how to read the room, build rapport with the other side, and present counteroffers that move the deal forward without caving.

With over 1,000 homes sold in the Central Illinois market, I know how to navigate tricky situations, tough buyers, and shifting markets. I bring calm confidence to the table—so you never feel pressured or unsure.

You Don’t Have to Go It Alone

Selling your home is one of the biggest financial decisions you’ll ever make. Don’t leave it up to guesswork or bad advice. With the right negotiation strategy, you can protect your investment and walk away with a deal you feel great about.

📞 Real Estate? Call Duvall!
I’ll fight for your value—start to finish.
309-200-5480 | CallDuvall.com

2025 daily Blog • October 14, 2025

Avoid These Seller Mistakes: What Not to Do When Listing Your Home

by Jack Duvall

Avoid These Seller Mistakes: What Not to Do When Listing Your Home

Selling your home can be one of the most exciting—and stressful—experiences in real estate. And while Central Illinois continues to offer strong opportunities for sellers in 2025, success isn’t guaranteed. In fact, many homeowners unknowingly make mistakes that cost them money, time, or both.

Today, let’s flip the script. Instead of just talking about what to do, here’s a list of what not to do when preparing to sell your home—and how to get it right the first time.

1. Overpricing the Home

Let’s start with the big one. Overpricing your home is like putting up a giant “Do Not Disturb” sign for buyers. Sure, you might get lucky, but most often, the home sits… and sits… until you’re forced to make price drops that raise red flags.

Buyers in the Peoria, Tazewell, and Woodford County areas are savvy. They’re watching price trends, comparing value, and working with agents who know what’s fair. A well-priced home will generate more showings, more interest, and in some cases—multiple offers.

Pro Tip: Partner with a local expert (like me!) who knows the market inside and out. I’ll give you an honest valuation backed by data—not guesses or flattery.

2. Skipping the Deep Clean and Declutter

Buyers aren’t just buying a structure—they’re buying a feeling. If your home is cluttered, dusty, or disorganized, it’s harder for them to picture themselves living there.

And no, you don’t have to stage every room like a HGTV set. But the difference between “lived-in” and “ready-to-show” is significant.

Pro Tip: Use my Cleaning & Decluttering Checklist—it’s part of my seller toolkit and helps you focus on what matters most before photos or showings begin.

3. Using Low-Quality Photos (or Taking Them Yourself)

Yes, even in 2025, I still see homes hit the market with dark, blurry, or poorly framed photos. Your online photos are the first showing—and they can make or break whether someone even books a real one.

For homes that show well, I bring in professional photography, including drone shots and video walk-throughs when appropriate. For lower-priced homes or those needing work, I’m trained in real estate photography and know how to capture the home’s best features without exaggerating.

4. Being Home During Showings

This is an awkward one, but it’s important. Sellers who stay home during showings often think they’re helping—pointing out features or answering questions. But buyers feel rushed, uncomfortable, and like they’re intruding. They don’t linger, they don’t engage—and they probably won’t offer.

Pro Tip: Trust your agent. I’ll highlight your home’s features and handle buyer questions professionally. You focus on being out of the house so the buyers can focus on falling in love with it.

5. Ignoring Repairs and Maintenance

You’ve lived with that dripping faucet or squeaky door for years… but to a buyer? It screams “neglect.”

Small repairs matter. In fact, the little things are often what convince a buyer that a home has been well cared for.

Pro Tip: I’ll walk your home before listing and give you a customized punch list of repairs that are worth doing (and which ones you can skip).

6. Being Unavailable for Showings

Restrictive showing schedules = missed opportunities. The more buyers who see your home, the better your odds of a strong offer. If your home can only be shown from 5–6 PM on weekdays and not on weekends, you’re eliminating a massive chunk of the buyer pool.

Pro Tip: Use a smart lockbox and set flexible times. I’ll work with your schedule while maximizing showings—because that’s how homes get sold.

7. Not Hiring the Right Agent

This might be the biggest mistake of all. Real estate isn’t just about putting a sign in the yard—it’s about negotiation, marketing, exposure, networking, and protecting your interests from listing to closing.

Hiring a part-time agent, a friend-of-a-friend, or the cheapest option might save a few bucks on commission… but it could cost thousands in your final sale price or drag the process out for months.

Pro Tip: Choose someone with proven experience in the Central Illinois market. Someone who has sold over 1,000 homes, knows every subdivision, and fights hard for your results.

Real Estate? Call Duvall!
📞 309-200-5480 | 🌐 CallDuvall.com

2025 daily Blog • October 13, 2025

Don’t Wait Until After the Holidays: Why October is the Best Time to Sell

by Jack Duvall

Don’t Wait Until After the Holidays: Why October is the Best Time to Sell

It’s October 13th—Columbus Day—and while many folks are enjoying a well-deserved long weekend, it’s also the perfect moment to reflect on timing, strategy, and making smart moves before the year wraps up.

If you’re a homeowner in Central Illinois thinking about selling, one of the biggest mistakes you can make is deciding to “wait until after the holidays.” On the surface, it sounds logical—after all, everyone’s busy, right? But in real estate, timing isn’t just everything… it’s money.

Here’s why October may actually be the best month of the year to sell your home—especially if you want to beat the winter slowdown and make the most of serious fall buyers.

1. “After the Holidays” = Mid-January (and That’s Too Late)

When sellers say they’ll wait until “after the holidays,” what they’re really saying is they won’t list until mid or late January. By then, momentum is slow, the weather is rough, and many buyers who were ready to move have already made their purchase—or lost motivation.

If your goal is to sell quickly and for top dollar, October gives you time to prep, list, show, and close before Thanksgiving. You’ll avoid the seasonal lull and position your home in front of buyers who are actively shopping right now.

2. Buyer Demand is Still High (and Inventory is Still Low)

Even as the leaves fall, buyer demand hasn’t cooled off nearly as much as some think. Central Illinois continues to see motivated buyers—many relocating for jobs, trying to close before year-end for tax benefits, or simply tired of renting.

At the same time, fewer homes are listed in the fall. That means less competition and more exposure for your property. Your home won’t be lost in the noise like it might be during a jam-packed spring market.

3. Curb Appeal is Easy in Fall

You don’t need to break the bank to make your home look appealing in October. Some well-placed mums, pumpkins, or a fall wreath can go a long way. The cooler temperatures make showings more pleasant, and warm, cozy interiors feel even more inviting.

This is one of the best seasons for “emotional connection,” and buyers tend to respond quickly to that.

4. You’ll Attract Serious, Qualified Buyers

Let’s be honest—no one’s casually touring open houses in October. The buyers who are active now are serious. They’re on a deadline, financially prepared, and motivated to get under contract.

In contrast, the flood of buyers that enters the market in spring includes many who are “just looking,” still figuring out their budget, or not yet pre-approved. Serious buyers in fall = fewer showings with more results.

5. You Can Be Settled Before the Holidays

Selling now means you could buy your next home and be moved in before the New Year. That’s a gift in itself.

Imagine celebrating Thanksgiving in a new kitchen or hosting Christmas in a home with the space you’ve been dreaming of. Starting the new year fresh—and ahead of schedule—might be the best decision you make in 2025.

6. Avoid the Harshest Winter Months

Anyone who’s lived in Peoria, Tazewell, or Woodford County for a while knows what January and February look like: frigid, icy, and not exactly ideal for moving or showing a home.

Listing in October gives you a smoother ride through the sales process—and spares you from trying to shovel a driveway minutes before a showing.

Final Thoughts from Jack

If you’re even thinking about selling your home, I’d love to talk with you this week. We can schedule a quick consultation, assess your property’s market value, and discuss what kind of timeline makes the most sense for you.

No pressure. No gimmicks. Just a realistic plan to help you win in this market.

📞 Real Estate? Call Duvall!
309-200-5480 | CallDuvall.com

Let’s beat the holiday rush—and turn your equity into opportunity before the snow falls.

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🏦 Pre-Approval Is a Starting Line, Not the Finish Line

🧾 The True Cost of Homeownership

💡 My Pro Tip: Set Your Own Budget Before the Bank Sets It For You

🧠 Why the Local Market Still Matters—Even With Pre-Approval

🏁 Let’s Make a Plan That Fits You

✅ Reason #1: Your Needs Have Changed

🏗️ Reason #2: Renovation Costs Are Skyrocketing

🧾 Reason #3: Your Home’s Value Has Peaked

🧰 Reason #4: You’re Tired of Being a DIY Landlord to Yourself

💡 So… Should You Stay or Should You Go?

📞 Let’s Talk Through Your Options

🔄 Option 1: Selling First

🏠 Option 2: Buying First

💡 A Third Option: List Your Home “Contingent”

🧠 My Pro Tips for Making the Right Move

🏁 Final Thought: There’s No “Right” Way — Only What’s Right for You

📞 Ready to Plan Your Move?

🏠 What Is the Final Walkthrough?

⚠️ What Can Go Wrong If You Skip It?

✅ What to Bring to the Walkthrough

🔍 What to Look For

💬 What If You Find a Problem?

🎯 Final Thought: Don’t Let Excitement Cloud Your Judgment

📞 Real Estate? Call Duvall!

📉 Interest Rates Are Still Unpredictable

🏡 Inventory in Fall Is Lower — But So Is Competition

🔮 Waiting Until 2026 Could Be a Gamble

📍 Local Markets Still Show Stability

💰 Renting Until Spring? Do the Math

✅ Bottom Line: Don’t Try to Time the Market — Time Your Life

📞 Real Estate? Call Duvall!

🍁 Why Fall Curb Appeal Matters

🧹 Clean It Up Like the Leaves Depend On It

🌻 Add Autumn-Friendly Color

💡 Lighting Makes a Huge Difference

🏡 Maintain Key Exterior Features

🔥 Embrace the Cozy Factor

🏘 Local Tip: Know Your Neighborhood Vibe

💬 Final Thought

1. Get Pre-Approved Early

2. Be Ready to Move Fast (But Smart)

3. Understand What You Really Want

4. Stay Flexible and Open-Minded

5. Don’t Skip the Inspection

6. Avoid Big Financial Changes

7. Work With a Local Expert

The Bottom Line

1. Price Strategically, Not Aspirationally

2. Know What You’re Willing to Negotiate

3. Create a Competitive Environment

4. Respond Quickly and Confidently

5. Don’t Get Emotionally Attached to the First Offer

6. Negotiate More Than Just Price

7. Work With a Skilled Negotiator (That’s Me!)

1. Overpricing the Home

2. Skipping the Deep Clean and Declutter

3. Using Low-Quality Photos (or Taking Them Yourself)

4. Being Home During Showings

5. Ignoring Repairs and Maintenance

6. Being Unavailable for Showings

7. Not Hiring the Right Agent

1. “After the Holidays” = Mid-January (and That’s Too Late)

2. Buyer Demand is Still High (and Inventory is Still Low)

3. Curb Appeal is Easy in Fall

4. You’ll Attract Serious, Qualified Buyers

5. You Can Be Settled Before the Holidays

6. Avoid the Harshest Winter Months

Final Thoughts from Jack

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3. **Understand What You Really Want**