2025 daily Blog • September 5, 2025

Are Buyers Waiting for the Right House or the Right Time? Here’s the Truth.

by Jack Duvall

Are Buyers Waiting for the Right House or the Right Time? Here’s the Truth.

If you’ve had your home listed recently—or you’re thinking about selling—you’ve probably heard some version of this:

“There are buyers out there… they’re just waiting for the right house.”

But what does that really mean?

Is it your house they’re waiting on—or is there something else going on behind the scenes? In today’s post, I’m breaking down the real reason buyers hesitate, how to get their attention, and what sellers in Central Illinois should be focusing on this fall.

🕵️‍♂️ What “Waiting for the Right House” Actually Means

When buyers say they’re “waiting for the right house,” it’s often code for:

“I haven’t seen a house I’m excited enough to act on.”
“I’m unsure about the market and don’t want to overpay.”
“I’ve been burned in the past and don’t want to make another mistake.”
“I’m overwhelmed by the process and need more confidence before I move forward.”

In other words—it’s not always about your house.

Buyers aren’t always just picky—they’re cautious, especially in a market like 2025 where interest rates, inflation concerns, and media noise are making everyone second-guess their moves.

But here’s the kicker:

The right strategy can turn those maybe-buyers into your buyer.

🛠️ Sellers: What You Can Control

Let’s be honest—you can’t control what interest rates are doing or whether someone else’s listing has a hot tub.

But you can control:

Condition – Is your home clean, decluttered, and showing at its best? Have you taken care of small repairs that can raise red flags?
Presentation – Are the photos, description, and staging top-tier? (Pro tip: I’m a trained real estate photographer. If your agent’s listing photos look like they were taken with a flip phone, we need to talk.)
Pricing – Is your price based on recent neighborhood sales and current competition—not outdated wishful thinking?
Availability – Can buyers actually see your home when they want to? The more flexibility, the better.

In this market, perceived value matters more than ever. You need to create the feeling that your home is the “easy yes” they’ve been waiting for.

📊 What’s Happening in the Peoria Area Right Now?

Across Tazewell, Peoria, and Woodford counties, I’m seeing a tale of two markets:

Homes that are priced well, prepped well, and marketed professionally? Still selling fast—often within the first two weeks.
Homes that are overpriced, cluttered, or hard to show? Sitting longer and requiring price drops.

It’s not that buyers aren’t out there—they’re just being more selective. That’s why preparation and positioning matter more than ever if you want your home to stand out.

🤝 Buyers Aren’t Window Shopping Forever

One of the biggest myths I hear is that buyers are dragging their feet and just browsing. The truth?

When the right house hits the market—and is priced properly—many buyers are still moving quickly.

I’ve seen buyers who’ve been “on the fence” for weeks suddenly write an offer within hours of seeing a well-presented listing that checked their boxes.

They were never waiting for “a house”…
They were waiting for the one they could say yes to.

🔍 Think Like a Buyer

When I work with sellers, I encourage them to step into a buyer’s shoes:

Would you be excited to tour this home based on the online photos?
Do the rooms feel bright, clean, and welcoming?
Is it clear how each space can be used?
Are the price and features aligned with the competition?

If the answer to any of these is “no,” then you’ve got an opportunity to adjust before your listing gets stale.

💬 Ready to Make Your Home the One Buyers Can’t Ignore?

If you’re thinking about selling in the next 30–60 days, don’t assume buyers aren’t ready.

Instead, ask yourself:

Is your home positioned to sell?
Are buyers seeing the true potential of your space?
Are you working with an agent who knows how to generate maximum exposure and urgency?

I’ve sold over 1,000 homes in my 20+ year career, and I can tell you—the right marketing makes all the difference.

Let’s talk strategy. Whether you’re looking to list this month or preparing for fall, I’ll help you build a custom plan to make your home the one they’ve been waiting for.

📞 Real Estate? Call Duvall!

2025 daily Blog • September 3, 2025

Want to Move This Fall? Start Planning Now Before the Holidays Sneak Up

by Jack Duvall

Want to Move This Fall? Start Planning Now Before the Holidays Sneak Up

Labor Day is already behind us, and the scent of pumpkin spice is creeping into the air. You know what that means? Fall is officially knocking—and it’s time to get serious if you’re thinking about buying or selling a home in 2025.

September and October are prime months for real estate in Central Illinois, but the clock is ticking. Once Halloween hits, the holiday season takes over, and most buyers and sellers either check out mentally or hit pause until spring.

So if you’re even thinking about making a move before the end of the year, the message is clear:

Now is the time to take action.

🎯 Why Fall Buyers Are More Serious

Summer brings the “looky-loos”—people who browse open houses but aren’t quite ready to commit. Fall, on the other hand? That’s when the serious buyers come out to play.

Here’s why:

They want to lock in a home before the holidays
They’re motivated to use vacation time wisely
They know sellers are more willing to negotiate as winter approaches
They want to avoid competing with springtime crowds

I’ve helped hundreds of buyers in September and October who were laser-focused and ready to go. When you know your timeline and budget—and have a local expert guiding the process—fall is an ideal time to buy.

🧠 Sellers: You’ve Got a Unique Window

Thinking of waiting until spring? You’re not alone—but that’s exactly what makes listing now a strategic advantage.

Here’s what I mean:

Inventory typically drops in the fall, meaning less competition
Buyers touring homes now are more likely to make strong offers
Homes show beautifully in early fall: warm lighting, cozy staging, and colorful curb appeal

And the best part? If you prep and price it right, you could be under contract before Halloween and closed before the snow flies.

That’s not just good timing—it’s good strategy.

🧹 It Starts With Preparation

If you’re selling, don’t wait until the last minute to prepare. I always recommend starting with a deep clean, declutter, and minor touch-ups—think of it as setting the stage for your home’s fall debut.

I even created a “Showing Conditions vs. Living Conditions” handout for my sellers that outlines exactly what needs to be done to turn your home from “comfortable” to “market ready.” (Spoiler: Yes, that means hiding the laundry basket and losing the oversized recliner.)

Even small changes can have a big impact on first impressions—and buyers are making decisions faster than ever.

🧭 The End-of-Year Market Still Moves

Here’s a secret: While some agents slow down after Labor Day, the agents who keep working (like yours truly) close a lot of deals in the fall.

In fact, I’ve helped plenty of clients:

Close before Thanksgiving
Relocate before the new school semester
Sell in the fall and rent through winter to buy in spring
Buy before year-end for tax planning purposes

Every situation is different—but the key is having a plan tailored to your timeline. That’s where I come in.

💬 Let’s Build Your Plan—Today

I don’t believe in one-size-fits-all advice. Whether you’re upsizing, downsizing, relocating, or buying your first home, I’m here to:

Help you understand current inventory
Share neighborhood-specific pricing trends
Recommend trusted lenders, inspectors, and contractors
Guide your sale or purchase from start to finish

Let’s not let the holidays sneak up on you. If you want to be celebrating Thanksgiving in a new home—or at least have your plans in motion—September is the time to move.

🏁 Bottom Line

The market is still active. The weather is still nice. Buyers are motivated. And homes are still selling quickly in many Central Illinois communities.

If you’re thinking about making a move, don’t let the calendar run the show. Reach out now, and I’ll help you take control of your timeline.

📞 Real Estate? Call Duvall!
Let’s make your fall move smart, smooth, and stress-free.

2025 daily Blog • September 2, 2025

Labor Day Is Over—Now What? Why September Might Be the Sweet Spot for Real Estate

by Jack Duvall

Labor Day Is Over—Now What? Why September Might Be the Sweet Spot for Real Estate

Labor Day has come and gone, the grills have cooled off, and school is officially back in session. For many people, the holiday signals the end of summer. But in real estate? It marks the start of one of the most underrated windows to buy or sell a home.

If you’re on the fence about making a move, here’s why September is your second chance to strike while the iron’s hot—and why waiting until the holidays (or spring) could cost you.

🕰️ Post-Summer Surge: The Buyers Are Still Out There

The myth? Everyone stops buying homes after Labor Day.

The truth? Serious buyers are still shopping—and many feel a greater sense of urgency as the year winds down.

They want to:

Lock in a home before the holidays
Get settled before winter hits
Close before potential interest rate hikes
Take advantage of remaining inventory that didn’t sell in the summer frenzy

I’ve worked with hundreds of buyers this time of year, and many find better deals and less competition now than they did in June or July.

🧹 Sellers: This Is Not the Time to Coast

If your home didn’t sell this summer—or you’ve been waiting to list—September is a golden opportunity.

Why?

Fewer competing listings: Many sellers pull their homes off the market until spring.
Motivated buyers remain: These folks aren’t “just browsing.”
Cooler weather = more showings: Buyers aren’t sweating through open houses anymore.
Homes show well in early fall: Think cozy lighting, fall staging, and still-lush landscaping.

If you’re prepping your home, check out my Showing Conditions vs. Living Conditions handout. (Spoiler: your house needs to look better than lived in when buyers walk through the door.)

🔍 Inventory is Still Tight—But That’s Changing

In many Peoria-area markets, including Dunlap, Pekin, Washington, and East Peoria, we’ve seen inventory slowly rising since mid-summer.

That means:

Buyers have more options (but need guidance to act fast)
Sellers can’t rely on overpricing to get results
Negotiations are back on the table

Whether you’re a buyer or seller, strategic pricing and smart marketing matter more than ever this time of year.

That’s where I come in.

💼 What Labor Day Tells Us About the Market

Labor Day isn’t just a holiday—it’s a psychological shift.

Families get back into routines.
Kids return to school.
Employers crack down on PTO.
Buyers and sellers who’ve been “thinking about it” start making real moves.

Every September, I see an uptick in activity from serious clients—because they’ve been quietly watching all summer. This is the month they act.

And if you’ve been watching, too? Now is your time.

🧠 Planning Ahead = Winning Ahead

If you’re a seller, let’s prep now to hit the market before the holiday slowdown.

If you’re a buyer, let’s connect now so we can:

Nail down your pre-approval
Set up tailored listing alerts
Book showings before other buyers catch on

This is where local experience pays off. I’ve closed over 1,000 homes in Central Illinois and helped clients like you time their move for maximum impact and minimal stress.

🏁 Don’t Hit the Brakes After Labor Day—Hit the Gas

You’ve still got time to:

✅ Sell at a strong price
✅ Buy before rates change
✅ Get settled before the holidays
✅ Avoid the spring market chaos

Whether you’re just curious or ready to make a move, I’m here to guide you every step of the way.

📞 Real Estate? Call Duvall!
Let’s make your September move smooth, smart, and successful.

2025 daily Blog • August 29, 2025

Do I Really Need a REALTOR® in a Hot Market? (Spoiler: Yes)

by Jack Duvall

Do I Really Need a REALTOR® in a Hot Market? (Spoiler: Yes)

If you’ve been hearing things like:

“Homes are selling themselves right now.”

“I’ll just list it myself and save the commission.”

You’re not alone.

But let me tell you—even in a red-hot seller’s market, hiring a skilled real estate professional can make a huge difference in how quickly your home sells, how much it sells for, and how smoothly the process goes.

Here’s why.

🏠 First, Let’s Define “Hot Market”

A hot market means there are more buyers than available homes, creating competition, quick sales, and rising prices.

Sounds like the perfect time to skip the agent, right?

Not so fast.

Even when demand is high, it doesn’t guarantee you’ll sell for top dollar or avoid costly mistakes—especially if you go it alone or hire the wrong person.

📈 Exposure = Leverage

When multiple buyers know about your home and fall in love with it, guess what happens?

You get multiple offers.
You get stronger terms.
You get leverage.

But that doesn’t just happen.

An experienced REALTOR® like me doesn’t just toss your home on Zillow and hope for the best. I build an entire marketing strategy—professional photos, targeted advertising, custom social media content, open houses (if appropriate), and personalized outreach to my extensive local network of buyers and agents.

This is how I help my clients in Peoria, Pekin, Dunlap, and surrounding areas maximize visibility and attract serious buyers.

💰 Pricing: It’s Not Guesswork

Too low and you leave money on the table.
Too high and you sit on the market—and buyers start wondering what’s wrong.

I use real-time data, neighborhood trends, recent comps, and my 25+ years of experience in Central Illinois to price homes with confidence and precision.

And yes, I’ll tell you if your expectations are unrealistic. (Politely—but directly.)

🔍 Navigating Inspection Pitfalls

Let’s say you do get an offer. Now what?

Here come the inspections. If you don’t have a strong negotiator in your corner, a buyer can ask for everything under the sun—or try to knock $10,000 off because of a GFCI outlet.

I’ve handled thousands of inspections, contractor quotes, and inspection objection forms. I can help you prioritize what really matters and keep the deal on track.

🧠 What FSBO Sellers Often Miss

If you’re thinking of going For Sale By Owner (FSBO), here are a few common traps to avoid:

Lack of exposure: You might only reach a small pool of buyers.
Limited negotiation skills: Many FSBO sellers settle too quickly—or scare buyers off.
Incomplete paperwork: Real estate contracts are complex, and one missed form can create major headaches (or legal trouble).
Emotional involvement: It’s hard to stay objective about your own home.

When you hire me, I take the stress off your shoulders—and make sure every T is crossed and every I is dotted.

✅ Even in a Hot Market, You Deserve a Pro

You wouldn’t perform surgery on yourself just because the operating room is well-stocked.

Selling a home is one of the biggest financial moves of your life. Why wing it?

📞 Real Estate? Call Duvall!
Let’s talk about how to make this market work for you—not against you.

2025 daily Blog • August 28, 2025

The Most Important Room to Stage When Selling (It’s Not the Kitchen)

by Jack Duvall

The Most Important Room to Stage When Selling (It’s Not the Kitchen)

When preparing your home for sale, you might assume the kitchen or living room is the most important space to stage.

And while those are key, there’s one room that consistently sways buyers more than you might think:

👉 The primary bedroom.

Why? Because it’s where buyers picture themselves unwinding after a long day—where they start and end their routines, and where peace of mind should take center stage. If you can help them imagine sleeping soundly in your home, you’re halfway to the closing table.

Let’s break down why this room matters so much—and how to stage it like a pro.

🧠 Why the Primary Bedroom Has Selling Power

Most buyers emotionally connect with homes, not logically. And while a sleek kitchen may wow them, it’s the quiet spaces—the sanctuary moments—that make them feel like, “I could live here.”

The bedroom taps directly into that feeling.

Plus, many buyers shop after work or on weekends. When they tour homes, they’re tired. If your bedroom feels calm, welcoming, and clean, it speaks volumes—even subconsciously.

It doesn’t need to be big or luxurious. It needs to feel restful.

👀 What Buyers Notice in Bedrooms

You might be surprised by how observant buyers are, especially in the bedroom. Here’s what they’ll pick up on:

Size of the space (can their bed and furniture fit?)
Natural light and window treatments
Closet space and organization
Smells and freshness
Cleanliness of bedding and floors
Visual clutter or outdated decor

A cramped or overly personalized bedroom makes buyers feel like intruders. A neutral, spacious-feeling one helps them relax—and picture their stuff in the room.

🧹 Your Bedroom Staging To-Do List

Here’s a step-by-step staging plan I recommend to sellers throughout Peoria, East Peoria, Dunlap, Pekin, and beyond:

✅ Declutter Nightstands and Dressers

Limit to 1-2 decorative items like a book, a lamp, or a candle. Less is more.

✅ Remove Personal Items

This includes framed photos, medication, alarm clocks, and anything too “you.” We’re helping buyers imagine themselves here, not you.

✅ Fresh Bedding is a Must

Invest in a neutral comforter (white, gray, beige) and fluff those pillows. Wrinkled or faded linens scream “lived-in.”

✅ Clear the Floor

No piles of clothes, pet beds, or rogue laundry baskets. Buyers look under beds—make sure they don’t find a clutter minefield.

✅ Let in the Light

Open blinds or curtains. Natural light adds warmth and makes the room feel bigger.

✅ Remove Excess Furniture

If the room feels crowded, store one of the dressers or chairs. Breathing room helps buyers perceive more square footage.

✅ Add a Focal Point

A tasteful piece of art above the bed or a small vase of fresh flowers on a nightstand can make the space feel finished.

🕯 Bonus: How to Make it Feel Luxurious (Even if It’s Not)

You don’t need a high-end budget to give your bedroom the boutique hotel vibe buyers love. Try these tricks:

Use two sets of pillows—standard and decorative
Add a folded blanket or throw at the foot of the bed
Use matching lamps for balance
Add a neutral area rug, even over carpet
Hang curtains high to create the illusion of taller ceilings

You’re not just selling a room—you’re selling a feeling. That “ahhh” moment when buyers walk in and feel instantly at peace? That’s the magic.

🔍 Real Example: Bedroom Boost = Multiple Offers

I recently worked with sellers in Germantown Hills who had a great home—but their bedroom felt dark and dated. We swapped in a light comforter, removed a bulky dresser, added brighter light bulbs, and steamed the curtains.

No major renovations. Just smart staging.

Result? Five showings in two days. Two offers—both over asking.

It’s not just about the square footage. It’s about presentation.

🏡 I’ll Help You Make Every Room Shine

When you list your home with me, staging isn’t optional—it’s part of the marketing strategy.

I walk through your home and help tailor your prep plan to what buyers in Central Illinois are expecting—and what sells.

Ready to get your home show-ready?

📞 Real Estate? Call Duvall!

2025 daily Blog • August 27, 2025

Home Smells That Kill Sales—And How to Fix Them Before Showings

by Jack Duvall

Home Smells That Kill Sales—And How to Fix Them Before Showings

You’ve done the work—decluttered, cleaned, staged, and maybe even painted. But there’s one invisible deal-breaker that can silently sabotage your showings:

👃 Odors.

Whether it’s pet-related, food-based, musty, or just “lived-in,” smells are one of the top reasons buyers walk in… and walk right back out. Today’s post is all about sniffing out trouble—and giving your home that fresh, “let’s write an offer” vibe Central Illinois buyers are looking for.

🧠 Why Smells Matter More Than You Think

Home buyers shop with all five senses—but smell is powerful because it triggers emotion and memory. It’s instant and instinctive. One whiff of an odd odor can make a buyer think:

“This house isn’t clean.”
“I’d have to spend money to fix this.”
“What else is being covered up?”

Even if your home looks perfect, bad smells can suggest hidden issues or lack of upkeep. And once buyers get that impression, it’s hard to recover.

🚫 Common Odors That Kill Showings

Let’s break down the usual suspects I’ve encountered while listing homes across Peoria, East Peoria, Pekin, and beyond:

1. Pet Smells

We love our furry friends, but buyers may not. That “wet dog” or litter box scent can be an instant red flag.

2. Smoke

Cigarette or cigar smoke is tough to remove—and buyers know it. This is often a dealbreaker unless professionally remediated.

3. Cooking Odors

Spicy foods, fried meals, or fish can linger for days. What smells like dinner to you may smell like damage control to buyers.

4. Mustiness

Basement funk, mildew, or closed-up rooms can give off a damp, old scent that makes people question the home’s condition.

5. Air Freshener Overload

Going too heavy with artificial sprays, plugins, or candles can backfire. It makes buyers wonder what you’re trying to cover up.

💡 Quick Fixes Before Showings

You don’t need to hire a detox crew or douse your home in Febreze. Here are proven ways I help sellers neutralize odors fast:

✅ Deep Clean

This means floors, carpets, furniture, baseboards, and vents. Odors cling to fabrics and porous surfaces, so steam-cleaning and vacuuming thoroughly is key.

✅ Air It Out

Open the windows if weather permits—even in winter. Letting fresh air circulate does wonders.

✅ Baking Soda & Vinegar

These natural deodorizers can help absorb smells. Place open boxes of baking soda in closets, under sinks, or near litter boxes.

✅ Coffee Grounds or Charcoal

Set bowls of either out in key areas—they absorb odors without adding artificial scent.

✅ Wash or Replace Curtains & Rugs

These trap smells more than you realize. Toss washable ones in the laundry and consider replacing small rugs.

✅ Deodorize the Garbage Disposal

Citrus peels, vinegar ice cubes, or even commercial disposal pods help remove kitchen stink.

✅ Use a Neutral Scent, Lightly

If you do want a scent, go with something universally pleasant like lemon, vanilla, or light lavender—but keep it subtle.

👃 The Nose Knows: Get a Second Opinion

You’ve lived in your home for years. Your nose is “used to it.” That’s why having your REALTOR® (hi, that’s me) or a trusted friend do a smell test is a game-changer.

I’ll walk through your home like a buyer—eyes open and nose on alert. If something’s off, we’ll catch it before your first showing, not after the second price drop.

🏡 Real-Life Smell-Check Success Story

A client in Washington, IL had a lovely home—but it was home to three large dogs. The smell wasn’t offensive to them, but buyers noticed. We did a deep clean, replaced two rugs, aired out the house daily, and added a discreet charcoal bag in the living room.

Boom—first offer came in after the second showing. No complaints, no requests for pet-cleaning credits. That’s the power of eliminating distractions.

✅ Don’t Let Smells Sink Your Sale

Your home might look incredible, but if it smells even slightly off, it can linger in buyers’ minds long after the showing.

The good news? Smells are fixable—and I’ll help you tackle them head-on. A little prep now can save you from long days on market and lost profits.

📞 Let’s Do a Smell Check Walkthrough

Thinking about listing this fall? Let’s book a walkthrough. I’ll give you honest feedback on how your home shows—and smells—so we can present it in the best possible light.

📞 Real Estate? Call Duvall!

2025 daily Blog • August 26, 2025

Don’t Skip This Step: Why Your Listing Deserves a Final Walkthrough

by Jack Duvall

Don’t Skip This Step: Why Your Listing Deserves a Final Walkthrough

If you’re gearing up to sell your home in Peoria, East Peoria, Pekin, or anywhere in Central Illinois, there’s one simple but powerful step that most sellers overlook:

📝 The Pre-Listing Walkthrough.

I’m not talking about a quick glance or a five-minute chat—I mean a real walkthrough with a professional who can spot the small things before buyers (and their agents) do. Let’s talk about why this step is crucial and how it could mean the difference between multiple offers and crickets.

🧭 What Is a Pre-Listing Walkthrough?

This is the walkaround that happens before photos, before showings, before the listing even hits the market. It’s your opportunity to see your home through a buyer’s eyes—with an experienced guide at your side (that’s me).

We’ll look at:

Curb appeal and first impressions
Paint, flooring, and fixtures
Lighting and staging potential
Odd smells or pet-related signs
Furniture layout and flow
Minor repairs that could raise red flags
How your home shows in daylight vs. evening

It’s like a dress rehearsal before opening night—except the audience has checkbooks.

🛠️ The Little Things Buyers Notice (But You Don’t)

You’ve lived in your house for years. You stopped noticing the scuffed baseboards and the squeaky door years ago.

But buyers? Oh, they notice everything.

They notice:

Burned out lightbulbs
Loose door handles
That one cabinet that doesn’t close right
Fingerprints on the glass
Overgrown landscaping
Weird smells (especially from pets or smoke)

These seem small—and they are. But they chip away at confidence. If the little things are neglected, buyers wonder what big problems are hiding.

💰 Why a Walkthrough Can Save—or Earn—You Money

I’ve seen sellers skip the walkthrough only to lose thousands in price negotiations over things they could’ve fixed for under $100.

Here’s how a walkthrough protects your profit:

Boosts your perceived value. The home looks well-cared-for, so buyers feel better about paying full price.
Reduces inspection surprises. Catch and fix issues early so they don’t derail the deal.
Improves photos and marketing. A clean, prepped home simply photographs better—which gets more clicks, showings, and offers.
Eliminates lowball bait. Buyers are less likely to offer way below asking when they see a polished, move-in-ready property.

🧹 How to Prep for the Walkthrough

This isn’t about perfection—it’s about potential. Here’s how to make the most of your walkthrough:

Declutter like you’re moving tomorrow. (Because you are!)
Tidy up the yard and entryway. Curb appeal matters more than ever.
Make a list of known issues. Don’t hide them—share them.
Open your mind to feedback. This isn’t personal—it’s professional.
Trust your REALTOR® to see what buyers will see. I’ll help you prioritize what matters and ignore what doesn’t.

👁️ Real-Life Example: The $50 That Made $5,000

A few months ago, I did a pre-listing walkthrough with a seller in the 61614 zip code. The home was solid but dated. I pointed out a few $20 light fixture swaps, a deep clean, and a fresh doormat.

The seller invested under $200 total. That home went under contract in 4 days with multiple offers—and sold $5,000 over asking.

Why? Because it felt fresh, cared-for, and easy to move into. That’s what buyers want.

🧠 The Takeaway: Don’t List Without It

The pre-listing walkthrough isn’t just a nice idea—it’s a competitive advantage. In today’s market, you need every edge you can get.

I don’t just list your home—I position it. And that starts with a trained eye and a strategic walkthrough.

📞 Ready for Your Walkthrough? Let’s Book It.

Whether you’re two weeks or two months away from listing, I’d love to walk your home and help you prep like a pro. No pressure—just expert insight.

📞 Real Estate? Call Duvall!

2025 daily Blog • August 25, 2025

The Truth About ‘As-Is’ Listings: What Sellers in Central Illinois Need to Know

by Jack Duvall

The Truth About ‘As-Is’ Listings: What Sellers in Central Illinois Need to Know

You’ve probably seen the term “sold as-is” on a listing before—but what does it actually mean? And more importantly, should you sell your home that way?

Whether you’re in Peoria, East Peoria, Pekin, or anywhere in Central Illinois, it’s important to understand how “as-is” listings work, what buyers really think about them, and how it affects your bottom line.

Let’s break it down—without the sugarcoating.

🧾 What Does “As-Is” Mean in Real Estate?

Selling your home “as-is” means you’re not going to make any repairs, offer credits, or negotiate on condition. What buyers see is what they get. You’re essentially saying, “Take it or leave it.”

That doesn’t mean you’re hiding problems—you’re still required to disclose known material defects—but it does mean you’re drawing a line in the sand: no fixes, no negotiations.

🚩 When Might Selling As-Is Make Sense?

There are legitimate scenarios where selling a home as-is can be smart:

The home needs extensive repairs: Structural issues, foundation problems, electrical upgrades—these can be overwhelming and expensive.
You’re short on time: Relocating fast or dealing with a family estate? As-is can move the process along quickly.
You’re not in a financial position to make improvements: Not every seller has cash on hand to replace the roof or redo the kitchen.
Investor attention: If you’re targeting flippers or cash buyers who expect to renovate, as-is can make sense.

But here’s the kicker: just because something “makes sense” doesn’t mean it’s the best route financially.

💸 The Hidden Costs of an As-Is Sale

The #1 mistake I see? Sellers assuming “as-is” means they’re getting away clean—and getting paid.

Reality check: “As-is” listings often sell for less, stay on the market longer, and attract fewer offers—especially if the market is cooling or inventory is high.

Here’s why:

Perceived risk = reduced offers. Buyers assume the worst: cracked foundation, bad plumbing, mold, ghosts—okay, maybe not ghosts, but you get the idea.
Financing issues. Many loans (like FHA or VA) have strict guidelines. If your home doesn’t meet those standards, your buyer’s financing could fall through.
Lower appraisal values. If the appraiser notes serious condition issues, the value could tank—or the deal could collapse altogether.

Selling “as-is” can be like wearing a neon sign that says: “This house has problems!”

💡 When ‘As-Is’ Becomes a Strategy—Not a Surrender

Here’s the part most agents won’t tell you: listing “as-is” strategically can still work—if it’s paired with transparency and a plan.

For example:

You provide an inspection report upfront.
You clean and declutter to maximize presentation.
You price the home attractively—but not so low that buyers think it’s a teardown.
You market it to the right audience: cash buyers, flippers, or experienced investors.

Jack’s Take: “As-is” works best when it’s an informed decision—not a last resort.

🔎 What Buyers Really Think

I’ve worked with hundreds of buyers in the Peoria area—and I’ll tell you exactly what they think when they see “as-is”:

“I wonder what’s wrong with it.”
“There’s no wiggle room—I’ll offer less to cover risk.”
“I bet it’s been sitting a while.”

Buyers aren’t necessarily scared of “as-is”—but they will treat it like a red flag unless the listing is handled well.

🧰 A Better Approach for Most Sellers

If your home has minor issues—outdated carpet, peeling paint, a furnace that’s older but working—you don’t need to go full “as-is.”

Instead:

Make cost-effective cosmetic improvements.
Do a pre-inspection to understand your home’s true condition.
Work with a trusted local REALTOR® (hello 👋) to create a custom listing plan that fits your budget and goals.

You might only need to invest a few hundred dollars to gain thousands in return.

🧠 Final Thought: Know Before You Go ‘As-Is’

You’re in control. Don’t let fear, time pressure, or misinformation push you into listing “as-is” before exploring your options.

I’ll give you straight answers, whether your home needs nothing or needs everything.

📞 Considering an As-Is Sale? Let’s Talk Before You List.

I’ll walk your property with you and help you weigh the pros, cons, and best next steps—no pressure, just guidance. Whether you need to move fast or want to maximize value, we’ll build a plan that works for you.

📞 Real Estate? Call Duvall!

2025 daily Blog • August 22, 2025

What Buyers Notice First—And Why It Matters More Than Ever

by Jack Duvall

What Buyers Notice First—And Why It Matters More Than Ever

You only get one chance to make a first impression—especially in real estate. And today’s buyers? They’re more observant, more selective, and more skeptical than ever. In Central Illinois and beyond, buyers aren’t just looking at homes—they’re dissecting them.

The good news? You can control that first impression. Here’s what today’s buyers notice first and how to make sure your home passes the “first 30 seconds” test with flying colors.

🚪 1. Curb Appeal: The Ultimate Gatekeeper

Before they ever step inside, buyers are already making judgments. The front of your home is your handshake. It says, “Welcome in!” or “Maybe not today…”

What buyers notice:

Overgrown bushes or weeds
Dirty siding, chipped paint, or a faded front door
A cluttered porch or dated outdoor furniture
Lack of landscaping or color

Jack’s Tip: Add fresh mulch, pressure wash the front walk, and paint the front door a bold, welcoming color. Even a new doormat and potted flowers can go a long way. You’re not just selling a house—you’re selling the feeling of home.

🧼 2. Smell: The Invisible Deal Breaker

They won’t tell you. But they’ll remember it.

Pet odors. Cigarette smoke. Heavy air fresheners. Lingering kitchen smells. These are instant turnoffs and one of the most common reasons buyers walk away without saying a word.

What to do:

Deep clean carpets and upholstery
Use ozone machines or professional deodorizing treatments if needed
Avoid overpowering candles or sprays—clean and neutral wins every time

Real Talk: If buyers are wrinkling their noses, they’re not picturing themselves living there. They’re picturing themselves leaving.

✨ 3. Lighting and Brightness: Let the Light In

Buyers love bright, airy homes. Even if your house doesn’t have huge windows, you can still maximize light.

Tips for better lighting:

Open all blinds and curtains before showings
Replace old bulbs with soft white LEDs
Add mirrors in darker hallways or small rooms
Trim outdoor bushes that block windows

Pro tip: Light sells. A well-lit room feels cleaner, bigger, and more inviting.

🪑 4. Furniture Layout: Flow and Function

It’s not just what’s in the room—it’s how it’s arranged. Overcrowded spaces, awkward layouts, or furniture that hides architectural features make rooms feel smaller and less functional.

How to fix it:

Remove excess furniture (yes, even if you use it)
Float furniture away from walls when possible
Create obvious conversation areas
Don’t block windows or fireplaces

Jack’s Take: Buyers want to walk in and immediately see how the space works. Don’t make them guess.

🎯 5. Cleanliness: Top to Bottom

Yes, buyers notice dust on ceiling fans. Yes, they peek into closets. Yes, they will judge your baseboards.

The cleaner the home, the more they believe it’s been well maintained.

Deep clean checklist:

Floors (especially around baseboards and corners)
Kitchen appliances inside and out
Windows and windowsills
Bathrooms (like… really clean them)
Air vents and ceiling fans

Pro Tip: Hire a professional cleaner before photos and showings—it’s worth every penny.

🧰 6. Small Repairs That Scream Neglect

Buyers notice that cracked tile, loose doorknob, leaky faucet, or broken light switch. What they see as a $40 fix makes them question what else might be wrong.

Easy fixes that make a big difference:

Patch and touch up walls
Tighten knobs and handles
Replace burned-out bulbs and batteries in smoke detectors
Fix minor plumbing or electrical issues

Remember: It’s not about the cost—it’s about perceived care.

🖼️ 7. Personalization vs. Neutral Appeal

Your gallery wall of grandkids might be adorable, but buyers aren’t trying to picture your life—they’re trying to picture theirs.

Best practices:

Remove personal photos
Neutralize bold paint colors
Declutter shelves and surfaces
Create space, not stories

Jack’s Staging Rule: Less is more. Clean, calm, and neutral helps buyers emotionally move in.

💡 Make a Lasting Impression

Buyers today don’t have time (or patience) to see past poor presentation. Online photos get them in the door, but how they feel when they step inside determines whether they make an offer.

I’ve helped hundreds of sellers prep their homes for maximum impact in Peoria, Washington, Morton, and across Central Illinois—and it doesn’t require a massive budget. It requires strategy, honesty, and execution.

📞 Thinking of Selling? Let’s Chat.

If you’re planning to list your home soon, let’s schedule a prep walk-through. I’ll tell you what buyers are really thinking—and how to make your home stand out from the moment they pull up.

📞 Real Estate? Call Duvall!

2025 daily Blog • August 21, 2025

When a Price Reduction Is the Right Move in Today’s Market

by Jack Duvall

When a Price Reduction Is the Right Move in Today’s Market

Nobody likes to talk about price reductions—sellers often take it personally, and agents sometimes dance around the conversation. But let’s call it what it is: a smart, strategic move when done correctly. In today’s Central Illinois market, timing and pricing matter more than ever. If your home is getting looks but not offers, or if it’s simply sitting with little traffic, it may be time to reevaluate.

Here’s how to know when a price reduction is the right move—and how to approach it so you don’t lose momentum.

🏡 The First Few Weeks Tell You Everything

The first two to three weeks on the market are critical. Your listing is fresh, your photos are new, and buyers are paying attention. If your home is priced right, you’ll get showings, interest, and ideally, offers. If you don’t, the market is speaking—and it’s best to listen sooner rather than later.

What to look for:

No showings in the first 7–10 days
Showings but no second looks or offers
Positive feedback that consistently mentions price as a concern

In this market, sitting too long makes buyers suspicious. They start wondering, “What’s wrong with it?” even when the only issue is price.

📉 How Much of a Reduction Is Enough?

Small, incremental price drops (think $1,000–$2,500) rarely make an impact. In Central Illinois, a meaningful reduction is typically around 2% to 5% of the asking price—enough to hit a new price bracket in buyer searches and grab attention.

For example:

A home listed at $209,900 may not show up in searches capped at $200,000. But drop it to $199,900, and suddenly you’re in a whole new buyer pool.
A $279,900 home might benefit from a reduction to $264,900 or $259,900 to cross the psychological $275K and $265K thresholds.

The goal is to make a bold enough move to reposition the listing in the minds of buyers and agents.

🔄 Rebooting the Marketing Machine

A price reduction is the perfect excuse to re-promote the property:

Update the MLS with new remarks like “Now Priced to Move” or “Huge Value—New Price Alert”
Send out refreshed email blasts to local agents
Repost the listing on Facebook, Instagram, and Google Business with attention-grabbing graphics
Feature the home in a new Open House with “New Price” signage

Jack’s Tip: I use price changes to revive interest with buyers who passed the first time and help agents flag the listing for their clients again. It’s not a failure—it’s a relaunch.

🕰️ Timing Is Everything

Price adjustments work best when done early—before the listing becomes stale. Many sellers wait too long, only to end up reducing later when urgency and interest have faded.

If your home has been on the market for 30+ days without solid offers and comparable homes are selling, a proactive reduction could be the difference between selling now… and sitting into the next season.

Remember, a home that lingers costs you money in mortgage payments, taxes, utilities, and insurance.

💬 How I Handle the Conversation with Sellers

No fluff, no pressure. I believe in transparency and backing everything with data:

I review current showings, online traffic (Zillow views, Paragon activity), and buyer feedback
I compare recent sales and current competing listings
I propose strategic price points based on search behavior and market demand

It’s never about “giving the house away”—it’s about moving forward and protecting your bottom line.

📣 The Bottom Line

A well-timed price reduction isn’t a defeat. It’s a sign of a smart, market-savvy seller—and an agent who isn’t afraid to pivot. If you’re serious about selling, you need to be serious about pricing.

Let’s take a look at your listing together and come up with a winning strategy. Whether you’re in Peoria, Morton, Washington, or anywhere across Central Illinois, I’ve helped hundreds of sellers adjust pricing and still get top dollar.

📞 Real Estate? Call Duvall!

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