2025 daily Blog • October 10, 2025

Why Waiting to List Could Cost You: 5 Reasons to Sell Your Home This Fall

by Jack Duvall

Why Waiting to List Could Cost You: 5 Reasons to Sell Your Home This Fall

If you’re a Central Illinois homeowner sitting on the fence about selling your home, you’re not alone. Many sellers assume that spring is the only season to make a move. But I’m here to tell you—waiting until spring could cost you in more ways than one.

As a seasoned broker in the Peoria area who’s helped over 1,000 clients buy and sell successfully, I know how important timing is. And right now? Fall is full of opportunity.

Here are five compelling reasons you should consider listing your home this fall, not months from now when the market dynamics will likely shift.

1. Less Competition = More Attention

While most sellers rush to list in the spring, fall typically sees fewer new listings. That means your home won’t be one of many competing for buyer attention—it could be the one.

Buyers are still out there, actively searching, and with fewer homes available, yours has a better chance of standing out. That means more showings, stronger offers, and possibly even multiple interested parties.

2. Serious Buyers Are Still in the Market

Spring brings tire kickers. Fall brings motivated buyers.

The people house hunting in October aren’t just browsing. They’re often relocating for job changes, downsizing before winter, or trying to lock in a purchase before the holidays. These are buyers with urgency—and that’s good news for you.

Plus, some buyers are trying to close before year-end to take advantage of tax benefits or move before snow and ice complicate the process. Translation? They’re ready to make decisions fast.

3. Your Home Shows Better in Autumn

Fall is an underrated season for home staging. The cooler temperatures, warm-toned decor, and cozy atmosphere make for an incredibly inviting showing experience.

Add some pumpkins on the porch, a seasonal wreath, and a warm cinnamon-scented candle indoors—and you’ve got an emotional hook that spring just can’t compete with. Homes feel like home in fall.

Even better? Curb appeal is easier to maintain. No weeding flower beds, watering grass, or sweating in the summer heat.

4. Get Ahead of Interest Rate Changes

Mortgage rates have been fluctuating all year. If rates drop later this fall or winter, buyer demand may surge—but if they rise again in early 2026 (as some experts predict), buyer purchasing power could take a hit.

Selling now lets you catch motivated buyers before any shift in affordability limits what they’re willing to pay for your home. Waiting until spring means rolling the dice with market conditions you can’t control.

5. You’ll Beat the Spring Rush (and Lock in a New Home Faster)

Selling in fall allows you to buy with less competition, too. By the time spring rolls around, you’ll already be settled—or under contract—while everyone else is scrambling.

This means you can avoid the stress of bidding wars and rushed closings when you’re looking for your next place. Whether you’re downsizing, upsizing, or relocating, the fall market offers more breathing room on both sides of the transaction.

Bonus Tip: You Still Have Time Before Winter Hits

Let’s be real—Central Illinois winters don’t mess around. Listing now allows time for showings, inspections, and closings before ice, snow, and sub-zero temps get in the way.

Buyers want to be in their new home before the holidays, and if you start the process now, you’ll both avoid the harshest months and take advantage of a much smoother transition.

Final Thought: Don’t Let Opportunity Slip By

I’ve helped many sellers who wish they had listed in the fall—once they realize the spring market didn’t bring the results they expected. If you’ve been considering selling but aren’t sure when to start, I’d love to talk.

From strategic pricing and marketing to prepping your home for maximum appeal, I’ll walk you through every step.

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

Let’s make this fall your most profitable season yet.

2025 daily Blog • October 8, 2025

Buying a Home? Here’s How to Read Between the Lines at Showings (and Save Yourself a Headache Later)

by Jack Duvall

Buying a Home? Here’s How to Read Between the Lines at Showings (and Save Yourself a Headache Later)

Walking through a home as a potential buyer can feel like a whirlwind. You’re trying to picture your furniture in the living room, you’re mentally rearranging kitchen cabinets, and you’re wondering if that closet could really fit all your seasonal shoes. But let’s take a step back…

As a broker who’s walked through thousands of homes with buyers in Central Illinois — including Peoria, Pekin, Washington, Dunlap, and beyond — I can tell you the most important part of a showing isn’t just what you see, but what you don’t see.

Here’s how to “read between the lines” during a home showing to uncover hidden red flags, gather negotiation power, and protect your future investment.

1. Trust Your Nose (Seriously)

Your nose might be your best home inspector. If you walk into a home and immediately smell strong air fresheners or candles, it may not just be for ambiance. Overly fragrant homes often try to cover up pet odors, mildew, or even sewer gas.

If something smells off, make a note. Ask your agent (hopefully that’s me!) to dig a little deeper — or better yet, include it in your inspection checklist.

2. Take a Good Look at the Windows

Foggy or cloudy window panes? That’s a sign of failed seals — especially on double- or triple-pane windows. It’s not always a dealbreaker, but replacing windows isn’t cheap. This is something many sellers won’t highlight, but you’ll want to catch early and possibly address in your offer or repair request.

3. Peek Inside Cabinets and Closets

This isn’t being nosy — it’s being smart. Check under kitchen sinks for water damage or mold. In basement storage areas or utility closets, look for staining or signs of moisture on walls and floors.

These little clues could point to bigger issues like past flooding, plumbing leaks, or poor ventilation.

4. Walk the Perimeter Inside and Out

During your showing, take a walk along all interior walls — especially in the basement or lower levels. Feel for dampness, look for cracks, and inspect corners where water intrusion often begins.

Outside, walk around the home and check the foundation. Look for cracks, shifting, or signs of improper drainage like pooling water or erosion near the base.

5. Examine the Ceilings and Floors Closely

Water stains on ceilings? Could be a leak from the roof, plumbing, or even an improperly vented bathroom. Uneven flooring? It might be cosmetic, or it could signal structural movement. Ask when the last roof replacement or structural inspection was done.

6. Check for Fresh Paint in Weird Places

New paint on just one section of wall or ceiling could be hiding a patch job. While painting is normal for prepping a home to sell, inconsistent spots could be masking previous damage. You’re not there to play detective — but a little curiosity can go a long way in protecting your wallet.

7. Look for “Lipstick on a Pig” Flips

Some sellers do a great job remodeling. Others… not so much. Look for signs of rushed or amateur updates — mismatched flooring, wobbly fixtures, poorly installed tile, or fresh paint over damaged walls. These might mean bigger issues beneath the surface or suggest corners were cut.

I always help my clients spot these kinds of “cosmetic flips” and make sure you’re not overpaying for shiny finishes that hide deeper issues.

8. Ask Questions the Listing Won’t Answer

Some details won’t be in the listing — like noisy neighbors, busy streets, awkward floor plans, or proximity to power lines. If you notice anything questionable, speak up. As your agent, I’ll either dig in for you or advise you accordingly before moving forward.

9. Always View Homes in Daylight if Possible

Natural light tells you a lot. It can expose wear and tear, help you spot foundation cracks and water damage more clearly, and show how bright (or dark) the house truly is.

10. Bring a Home Inspector Mentality — Not Just Emotion

It’s easy to fall in love with a home — and I hope you do! But it’s even better to fall in love informed. When you view a home with a critical eye, you’ll be better prepared to negotiate price, request repairs, or walk away if something doesn’t feel right.

Final Thoughts

Buying a home is one of the biggest purchases you’ll ever make. Don’t let emotions cloud your judgment — and don’t rely solely on pretty staging. If you want a second set of eyes that knows where to look and what to ask, you’ve got one.

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

2025 daily Blog • October 7, 2025

5 Mistakes That Can Cost You Thousands When Selling Your Home

by Jack Duvall

Selling your home isn’t just about putting up a “For Sale” sign and waiting for offers to roll in. If it were that easy, everyone would be doing it solo — and raking in top dollar.

In reality, a few wrong moves can cost sellers thousands, delay the sale, or even result in a lower appraisal. Here are five common mistakes I see sellers make (and how to avoid them).

🚫 Mistake #1: Overpricing the Home

“We can always come down later, right?”

That mindset can backfire. The first two weeks your home is on the market are crucial. That’s when it’s most likely to get seen, shown, and snapped up by motivated buyers.

Price it too high, and you risk:

Sitting on the market too long
Making your home look stale
Attracting lowball offers
Missing out on buyers who would’ve paid full price

Solution: Start with a strong, data-backed pricing strategy. I provide local comps, market timing insight, and even buyer demand reports to help sellers price smart from Day 1.

🧽 Mistake #2: Skipping Pre-Listing Prep

I get it. You’re ready to move, and cleaning the baseboards might not be on your to-do list. But homes that are decluttered, depersonalized, and lightly staged tend to:

Sell faster
Receive stronger offers
Appraise higher

Even inexpensive fixes like fresh paint, updated light fixtures, and power washing the exterior can pay off big-time.

Solution: Use my custom prep checklist — and if needed, I’ll recommend affordable local vendors who can help knock it out quickly.

📸 Mistake #3: Poor Listing Photos

Let’s be honest: buyers scroll listings like they scroll Instagram — and bad photos get skipped.

If your listing photos are dark, blurry, or filled with clutter, buyers may never even book a showing. That’s especially true for homes over $250,000, where online presentation can make or break you.

Solution: I’m a trained real estate photographer myself, and for higher-end listings, I bring in a pro — including drone footage when appropriate. Every home gets the attention it deserves.

🎯 Mistake #4: Not Knowing Your Buyer Pool

Different price points, locations, and home styles attract different types of buyers. Marketing a starter home the same way as a luxury property doesn’t cut it.

For example:

Young buyers scroll social media and care about monthly payments.
Downsizers may want move-in-ready homes with low maintenance.
Out-of-town relocators may be seeing your home only online.

Solution: I craft a custom marketing plan for each property — targeting the right buyers on the right platforms with the right message.

🗓️ Mistake #5: Picking the Wrong Time (or Agent)

Listing at the wrong time — or with someone who isn’t invested in your success — can cost you momentum and money. Timing matters, but so does having the right partner who knows how to generate traffic, respond to feedback, and negotiate strong offers.

Solution: With over 1,000 homes sold in Central Illinois and a 20+ year track record, I’ll help you navigate timing, strategy, and negotiations so you don’t leave money on the table.

🧠 Bonus Tip: Know Your Net!

It’s not just what you sell for — it’s what you walk away with. I’ll help you calculate your estimated net proceeds, including taxes, fees, and loan payoffs, so you can plan confidently for your next chapter.

✅ Let’s Make Your Move Count

Selling your home doesn’t have to be stressful or risky — not when you’ve got the right guidance, preparation, and pricing. I help sellers across Peoria, Tazewell, and Woodford counties avoid costly missteps and close with confidence.

Thinking of selling this fall or in the spring? Let’s talk!

📲 Reach Out Anytime

Real Estate? Call Duvall!
Jack Duvall, REALTOR®/Broker
Jim Maloof/REALTOR®
📞 309-200-5480
🌐 CallDuvall.com
📍 Serving Central Illinois

2025 daily Blog • October 6, 2025

What’s the Average Time on Market Right Now?

by Jack Duvall

🕒 What’s the Average Time on Market Right Now?

In Central Illinois, homes that are priced right, presented well, and actively marketed are typically going under contract within 7–21 days. Some properties fly off the shelf within the first weekend, while others may take 30–60 days depending on condition, price, location, and market demand.

Here’s a quick look at what I’ve seen lately:

🔥 Hot price points ($150,000–$275,000): often sell in under 10 days
🏘️ Move-in ready condition: average around 14–21 days
🧼 Dated or cluttered homes: closer to 30–45 days
💰 Higher price ranges ($400,000+): 30–90+ days, depending on location and appeal

🚦Factors That Affect Days on Market

Here’s what really determines how fast your home will sell:

1. Pricing Strategy

You can’t out-market a badly priced home. Buyers are watching Zillow and Realtor.com like hawks, and they know value. Price it too high and you risk sitting on the market — then chasing buyers with price drops. Price it competitively, and you could end up with a bidding war.

2. Condition and Staging

Your home doesn’t have to be perfect, but it should be clean, decluttered, and well-lit. Homes that show well get more offers. I always tell sellers: “We’re not just selling square footage. We’re selling a feeling.” And buyers decide quickly.

3. Marketing and Exposure

If no one sees your listing, it’s not going to sell. Professional photography, eye-catching descriptions, social media exposure, and listing syndication are all critical. I use a multi-channel marketing approach tailored to your home’s price point — because not every home should be marketed the same.

4. Time of Year

Spring and early summer tend to be the busiest, but serious buyers are shopping year-round. Even in fall and winter, homes that are priced and presented well can move quickly — often with less competition.

🧠 Why “Time on Market” Isn’t Just a Statistic

The longer a home sits unsold, the more leverage buyers gain. That’s just how human psychology works — if it hasn’t sold yet, people start to assume something must be wrong.
That’s why we aim to:

Generate strong showing traffic immediately
Get feedback from buyers and adjust if needed
Hit the ground running with a solid strategy from Day 1

🧰 What Sellers Can Do to Sell Faster

Here’s what you can do right now to speed up the process when the time comes:

✅ Declutter and deep clean (I have a handy checklist I can send you)
🛠️ Knock out small repairs — they can make a big impact
🧼 Focus on curb appeal: first impressions matter
📸 Plan for high-quality photos (phone pics won’t cut it at most price points)
📆 Choose a smart launch date with your agent to hit the market strong

👋 Let’s Talk About Your Timeline

Whether you’re thinking of listing this fall or waiting until spring, we can start planning now. Every home — and every seller’s situation — is different.

Let’s talk strategy, timing, and how we can sell your home faster and for top dollar.

📲 Ready to chat?

Real Estate? Call Duvall!
Jack Duvall, REALTOR®/Broker
Jim Maloof/REALTOR®
📞 309-200-5480
🌐 CallDuvall.com
📍 Serving Peoria, Tazewell, and Woodford Counties

2025 daily Blog • October 3, 2025

What Do Seller Concessions Mean for Buyers in Central Illinois?

by Jack Duvall

🤝 What Do Seller Concessions Mean for Buyers in Central Illinois?

In real estate, we often say, “everything is negotiable.” But one term that tends to raise eyebrows with homebuyers—especially first-time buyers—is “seller concessions.”

So let’s break it down:
📌 What are seller concessions?
📌 How can you ask for them without blowing your offer?
📌 And why are they showing up more often in Peoria, Pekin, Washington, and beyond this fall?

Spoiler alert: seller concessions are back on the table in many Central Illinois markets—and they could save you thousands.

🧾 What Are Seller Concessions?

Seller concessions are costs that the seller agrees to pay on the buyer’s behalf to help reduce your out-of-pocket expenses at closing.

These might include:

Closing costs (loan origination, title insurance, escrow fees)
Prepaid taxes or insurance
Home warranty
Repairs or updates
Interest rate buy-down (to lower your monthly mortgage rate)

Think of it as a financial nudge from the seller to help seal the deal.

🍂 Why Are They Becoming More Common This Fall?

In hot seller’s markets, buyers were waiving contingencies and offering over asking just to get noticed. Concessions? Forget about it.

But now, in fall 2025 across Central Illinois, the landscape is shifting:

Some listings have been sitting since summer
Inventory is higher in many areas
Fewer buyers are in the market as we head into the holidays

Sellers are realizing that sweetening the deal with a concession is often cheaper than reducing the list price—and it helps buyers who are feeling the pinch of higher interest rates.

📉 How Seller Concessions Help Buyers

Let’s say you’re buying a $220,000 home in Morton or Dunlap.

Normally, you’d need about $6,000 to $9,000 in closing costs on top of your down payment. That’s a huge hurdle for many buyers, especially first-timers.

But if the seller agrees to cover $6,000 in closing costs?

You keep more money in your pocket
You might be able to afford a better home
You reduce the upfront cash you need to move forward

And with certain lenders, seller-paid concessions can even help you buy down your interest rate—meaning lower monthly payments for years to come.

💡 Tips for Negotiating Seller Concessions

It’s not as simple as just asking and getting. This is where your agent (hi 👋) comes in.

To negotiate successfully, we’ll:

✅ Review the seller’s situation (motivation, time on market, price history)
✅ Look for properties priced competitively but not moving
✅ Structure your offer to be clean but strategic—maybe a full price offer with $5,000 in concessions, instead of lowballing
✅ Include lender guidance on what’s allowable based on your loan type

And most importantly, we protect your earnest money and ensure you’re not overpaying just to get a concession.

🏘 Where We’re Seeing Concessions in Central IL

Here’s a quick peek at what’s happening locally:

Peoria (61604, 61605, 61603): More room for negotiation across the board
Pekin & East Peoria: Sellers more willing to offer credit toward closing
Washington & Dunlap: Still competitive but concessions possible on homes that linger
Germantown Hills, Bartonville, and Metamora: Smaller markets, but motivated sellers willing to work with serious buyers

Remember, it’s not about taking advantage—it’s about creating a win-win.

🧭 Ready to Talk Strategy?

Every buyer’s situation is different. Whether you’re using a VA loan, FHA, conventional, or something else, I’ll help you:

Understand what you qualify for
Build an offer that gets accepted
Use every available option to make your money go further

This fall, seller concessions could be the key to unlocking a great deal in a home you love.

📞 Let’s Talk

Got questions about how concessions work? Want to run numbers or see if now’s the time to make a move?

📲 Call or text me at 309-200-5480
🌐 Visit CallDuvall.com
📍 Serving buyers all across Peoria, Tazewell, and Woodford counties

Real Estate? Call Duvall!
Let’s go win in this market.

2025 daily Blog • October 2, 2025

Why Now Is a Great Time to Buy a Home in Central Illinois

by Jack Duvall

🏠 Why Now Is a Great Time to Buy a Home in Central Illinois

If you’re thinking about buying a home, you’ve probably seen a mix of headlines — some optimistic, others more doom and gloom. But here’s the truth, especially here in Peoria, Tazewell, and Woodford counties:

Now is actually a great time to buy.
You just need to work with someone who knows how to help you take advantage of the market.

Let’s break down why fall is still full of opportunity for Central Illinois buyers — and why waiting might actually cost you more in the long run.

🍁 Fall Brings Motivated Sellers

Many sellers who listed over the summer are still on the market — and they’re starting to get nervous. Why?

Because they know the holidays are coming, and buyer activity typically slows around Thanksgiving through January. That means:

Sellers are more open to price adjustments
They may accept contingent offers
They’re likely to negotiate on closing costs, repairs, or timelines

If you’re a serious buyer, this season is your chance to negotiate terms you may not get in a hot spring market.

🛠 Fewer Bidding Wars, More Breathing Room

Remember the chaotic markets of the past few years? Multiple offers, waived inspections, buyers paying thousands over asking?

Fall tends to cool that frenzy. We’re seeing:

Fewer buyers per listing
More homes staying on market longer
Less pressure to make split-second decisions

Translation: You have time to actually think about your choices — and maybe even sleep on it before making an offer. (Imagine that!)

🧾 Interest Rates Still Matter — But So Do Monthly Payments

Yes, interest rates remain higher than they were in 2020–2021. But here’s what most buyers miss:

Rates can be refinanced later.
The price you pay for a home today is permanent.
Lower competition now may help you negotiate a better price, which means a smaller loan and lower long-term interest paid.

And with certain loan programs and down payment assistance options still available locally, you may be closer to affordability than you think.

🔑 Fall = Time to Get Set Before Year-End

Buying now means you could:

Be in your new home before the holidays
Use tax advantages for the current year
Avoid moving during harsh winter months
Lock in your monthly housing cost before 2026 budget changes roll out

And if you’re relocating, downsizing, or need more space — this is the season to act before winter planning stalls everything.

🌆 Central Illinois Still Has Great Opportunities

Unlike large metro markets where prices have skyrocketed, the Peoria area remains one of the most affordable housing markets in the Midwest.

We’re seeing inventory across:

Peoria — Homes from first-time buyer budgets to move-in ready mid-tier homes
Pekin & East Peoria — Great deals and family-friendly neighborhoods
Washington, Morton & Dunlap — Higher demand but still competitive with smart offers
Smaller communities like Bartonville, Brimfield, Groveland, and more — Affordable and quiet, perfect for buyers looking for space and value

🧭 Don’t Navigate It Alone

The process of buying a home doesn’t have to be overwhelming — but it can be if you don’t have a solid guide.

As a full-time REALTOR® with over 20 years of experience, I’ve helped hundreds of buyers across every type of market. I know how to:

✅ Spot value where others don’t
✅ Negotiate like your monthly payment depends on it (because it does)
✅ Connect you with trusted lenders, inspectors, and local pros
✅ Save you time, money, and stress

📞 Let’s Make Your Move Happen

If you’re ready to start looking or just want to have a no-pressure conversation about your goals, I’m here.

💬 Text or call me at 309-200-5480
🌐 Visit CallDuvall.com
📍 Based in Peoria, working across Central Illinois

Let’s find a home you love — before the first snow hits the driveway.

Real Estate? Call Duvall!

2025 daily Blog • October 1, 2025

How to Prep Your Home for a Fast Fall Sale

by Jack Duvall

🍁 How to Prep Your Home for a Fast Fall Sale

Welcome to October! The leaves are turning, football season is in full swing, and many homeowners are starting to think about the holidays — not home sales. But here’s the thing: fall is a prime opportunity to sell, and if you play it right, you can be under contract before the turkey hits the table.

Let’s talk strategy. If you want to attract serious buyers this season, it’s time to shift gears — fast.

🎯 Why Fall Buyers Move Quickly

Fall buyers are typically motivated. They may be:

Relocating for a new job before year-end.
Hoping to close before the holidays.
Downsizing or upsizing before winter hits.

Unlike spring or summer browsers, fall buyers are on a mission. Your home needs to speak to that sense of urgency, both online and in person.

🏡 Step 1: Nail the First Impression

Whether it’s your Zillow listing or a drive-by look, first impressions are everything.

Here’s how to make your home pop this fall:

Seasonal Curb Appeal: Keep your lawn clean and leaves raked. Add a few tasteful fall touches — think mums, pumpkins, or a simple wreath. No need to go full haunted house.
Exterior TLC: Power wash siding, clean gutters, and make sure outdoor lighting is working.
Front Door Focus: A fresh coat of paint and a clean doormat go a long way. Make buyers feel welcome before they even step inside.

🧼 Step 2: Deep Clean Like a Pro

Fall light streaming through the windows can highlight every speck of dust and pet hair. Go beyond the basic weekly clean:

Wash windows (inside and out)
Dust ceiling fans and baseboards
Steam-clean carpets or replace if needed
Polish appliances and fixtures
Neutralize pet odors and cooking smells

Pro tip: The cleaner your home, the newer it feels — which means a higher perceived value to buyers.

🧹 Step 3: Declutter & Depersonalize

Buyers aren’t just buying square footage — they’re buying the feeling of “home.” If your space is overflowing with family photos, paperwork, and kids’ art, it can be hard for buyers to picture themselves living there.

Pack away anything overly personal
Remove excess furniture to make rooms feel bigger
Organize closets and cabinets — yes, buyers peek!

Remember, you’re not decorating for you — you’re staging for them.

💡 Step 4: Set the Mood for Fall Showings

Buyers often tour homes after work in the fall, which means lighting matters.

Turn on all the lights (even lamps) before showings
Use warm-toned bulbs for a cozy vibe
Set the thermostat to a comfortable temperature
If you’re home, soft instrumental music can make a great impression

Bonus: The smell of cinnamon or apple spice (think candles or plug-ins) can make buyers linger longer.

📸 Step 5: Market With the Right Vibe

Fall listings deserve tailored marketing, not leftover summer templates. As a trained photographer and experienced Central Illinois REALTOR®, I take the time to showcase:

Twilight exterior photos (gorgeous in fall)
Drone shots if your landscaping shines
Targeted social media campaigns timed around local buyer activity

If your home is priced right and visually stands out, you can absolutely sell this October.

⏳ Don’t Wait for Spring

Too many sellers miss the window by waiting until spring. But by then, you’ll face:

More competition
Picky buyers with more time
Delayed closings around summer schedules

Right now, buyers are ready. You just have to meet the moment.

🔑 Let’s Get It Market-Ready Together

Need help getting your home ready for a fast, top-dollar fall sale? I’m here to help every step of the way — from pricing to prep to SOLD.

Whether you’re just starting to consider selling or you’re ready to list, I’d love to connect.

📞 309-200-5480
🌐 CallDuvall.com

Real Estate? Call Duvall!

2025 daily Blog • September 30, 2025

Why Fall Buyers Are More Serious (And Why That Matters If You’re Selling)

by Jack Duvall

🍂 Why Fall Buyers Are More Serious (And Why That Matters If You’re Selling)

As we wrap up September and welcome October, the Central Illinois real estate market enters a fascinating transition. The hustle and bustle of summer has calmed down, families are settled into school routines, and pumpkin spice everything is officially back. But here’s what most homeowners don’t realize: fall buyers are some of the most serious shoppers of the year.

If you’re thinking of selling your home in Peoria, Tazewell, or Woodford counties, this could be your golden window.

🎯 Fall Buyers Aren’t Browsing — They’re Buying

Unlike some spring or summer browsers who casually attend open houses or scroll through listings with no real timeline, fall buyers usually have a purpose. They’re relocating for a job, needing to upsize before the holidays, or downsizing before the snow flies.

They’ve often been watching the market for months and are now laser-focused on finding the right property before the year ends. That urgency can work in your favor.

🏡 Why Fall is a Seller’s Sweet Spot

Here’s why the fall market is often underestimated — and how it actually benefits sellers like you:

Less Competition: Many would-be sellers hold off until spring, which means fewer homes are on the market right now. That makes your listing stand out.
Motivated Buyers: These aren’t tire-kickers. Buyers in Q4 are working against job relocation deadlines, expiring leases, school calendars, and year-end tax strategies.
Cozy Curb Appeal: Autumn in Central Illinois is gorgeous. Your home framed by changing leaves, crisp blue skies, and fall décor is a vibe buyers love.
Faster Timelines: Buyers and sellers alike often want to close before Thanksgiving or Christmas, which creates built-in momentum and urgency.

🧠 The Psychology of a Fall Buyer

People shopping for homes this time of year often have a tighter emotional attachment to their goals. For example:

A family wants to host Thanksgiving in their new home.
A relocating couple needs to get settled before winter.
A retiree wants to downsize before snow removal becomes a hassle.

These are not vague ideas — they’re real motivators. And when buyers are emotionally invested, they’re far more likely to make clean, solid offers with fewer contingencies.

💡 What Sellers Should Do Right Now

If you’ve been thinking about selling, this is a great time to act.

Schedule a consultation — Let’s chat about your goals and the best strategy to attract serious buyers.
Get your home photo-ready — I’ll help you decide whether your home should have fall décor, how to maximize lighting, and whether pro photos or drone shots will add value.
Prep for motivated buyer questions — I’ll coach you through how today’s buyers are thinking so you’re not caught off guard during negotiations or showings.

📞 Let’s Get Ahead of the Holiday Rush

You don’t have to rush — but you do want to be intentional. Listing in October gives you a unique window to stand out before the market slows down for the holidays.

If you’d like a no-pressure home valuation or just want to explore your options, I’m here to help.

🟢 Ready When You Are

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

2025 daily Blog • September 29, 2025

Home Isn’t Just a Place—It’s a Feeling

by Jack Duvall

🏡 Home Isn’t Just a Place—It’s a Feeling

If you’ve been house hunting lately—or thinking about listing your home—you’ve probably been asked: “What kind of house are you looking for?” It’s a logical question. But here’s a better one:

“What does home feel like to you?”

Because the truth is, home isn’t just a place. It’s a feeling.

It’s the spot where your dog waits for you at the door… where your kids grow up too fast… where you enjoy coffee on the porch, Sunday dinners in the kitchen, or quiet evenings watching the sunset.

As a REALTOR® with over 1,000 homes sold across Central Illinois, I’ve learned that successful real estate is about more than contracts and comps—it’s about connection. And when I help buyers and sellers navigate the market, I make sure we never lose sight of what “home” truly means to you.

💭 Defining “Home” Is Personal

One of the most important things I do as an agent is to listen—really listen—to how my clients define “home.”

For some, it’s an open-concept kitchen with space to host family dinners.
For others, it’s a quiet cul-de-sac near great schools.
Maybe it’s a downtown loft with walkability, or a big backyard for the kids and the dog.

And sometimes, it’s just a feeling they get when they walk through the front door.

That’s why I ask deeper questions than just, “How many bedrooms do you need?” I want to know your lifestyle, your goals, and what moments matter most to you—because that’s the version of “home” we’re trying to build.

🧭 My Job Is to Navigate the Process—Without Losing the Heart

Real estate deals come with deadlines, paperwork, inspections, and negotiations. And don’t get me wrong—I’m laser-focused on protecting your financial interests and guiding the process efficiently.

But I never forget that your home is a huge part of your identity. That means:

Sellers deserve marketing that highlights what made the home special, not just how many square feet it has.
Buyers deserve patience and clarity to find a home that doesn’t just check boxes—but feels right.

My motto is: Save clients time. Save them money. Help them make great decisions. And in every transaction, I balance the head with the heart.

🏘️ Central Illinois: Where Home Feels Grounded

One thing I love about real estate in Central Illinois—especially in places like Peoria, Pekin, East Peoria, Washington, and Dunlap—is that people here understand what it means to put down roots.

We’re not chasing trends or just flipping for profits. People here are:

Building communities
Supporting their schools
Looking for stability and value
Investing in their lifestyle, not just real estate

When someone finds the right home in this market, you can see the shift—it’s a mix of joy, comfort, and clarity. That’s the magic moment I live for as a REALTOR®.

🙋‍♂️ What Does “Home” Mean to You?

Take a moment today to ask yourself: What does home feel like?

Is it more space?
Is it less maintenance?
Is it being closer to work—or farther from the noise?
Is it a backyard? A porch swing? A home office?
Is it freedom? Security? Stability?

Whatever your answer is—I’m here to help you find it.

📞 When You’re Ready, Let’s Talk

Whether you’re dreaming, browsing, prepping to list, or already deep in the search—don’t go it alone.

I’ve helped everyone from first-time buyers to experienced sellers, from relocation clients to downsizers, and I’d love the chance to help you too.

Because when it’s time to move, it’s not just about the house—it’s about coming home.

💚 Real Estate? Call Duvall!

Jack Duvall, REALTOR®/Broker
Jim Maloof/REALTOR®
📱 309-200-5480
🌐 CallDuvall.com

2025 daily Blog • September 26, 2025

Why Buyers and Sellers Should Pay Attention to Peoria’s Fall Market Activity

by Jack Duvall

🧠 Why Buyers and Sellers Should Pay Attention to Peoria’s Fall Market Activity

Fall in Central Illinois isn’t just about pumpkin patches and tailgates — it’s also a prime time for real estate. While spring gets all the buzz, savvy buyers and sellers know that autumn can be full of opportunity.

So if you’re wondering whether it’s too late in the year to make a move, or if you’ve been casually watching the market and waiting for a “better time,” this post is for you.

Let’s break down why fall is a golden window — and what you should be doing right now whether you’re buying or selling in the Peoria area.

🍁 Fall Listings Mean Motivated Sellers

Many fall listings come from sellers who:

Had their home listed in summer and are now getting serious
Have a deadline (job relocation, closing on another home, etc.)
Want to avoid holding the property into the holidays or winter months

That means:
✅ Price adjustments
✅ More openness to negotiation
✅ Better terms for buyers (including closing costs or repair concessions)

If you’re buying, this is your window to strike a better deal — especially on listings that have been sitting for a while.

🏡 Fewer Buyers = Less Competition

Let’s be real — by late September, many casual buyers drop off the map. Families are focused on school routines, holidays are on the horizon, and a lot of people just wait until spring.

This gives serious buyers a huge edge.

Fewer bidding wars. Less pressure. More breathing room to think before submitting an offer. That’s a big shift from what we often see in April or May.

And for sellers? Don’t panic — serious buyers are still out there — and the ones shopping now tend to be pre-approved and ready to go. They’re not wasting time.

📉 Interest Rate Watch: Opportunities May Be Short-Lived

Interest rates have been all over the place lately. One good inflation report can cause them to dip; one bad economic headline can cause them to spike.

Buyers: if you see a dip, lock in fast. A quarter-point swing could cost you thousands over the life of your loan.

Sellers: if rates drop, you may see a mini-rush of buyers eager to lock in financing. Be ready to list quickly if you’re not already on the market.

Pro tip: Get a real estate agent (👋 hi there!) who monitors rate trends and can advise you when it’s go-time.

🧊 Winter Is Coming — That Changes Everything

Buyers and sellers often hit “pause” in November and December — but real estate doesn’t stop.

Here’s the thing: fall is your last chance to make a move before the market slows for the holidays.

For sellers:

Curb appeal still works — trees are colorful, lawns haven’t gone dormant
Homes show better before winter weather hits
More daylight hours for showings

For buyers:

Inspections are easier without snow or ice hiding exterior issues
Movers and contractors have more availability
You can still close and get settled before the holidays

🔥 The Peoria Area Is Still Active Right Now

Central Illinois doesn’t follow the exact same patterns as big cities. In places like Peoria, Pekin, East Peoria, Dunlap, and Washington:

Many buyers are looking for relocation opportunities before year-end
College and hospital job rotations create fall buyer demand
Military and Caterpillar relocations don’t always follow a school calendar

Translation? If you’re selling, there are qualified buyers still looking right now. And if you’re buying, this is a chance to jump ahead of spring competition.

🧠 Smart Sellers Are Prepping for Market Now

Even if you’re not ready to list this week, you should be:

Getting a free home value estimate
Tackling small repairs or touch-ups
Scheduling professional photos before the trees go bare
Talking to your agent about timing and pricing strategy

Because once fall fades into early winter, the window tightens. If you want to sell in 2025, September and October are your best shots.

🎯 Buyers: Let’s Make a Strategy

If you’re thinking of buying, fall is the time to:

Get pre-approved or updated approval
Define your must-haves and dealbreakers
Set a realistic price range with current rates
Work with a local agent (that’s me!) who knows how to spot good buys

You don’t have to rush — but you do have to be ready when the right home hits the market. Especially now, when listings can pop up quickly and disappear just as fast.

📞 Real Estate? Call Duvall!

Whether you’re thinking of buying this fall or planning to list before the snow flies, let’s talk.

I’ve helped over 1,000 buyers and sellers in Central Illinois, and I know how to time the market without playing games. Let’s make your next move your smartest one yet.

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