2025 daily Blog • September 11, 2025

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

by Jack Duvall

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

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

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

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

🏡 Is Now a Good Time to Buy or Sell?

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

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

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

💼 5 Tips for Making Grounded, Smart Real Estate Moves

1. Honor Your Budget and Lifestyle

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

2. Focus on Longevity

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

3. Get Pre-Approved by a Local Lender

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

4. Don’t Go It Alone

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

5. Know That Your Goals Matter

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

🗓 Today’s Takeaway

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

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

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

2025 daily Blog • September 10, 2025

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

by Jack Duvall

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

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

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

1. Understand the Seller’s Motivation

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

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

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

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

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

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

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

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

That might mean asking for:

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

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

4. Look Beyond Price

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

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

5. Know When to Walk Away

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

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

6. Use Time to Your Advantage

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

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

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

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

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

🔑 Bottom Line

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

📞 Ready to get started?

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

2025 daily Blog • September 9, 2025

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

by Jack Duvall

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

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

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

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

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

🔨 The Allure of the Fixer-Upper

Pros:

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

Cons:

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

🏡 The Appeal of Move-In Ready

Pros:

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

Cons:

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

📊 What’s Happening in Central Illinois

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

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

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

👨‍💼 My Advice for Buyers

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

✅ Bottom Line

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

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

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

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

2025 daily Blog • September 8, 2025

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

by Jack Duvall

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

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

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

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

📸 Online First Impressions: The New Curb Appeal

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

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

Here’s how to win online first impressions:

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

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

🏡 In-Person First Impressions: The Entryway Test

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

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

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

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

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

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

🛑 The Danger of “They’ll See Past It”

One of the biggest myths I hear from sellers?

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

Spoiler alert: They often don’t.

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

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

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

👨‍💼 What I Help My Sellers Focus On

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

I guide my clients through:

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

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

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

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

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

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

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

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

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

📞 Real Estate? Call Duvall!

2025 daily Blog • September 5, 2025

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

by Jack Duvall

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

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

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

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

📉 Waiting Could Cost You More Than You Think

Let’s talk numbers for a second.

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

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

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

🚨 Spoiler: You’ll Never Feel 100% Ready

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

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

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

🧭 Why September Is One of the Smartest Times to List

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

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

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

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

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

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

Instead, I help my clients focus on:

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

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

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

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

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

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

👋 Ready to See If the Time Is Right?

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

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

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

📞 Real Estate? Call Duvall!

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.