2025 daily Blog • September 25, 2025

How to Read Between the Lines at a Real Estate Showing

by Jack Duvall

🧠 How to Read Between the Lines at a Real Estate Showing

Whether you’re a first-time buyer or a seasoned homeowner looking for your next move in Central Illinois, going to a showing is more than just checking whether the kitchen is cute and the backyard is big enough.

A savvy buyer knows how to read between the lines.

What does that mean? It means spotting clues that aren’t in the MLS listing. It means noticing details that could affect resale value, future repairs, or your comfort level in the home. It’s also about understanding why the seller might be moving, how motivated they are, and whether there’s wiggle room in that price.

Let’s dig into what you should be watching for — and what most buyers miss.

🔎 Look Beyond the Staging

Staging is powerful — too powerful sometimes. It can trick buyers into ignoring flaws that would be obvious in an empty or lived-in home.

When you’re touring a home:

Open every door and drawer (closets, pantries, cabinets) — How’s the storage really?
Look behind furniture or rugs — Are they covering stains or damage?
Check window coverings — Are they hiding something outside, like a neighbor’s eyesore?
Note the scent — If it smells strongly of candles or plugins, the seller may be masking something.

The key is to admire the aesthetics… but investigate the structure.

👂 What Do You Hear?

Don’t just look — listen. Step outside on the front porch. Open a back door or window. Is there traffic noise, barking dogs, or loud neighbors? These things might not show up on the listing, but they could drive you nuts after move-in.

In older homes, listen inside too:

Are the floors creaky?
Do the plumbing pipes rattle when you flush?
Is the HVAC unit loud?

A quick walkthrough won’t reveal everything, but it can tell you a lot if you’re paying attention.

💡 Electrical & Lighting Check

Here’s a tip: turn on and off every light switch. Do they work? Are the fixtures modern or outdated? Do any rooms feel dark even with lights on?

Check the breaker panel if it’s accessible — is it labeled? Are there signs of messy wiring or corrosion?

Even if you’re not an electrician, a quick visual can tell you whether the home’s electrical is well maintained or overdue for an upgrade.

💧 Water, Water, Everywhere?

Water issues are among the most expensive surprises you can have post-closing. So be on the lookout for:

Stains on ceilings or baseboards
Musty smells in the basement or closets
Efflorescence on basement walls (white powder from moisture)
Warped wood, bubbling paint, or cracked tiles

Also, test the faucets — do they run clear, drain fast, and not leak? Flush the toilets. Run the shower. You’re not being picky — you’re being smart.

🧩 What’s the Seller Not Telling You?

Sometimes what’s missing from a showing is just as telling as what’s present.

Examples:

No disclosure statement available? That’s a red flag.
No access to basement or garage “due to storage”? You need to know why.
No mention of roof age or HVAC system? Those could be big expenses looming.

A seller may not be trying to hide anything, but if you’re asking and they’re evasive, that tells you plenty.

📦 Clues About the Seller’s Motivation

Here’s where it gets juicy. If the home is clean, vacant, and staged with generic furniture, it could mean:

The seller already moved and is carrying two mortgages
They’re under pressure to sell quickly
There may be room to negotiate

On the flip side, if the seller is still living in the home but has clearly started packing — boxes stacked in corners, closets half-empty — that’s also a good sign they’re serious.

And if the agent or seller is quick to point out, “We’ve already had lots of showings,” don’t panic — it might be true, or it might be sales psychology.

🛠️ Look at the Big-Ticket Items

Here’s your buyer cheat sheet for every showing:

Roof (look for curling shingles or patch jobs)
Windows (are they drafty or fogged between panes?)
Furnace and A/C (how old, what type, when last serviced?)
Water heater (age and location)
Foundation cracks (interior and exterior)
Driveway condition (replacing it isn’t cheap!)

Even if you’re not ready to make an offer, noting these items helps you compare homes more accurately and avoid costly surprises.

👥 Work With a Pro Who Knows What to Look For

The truth? Most buyers miss half of what I just listed — and that’s where having the right agent makes a huge difference.

When I walk a showing with you, I’m not just unlocking the door and pointing out pretty finishes. I’m evaluating:

Construction quality
Red flags you might overlook
How the home stacks up against comps
What’s normal wear vs. what should trigger concern

And when it’s time to negotiate, that information becomes your leverage.

💬 Bottom Line

Great homes don’t always speak for themselves — and not-so-great ones often put on a show.
If you know how to read between the lines at a showing, you’ll avoid costly regrets and make a smarter, more confident purchase.

📞 Real Estate? Call Duvall!
I’ll help you spot what matters, ignore what doesn’t, and make every showing count.

2025 daily Blog • September 24, 2025

Should I Clean Everything Before Selling? Yes — and Here’s Why

by Jack Duvall

🧹 Should I Clean Everything Before Selling? Yes — and Here’s Why

If you’re planning to sell your home this fall in Peoria, Tazewell, or Woodford County, you may be asking:

“Do I really need to deep clean everything before listing?”

Spoiler alert: Yes. Yes, you do.

A properly cleaned and decluttered home doesn’t just look good — it sells faster and for more money. Let’s break down why this step is critical, what buyers notice (and what they don’t forgive), and how to make your home sparkle without breaking your back.

🧠 First Impressions = Buyer Emotion

Before a buyer reads your price or your list of upgrades, they’ve already made a gut-level judgment about your home based on what they see, feel, and smell.

If your house smells like last week’s fish fry, has fingerprints on the fridge, or dust bunnies dancing across the floors? You’ve just given the buyer a reason to lowball — or walk away entirely.

Clean homes feel:

Well-maintained
Larger
Brighter
More move-in ready

And those emotions translate to offers.

🔍 Buyers Notice What You Don’t

You’re used to that scuffed baseboard, the sticky cabinet knob, and the mysterious mark on the wall. Buyers? They’re laser-focused on every single one of them — especially in a slower-moving market.

Here are a few areas that always get noticed:

Greasy stove tops and range hoods
Grimy bathroom grout
Pet hair and odors (trust me — you’ve gone nose blind)
Baseboards and trim
Ceiling fans and vents
Windows and screens

And don’t forget closets. A cluttered, overstuffed closet screams, “not enough storage,” even if it’s technically huge.

🧼 Deep Cleaning = More Dollars

It’s not just about aesthetics — cleaning has a real return on investment.

According to the National Association of REALTORS®:

A deep cleaned home can increase perceived value by thousands of dollars
Homes that are clean and decluttered spend less time on market
Buyers are more likely to offer full asking price (or more) when they’re not distracted by dirt

So yes, the elbow grease pays off.

📝 What Should You Clean Before Listing?

Here’s a high-level list to get started:

🪟 Windows (inside and out)
🚪 Doors, trim, and baseboards
🌬️ Air vents and ceiling fans
🧽 Kitchen appliances (inside, outside, and under)
🚽 Bathrooms (tile, grout, tubs, toilets, and mirrors)
🛏️ Bedrooms (make beds, dust nightstands, clean under furniture)
🧺 Laundry areas
🏠 Garage and basement

And yes — clean like your mother-in-law is coming over with white gloves.

🛋️ Declutter Like You’re Moving Tomorrow

Once you clean, take the next step: declutter.
You’re going to pack it all eventually anyway — why not start now?

Remove personal photos, extra furniture, stacks of paperwork, knickknacks, and anything that makes your space feel smaller or busier.
Clear countertops in kitchens and bathrooms — nothing should live on the bathroom counter except maybe a hand towel.
If it doesn’t spark joy or help your home shine, pack it up or donate it.

The result? A home that feels bigger, cleaner, and more inviting.

🤝 You Don’t Have to Do It Alone

Overwhelmed already? Don’t be.

When you work with me, I give you:

✅ A customized cleaning and prep checklist
✅ Honest feedback on what matters (and what doesn’t)
✅ Access to trusted local cleaners and stagers (if needed)
✅ A full game plan to get your home ready fast — without spending a fortune

I’ve helped over 1,000 Central Illinois homeowners prepare their homes for market — and I’ll walk you through every step.

🧭 Bottom Line

Cleaning and decluttering isn’t optional — it’s essential.
And when done right, it’s one of the cheapest, most effective things you can do to increase your home’s value.

Want a copy of my room-by-room checklist?
📞 Real Estate? Call Duvall!
Let’s get your home looking its absolute best — and sold for top dollar.

2025 daily Blog • September 23, 2025

Is the Market Slowing Down in Peoria? Not So Fast.

by Jack Duvall

🏘️ Is the Market Slowing Down in Peoria? Not So Fast.

Lately, a lot of homeowners in Central Illinois are wondering:

“Did I miss the peak?”
“Should I still sell this fall?”
“Is the market slowing down?”

It’s a fair question — especially with what you may be hearing in the national news. But here in Peoria, Tazewell, and Woodford counties, the local market tells a different story.

Let’s dig into what’s really going on, and what it means if you’re thinking about selling (or buying) this fall.

📊 What the Local Market Is Telling Us

The real estate market is always evolving, and yes — things are a little different from the white-hot frenzy of 2021 and 2022. But “slowing down” doesn’t mean “crashing.”

Here in Central Illinois:

Buyer activity is still strong
Inventory is still tight in many price points
Well-priced homes are still selling quickly (often with multiple offers)
Interest rates have stabilized somewhat, giving buyers more confidence

Bottom line? This is not a dead market — this is a normalizing market. And that’s a good thing.

🏠 Homes Are Still Selling — But Strategy Matters

Gone are the days when you could slap a random high price on your home and expect 10 offers by noon. Today, homes that are:

Priced right
Properly prepped
Professionally marketed

…are still selling fast and for solid prices.

On the flip side? Homes that are overpriced, poorly presented, or not marketed effectively are starting to sit longer. And the longer a home sits, the more leverage the buyer has — and the less you’ll net in the end.

🎯 In a normalizing market, strategy is everything.

💰 Why This Fall Still Makes Sense for Sellers

Fall might not seem like a hot time to sell, but don’t underestimate the power of motivated buyers.

Many buyers want to close before the holidays
There’s less competition from other listings
Serious buyers are still actively looking
Relocation clients are making job-related moves before year-end

Plus, Peoria-area buyers know that our market is still very affordable compared to national trends — which keeps buyer interest higher than you might expect.

So if you’re on the fence about selling this fall, don’t wait for a “perfect” market. The perfect market is one where you’re ready — and you have a plan in place.

🛑 Waiting for Spring Could Backfire

A lot of sellers think spring is the only time to sell. But here’s the thing:

If everyone waits until spring, inventory spikes. And when that happens?

You have more competition
Buyers have more choices
Your home has to work harder to stand out

Plus, if rates increase again or buyer demand cools, you might wish you had locked in a stronger fall sale.

Timing the market is a gamble. Positioning your home right now — when motivated buyers are out and inventory is still manageable — could be a winning play.

🔧 How to Stand Out This Season

If you do list this fall, focus on what actually moves the needle:

Curb appeal: Fall colors = curb appeal gold
Lighting: Make your home feel bright and welcoming as days get shorter
Clean & decluttered spaces: Always
Warm, cozy staging: A little fall ambiance goes a long way
Professional photos: Don’t skip this! Online impression is everything
Expert marketing: Your home needs exposure, not guesswork

If you work with me, I’ll create a full strategy customized to your home, your price point, and your goals.

🧭 Let’s Talk Numbers, Not Just Headlines

Real estate is local. What’s happening in New York, California, or even Chicago doesn’t necessarily reflect what’s happening in Peoria, Pekin, Washington, Morton, or Dunlap.

You need a hyper-local expert who knows:

Which price ranges are moving
Where inventory is tight
What homes in your neighborhood are selling for
How to time and price your listing for max results

📞 Real Estate? Call Duvall!

I’ll give you straight answers — no hype, no pressure, just solid advice to help you make a smart move.

2025 daily Blog • September 22, 2025

The Risks of Overpricing Your Home in Central Illinois

by Jack Duvall

🎯 The Risks of Overpricing Your Home in Central Illinois

If you’re thinking of selling your home in Central Illinois — whether it’s in Peoria, Pekin, Washington, Morton, or any of the surrounding areas — the temptation to “test the market” with a high price is real.

After all, who doesn’t want to squeeze every last dollar out of their property?

But here’s the cold, hard truth: overpricing is one of the biggest mistakes a seller can make.
And in today’s shifting real estate climate, it’s riskier than ever.

Let’s walk through exactly why overpricing backfires and what smart sellers can do instead.

📉 1. Your Home Will Get Stale — Fast

The first two weeks your home is on the market are crucial.

That’s when:

You get the most eyes on your listing
Buyer interest is highest
Real estate agents are most likely to schedule showings

When you overprice, your home gets skipped over for better-priced comps.
By the time you adjust the price later, the buzz has faded — and now your home has a reputation: “That one’s been sitting for a while.”

🚫 Buyers start to wonder:
“What’s wrong with it?”
“Why hasn’t it sold?”

The longer a home sits, the more likely buyers are to lowball or avoid it altogether.

🏷️ 2. Price Reductions Signal Desperation

Eventually, most overpriced sellers are forced to reduce the price — sometimes more than once.

The problem?
Buyers notice those price cuts, and often assume:

The seller is desperate
Something must be wrong with the home
The seller will be open to even lower offers

The property that was supposed to sell for top dollar now risks selling for below market value.

In Central Illinois, where buyers are savvy and inventory is stabilizing, this can cost you thousands.

⏰ 3. You’ll Waste Time and Miss Serious Buyers

The buyers who would’ve been a great fit for your home — financially and emotionally — will never even see your listing if it’s overpriced.

💡 Example:
If your home is worth $265,000 but listed at $299,000, buyers searching up to $275K won’t even know your home exists.

Meanwhile, buyers in the $299K+ range will compare your home to others that are better equipped, larger, or more updated — and yours will come up short.

You lose both ways.

🧾 4. Appraisals Don’t Lie

Even if you get an offer at your inflated price, the appraisal may bring everything crashing down.

Lenders won’t approve financing above appraised value unless the buyer makes up the difference in cash — which many can’t or won’t do.

This can lead to:

Renegotiation
Price reductions
Cancelled deals
Weeks wasted

In a market like Central Illinois, where appraisals are tightening, it’s better to price realistically and avoid this mess.

🧠 5. Buyers Are More Educated Than Ever

Buyers today have endless tools at their fingertips — Zillow, Realtor.com, Redfin, mortgage calculators, school rankings, and more.

They’re comparing your home against dozens of others before they ever schedule a showing.

Overpricing doesn’t “trick” anyone. It just drives interest away.

Trust me: the last thing you want is for your home to be that listing that gets skipped over again and again.

✅ So What Should You Do Instead?

Price it right the first time.

That doesn’t mean underpricing — it means pricing:

Strategically
Based on recent sold comps
With the help of a local expert who knows the market trends

When you list at the right price:

You attract more buyers
You create potential for multiple offers
You maintain control during negotiations

It’s how you end up selling for the highest possible price — not just the highest asking price.

💬 Let’s Talk Strategy

If you’re planning to sell in Peoria, Tazewell, or Woodford County — or anywhere nearby — pricing your home correctly is step one.

As a REALTOR® with over 25 years of local experience and more than 1,000 homes sold, I’ll help you:

Analyze the comps
Understand your home’s market position
Avoid costly pricing traps
Get your home SOLD

📞 Real Estate? Call Duvall!
Let’s price it right — and sell it right.

2025 daily Blog • September 19, 2025

Is the Seller Motivated? How to Spot Hidden Clues in Central Illinois Real Estate

by Jack Duvall

🎯 Is the Seller Motivated? How to Spot Hidden Clues in Central Illinois Real Estate

Whether you’re buying your first home or your fifth, one thing remains true: knowing how motivated a seller is can give you a serious edge.

Why does it matter? Because motivation affects:

Pricing
Negotiation power
Closing flexibility
How hard you push during inspection

In today’s post, we’ll cover how to spot signs of a motivated seller — especially in Central Illinois markets like Peoria, Pekin, Morton, Washington, and surrounding towns — and what to do once you spot them.

🚨 First, What Is a “Motivated Seller”?

A motivated seller is someone who:

Needs to sell due to a job transfer, divorce, estate, or financial hardship
Has already purchased another home
Is dealing with a vacant or inherited property
Has had the home sitting on the market longer than average

These situations can create urgency and opportunity — if you know how to recognize it and approach it professionally.

🔍 1. Days on Market (DOM) Tells a Story

When a home’s been listed for longer than average, it may indicate:

The seller overpriced it initially
There were issues during inspection or appraisal
The seller’s motivation is increasing as time passes

💡 In Central Illinois, the average DOM varies by price point and area. In Peoria and Tazewell counties, homes under $300K often move quickly — if something’s sitting after 45+ days, that’s worth a closer look.

🏷️ 2. Multiple Price Drops

Price drops are one of the biggest indicators of urgency.

If a home has:

Dropped more than once
Reduced in noticeable amounts ($5,000+, depending on price point)
Reduced within 30–45 days of listing

…it often means the seller is chasing the market and getting more willing to deal.

Pro tip: A motivated seller may accept less than asking price — even after a reduction — especially if your offer is clean and backed by a strong pre-approval.

🪑 3. The Home Is Vacant

Vacant homes can be a sign of:

Job relocation
Inheritance/estate sales
Sellers already moved out

Empty homes cost money in utilities, maintenance, and potential insurance risks. Sellers in this position often want to wrap things up quickly.

This is a great opportunity to negotiate favorable terms — like quick closings, seller concessions, or a better price.

📸 4. Listing Photos or Condition Look “Tired”

A listing that shows:

Outdated decor or deferred maintenance
Limited or poorly taken photos
Little description or details

…might reflect either:

A lack of effort (which can equal opportunity), or
A seller who doesn’t have the resources to prep it for market.

Either way, it may indicate flexibility — especially if the seller doesn’t want to invest more time or money into improvements.

📞 5. The Agent’s Description Tells You More Than You Think

Read between the lines. Phrases like:

“Motivated seller”
“Bring all offers”
“Priced to sell”
“Quick possession possible”
“Seller is relocating”

…are often giveaways.

And sometimes, the absence of strong marketing — or a very short description — can be equally telling.

I always contact the listing agent to get the inside scoop for my buyers. You’d be surprised what a quick phone call can reveal.

🤝 What To Do If You Spot a Motivated Seller

If we spot a motivated seller, we can strategize a custom offer that:

Plays to your advantage
Includes flexible terms they’ll love
Stays within your budget

Remember, it’s not always about a lower price. Sometimes offering a quicker closing, fewer contingencies, or stronger financing can win you the deal.

It’s all about knowing what they want most — and being ready when opportunity knocks.

🧠 The Bottom Line

Sellers don’t always wave a flag that says “I’m desperate!” — but the signs are there if you know where to look.

That’s where having a savvy, local REALTOR® makes all the difference.

🏡 I’ve helped hundreds of buyers navigate this exact scenario in Central Illinois — from Peoria to Pekin to Dunlap to Morton — and I’d love to help you too.

If you’re starting your search or waiting for the right time, let’s talk.
The right opportunity may already be out there — and the seller might be more ready to deal than you think.

2025 daily Blog • September 18, 2025

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

by Jack Duvall

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

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

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

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

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

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

⏳ The Myth of “Perfect Timing”

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

But here’s the reality:

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

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

💼 Pre-Approval Gives You Leverage

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

Imagine two buyers fall in love with the same house.

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

Who do you think the seller takes seriously?

Exactly.

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

🧭 Learning the Market Takes Time

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

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

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

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

💰 Saving Up? You Need a Plan

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

Waiting without a strategy leads to frustration.

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

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

🛑 Avoid Rushing Into the Wrong Home

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

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

That’s how regrets happen.

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

Starting now = breathing room = better decisions.

🤝 Build Your Team Early

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

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

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

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

🧠 The Bottom Line

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

And if you end up buying sooner than expected?

Great — you’ll be ready.

If it takes longer?

You’ll be better prepared than the competition.

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

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

2025 daily Blog • September 17, 2025

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

by Jack Duvall

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

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

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

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

Let’s fix that.

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

This is still the #1 mistake I see.

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

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

❌ Mistake #2: Looking at Homes Outside Your Budget

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

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

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

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

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

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

Pro Tip: Make two lists:

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

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

❌ Mistake #4: Lowballing a Fairly Priced Home

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

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

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

❌ Mistake #5: Delaying Decisions and Missing the Opportunity

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

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

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

❌ Mistake #6: Skipping the Home Inspection

Never. Ever. Skip. The. Inspection.

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

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

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

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

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

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

✅ The Bottom Line

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

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

🎯 You win.

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

2025 daily Blog • September 16, 2025

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

by Jack Duvall

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

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

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

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

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

Let’s unpack this a bit.

⏰ Why Market Timing Is Tricky Business

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

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

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

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

🔍 Central Illinois Market Snapshot

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

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

What does that mean for you?

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

🧠 Smart Timing = Strategy + Flexibility

Forget perfection — what you need is a solid plan.

Here’s what I recommend to buyers right now:

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

💬 Real Talk From the Trenches

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

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

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

👋 Let’s Talk Strategy, Not Guesswork

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

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

2025 daily Blog • September 15, 2025

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

by Jack Duvall

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

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

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

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

💼 Real Estate is More Than a Transaction

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

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

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

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

👨‍👩‍👧‍👦 My Roots Are Right Here

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

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

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

🔑 Why It Pays to Work with a Seasoned Pro

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

Here’s why that often backfires:

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

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

🔍 A Quick Reality Check

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

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

🧭 Let’s Make Your Next Move the Right One

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

2025 daily Blog • September 12, 2025

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

by Jack Duvall

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

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

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

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

🍂 Why Fall is an Underrated Power Season

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

🔑 Smart Tips for Fall Sellers

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

💰 Smart Tips for Fall Buyers

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

📉 What’s Happening in the Market Right Now?

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

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

📞 Ready to Fall Into the Right Move?

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

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