2025 daily Blog • August 27, 2025

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

by Jack Duvall

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

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

👃 Odors.

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

🧠 Why Smells Matter More Than You Think

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

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

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

🚫 Common Odors That Kill Showings

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

1. Pet Smells

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

2. Smoke

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

3. Cooking Odors

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

4. Mustiness

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

5. Air Freshener Overload

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

💡 Quick Fixes Before Showings

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

✅ Deep Clean

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

✅ Air It Out

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

✅ Baking Soda & Vinegar

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

✅ Coffee Grounds or Charcoal

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

✅ Wash or Replace Curtains & Rugs

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

✅ Deodorize the Garbage Disposal

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

✅ Use a Neutral Scent, Lightly

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

👃 The Nose Knows: Get a Second Opinion

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

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

🏡 Real-Life Smell-Check Success Story

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

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

✅ Don’t Let Smells Sink Your Sale

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

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

📞 Let’s Do a Smell Check Walkthrough

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

📞 Real Estate? Call Duvall!

2025 daily Blog • August 26, 2025

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

by Jack Duvall

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

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

📝 The Pre-Listing Walkthrough.

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

🧭 What Is a Pre-Listing Walkthrough?

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

We’ll look at:

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

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

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

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

But buyers? Oh, they notice everything.

They notice:

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

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

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

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

Here’s how a walkthrough protects your profit:

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

🧹 How to Prep for the Walkthrough

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

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

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

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

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

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

🧠 The Takeaway: Don’t List Without It

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

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

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

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

📞 Real Estate? Call Duvall!

2025 daily Blog • August 25, 2025

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

by Jack Duvall

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

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

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

Let’s break it down—without the sugarcoating.

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

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

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

🚩 When Might Selling As-Is Make Sense?

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

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

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

💸 The Hidden Costs of an As-Is Sale

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

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

Here’s why:

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

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

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

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

For example:

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

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

🔎 What Buyers Really Think

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

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

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

🧰 A Better Approach for Most Sellers

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

Instead:

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

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

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

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

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

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

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

📞 Real Estate? Call Duvall!

2025 daily Blog • August 22, 2025

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

by Jack Duvall

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

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

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

🚪 1. Curb Appeal: The Ultimate Gatekeeper

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

What buyers notice:

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

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

🧼 2. Smell: The Invisible Deal Breaker

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

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

What to do:

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

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

✨ 3. Lighting and Brightness: Let the Light In

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

Tips for better lighting:

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

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

🪑 4. Furniture Layout: Flow and Function

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

How to fix it:

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

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

🎯 5. Cleanliness: Top to Bottom

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

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

Deep clean checklist:

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

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

🧰 6. Small Repairs That Scream Neglect

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

Easy fixes that make a big difference:

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

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

🖼️ 7. Personalization vs. Neutral Appeal

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

Best practices:

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

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

💡 Make a Lasting Impression

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

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

📞 Thinking of Selling? Let’s Chat.

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

📞 Real Estate? Call Duvall!

2025 daily Blog • August 21, 2025

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

by Jack Duvall

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

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

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

🏡 The First Few Weeks Tell You Everything

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

What to look for:

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

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

📉 How Much of a Reduction Is Enough?

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

For example:

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

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

🔄 Rebooting the Marketing Machine

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

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

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

🕰️ Timing Is Everything

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

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

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

💬 How I Handle the Conversation with Sellers

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

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

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

📣 The Bottom Line

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

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

📞 Real Estate? Call Duvall!

2025 daily Blog • August 20, 2025

How to Choose the Right Neighborhood in Central Illinois

by Jack Duvall

How to Choose the Right Neighborhood in Central Illinois

Buying a home isn’t just about the number of bedrooms or whether the kitchen has granite countertops. One of the most important decisions you’ll make? Choosing the right neighborhood. In fact, the area you choose will have a bigger long-term impact on your daily life than most people realize.

Whether you’re relocating to Peoria or moving across town to a different zip code like 61614, here’s how to find a neighborhood that truly fits your lifestyle and priorities.

🧭 Start with Your Lifestyle in Mind

Do you love the energy of downtown living, or do you prefer a quiet cul-de-sac? Are you dreaming of walking to shops and restaurants, or would you rather be near open green space?

Before diving into listings, ask yourself:

Do I want a short commute, or am I okay with a little drive for more space?
Is school district a priority—even if I don’t have kids?
Do I care about being close to nightlife, parks, shopping, or medical centers?

The clearer your vision, the easier it is to eliminate neighborhoods that won’t work and focus on those that might be a perfect fit.

🏫 School Districts Matter (Even If You Don’t Have Kids)

In Central Illinois, school quality is a major driver of real estate value. Areas like Dunlap, Morton, and Washington are known for their top-rated school systems—and homes in those districts tend to hold their value even in slower markets.

Even if you’re not planning to use the local schools, many buyers are. That means better resale potential when it’s time to move on.

Jack’s Tip: I’ve helped dozens of clients weigh school districts when making a decision. It’s not just about test scores—it’s about the community pride and engagement that often comes with strong schools.

🚗 Commute Times & Access to Amenities

Love the idea of country living but still need to get to downtown Peoria or UnityPoint Health in under 20 minutes? Some areas like Edwards or Germantown Hills offer the best of both worlds: quiet neighborhoods with relatively easy access to main roads.

Make a list of places you’ll frequent—work, schools, grocery stores, gyms—and check drive times during peak traffic hours. Google Maps is helpful, but nothing beats doing a trial run at 7:45 a.m. or 4:30 p.m.

🏘️ Neighborhood Vibe: Visit in Person

Pictures don’t always tell the full story. A neighborhood may look perfect online, but it’s crucial to visit at different times of day and days of the week.

Drive around on a weekend afternoon. Are there people out walking their dogs? Are kids playing? How’s the street parking? Does it feel well-kept and safe?

If you’re able, knock on a door or two and ask residents what they like (or don’t) about the area. Most people will gladly share their experiences.

💸 Budget vs. Location: What to Compromise?

In an ideal world, you’d get your dream home in your dream neighborhood—but that’s not always possible.

If your budget doesn’t stretch to Dunlap’s newest subdivision, you might still find a gem in Peoria’s 61615 or 61614 areas that offers great value and community feel.

Working with a local REALTOR® who knows the back roads, hidden gems, and off-market opportunities can give you a serious edge. (Spoiler: That’s me. Real Estate? Call Duvall!)

🔍 Dig Into Crime Rates, Future Development & HOA Rules

A few key resources to consider:

Crime maps: Check city or county websites for statistics and neighborhood-specific trends.
Zoning & development plans: Is a new highway planned nearby? That may affect noise and traffic.
HOA rules: Love your RV? Some neighborhoods won’t allow it. Always read the HOA guidelines before committing.

Being informed helps you avoid buyer’s remorse down the road.

🏡 How I Help Clients Find “The One”

As a lifelong Central Illinois local and seasoned real estate broker, I’ve helped clients move from Florida to Farmington and everywhere in between.

My process includes:

Deep local insight
Honest feedback on neighborhood pros and cons
Custom searches tailored to your commute, school, and lifestyle needs
Neighborhood tours with personal anecdotes, not just data

If you’re not sure where to start, start with me. We’ll find more than just a house—we’ll find your place.

2025 daily Blog • August 19, 2025

What to Expect on Closing Day: A Real-World Guide for Central Illinois Buyers and Sellers

by Jack Duvall

What to Expect on Closing Day: A Real-World Guide for Central Illinois Buyers and Sellers

After all the showings, inspections, negotiations, and paperwork, you’ve finally reached the big moment: closing day. But what exactly happens when the keys change hands? Whether you’re buying your first home in Peoria or selling your longtime house in Pekin, closing day is a major milestone—and understanding the process can help you avoid surprises and stress.

Let’s walk through what closing day really looks like here in Central Illinois, and how to make sure everything runs smoothly.

For Buyers: What Happens at Closing

When you’re buying a home in towns like Washington, Dunlap, or East Peoria, the closing process is where the deal becomes official. You’ll typically meet at a title company, attorney’s office, or (in some cases) do a remote closing if allowed.

Here’s what to expect:

Review and sign documents. You’ll sign the loan documents, the deed of trust or mortgage, and various disclosures.
Bring your funds. This includes your down payment and closing costs, which are typically wired or paid by cashier’s check. Double-check the final amount with your lender or title company the day before.
ID check. Bring a valid government-issued photo ID. Sometimes, two forms are required.
Final walk-through. This usually happens 24 hours before closing. It’s your chance to ensure the home is in the agreed-upon condition—clean, empty, and with any negotiated repairs completed.

Once everything is signed and the transaction is funded, you’ll get your keys and officially become a homeowner.

Pro tip: Don’t schedule your moving truck the same hour as closing. Delays can happen. Give yourself some cushion, especially on Fridays or near holidays when offices are slammed.

For Sellers: Wrapping Things Up

If you’re selling a home in Morton, Germantown Hills, or West Peoria, closing day is your payday. You may not even need to attend the closing in person, depending on how your title company handles the transaction.

Here’s what to expect:

Sign the deed and settlement documents. This can often be done ahead of time.
Turn over keys, garage remotes, and manuals. Don’t forget extras like mailbox keys or security system codes.
Receive your proceeds. The title company will wire the funds or issue a check once the transaction is recorded and finalized—often the same day.

Before closing, make sure the home is clean and fully emptied, with any agreed-upon repairs completed. If the buyers arrive for the final walk-through and find items left behind or work undone, it can delay or derail the closing.

Common Closing Delays (and How to Avoid Them)

Closings usually go off without a hitch, but here are some common speed bumps:

Last-minute lender requests. Sometimes underwriters ask for updated bank statements or documentation at the eleventh hour.
Wire fraud precautions. Always verify wiring instructions by phone with the title company before sending funds. Don’t trust email instructions alone.
Walk-through issues. Buyers may notice damage, trash left behind, or uncompleted repairs.
Missing documentation. A seller forgetting to bring the payoff letter or buyer forgetting an ID can cause delays.

Having a REALTOR® who double-checks everything and coordinates with your lender and title company is key to keeping things on track.

Closing Costs: Who Pays What?

Here’s a quick breakdown based on common Central Illinois practices:

Buyers typically pay:

Loan origination fees
Appraisal and credit report fees
Lender’s title insurance
Escrow for taxes and insurance
Recording fees

Sellers typically pay:

Transfer taxes
Owner’s title insurance
Real estate commissions
Prorated property taxes

Every deal is unique, though—some costs are negotiable, and others depend on your lender or local municipality.

You’re Not Done Just Yet

After closing, buyers should:

Set up utilities and change the locks.
Register your deed (often done automatically by the title company).
File for your homestead exemption, if applicable, to reduce your property taxes.

Sellers should:

Cancel utilities effective the day after closing.
Notify the county of your address change if you’ll still be paying taxes elsewhere.

Final Thoughts: Let’s Close With Confidence

Closing day can feel overwhelming, but it doesn’t have to be. With an experienced agent guiding you, you’ll know exactly what to expect and how to prepare.

Whether you’re buying a modern home in 61615 or selling a classic ranch in Pekin, I’m here to walk you through it—from the first showing to the final signature.

Real Estate? Call Duvall!

2025 daily Blog • August 18, 2025

Don’t Skip the Inspection: Why It Matters More Than Ever in 2025

by Jack Duvall

Don’t Skip the Inspection: Why It Matters More Than Ever in 2025

In today’s fast-moving real estate market across Central Illinois—especially in Peoria, Tazewell, and Woodford counties—buyers are feeling pressure to act quickly. Homes are still moving, inventory remains limited in some price ranges, and interest rates (while better than last year) are keeping people alert. Amid the hustle, it’s tempting to waive the home inspection to get your offer accepted or speed up the process.

Here’s my honest advice after helping over 1,000 clients successfully buy and sell homes: Don’t do it. The home inspection isn’t just a formality—it’s your best protection.

Let’s break down why it matters and how to use it to your advantage.

What a Home Inspection Is—and Isn’t

A home inspection is not a pass/fail exam. It’s not the seller’s personal punch list. It’s also not designed to help buyers “nickel and dime” a seller into giving away freebies. A proper home inspection is a detailed evaluation of the visible condition of a property by a licensed professional.

A good inspector will assess:

Roof condition and age
HVAC performance and life expectancy
Plumbing issues like leaks or water pressure
Electrical systems and safety concerns
Foundation movement or structural concerns
Attic, insulation, and ventilation
Appliances and major systems
Pest or rodent activity
Signs of mold, water intrusion, or prior repairs

You’ll typically receive a written report with photos and commentary on both minor and major issues.

Buyers: It’s Not About Perfection—It’s About Awareness

If you’re buying a home in Morton, Dunlap, Washington, or Peoria, you’re investing hundreds of thousands of dollars. Wouldn’t you rather know upfront if that air conditioner is on its last leg? Or that the deck has rot and will need $5,000 in repairs? That knowledge helps you:

Negotiate repairs or credits from the seller
Budget realistically for what comes after closing
Avoid deal-breaking surprises once you’re under contract

Many buyers—even seasoned ones—are surprised at what an inspection reveals. And here’s the kicker: no home is perfect. Not even new construction.

In fact, I always advise my clients purchasing brand-new homes in neighborhoods like Sommer Place or Trail View Estates to get an independent inspection—even if the builder swears it’s “move-in ready.” You’d be shocked at how often issues like improper attic ventilation or incomplete insulation are discovered.

Sellers: A Pre-Inspection Can Be Your Secret Weapon

If you’re preparing to list your home in Central Illinois, a pre-inspection can put you in a powerful position. It allows you to:

Fix major items that might otherwise derail a sale
Price the home more accurately
Create a smoother transaction (and possibly attract stronger offers)

Some sellers fear that disclosing issues will scare buyers off. It’s actually the opposite—transparency builds trust. Buyers are more comfortable moving forward when they know what they’re getting into, especially if the seller has already addressed concerns.

Why Skipping the Inspection Is Risky—Even in a Hot Market

You might hear, “Just waive the inspection to beat the competition.” That’s playing with fire. Here’s why:

You lose negotiation leverage. Without an inspection contingency, you’ve got no safety net.
You might inherit a money pit. Foundation repairs or HVAC replacements can cost thousands.
Lenders don’t require inspections. That’s on you—so skipping it is a personal gamble, not a regulatory shortcut.

I’ve had clients over the years who waived inspections only to discover major defects post-closing. It’s never fun explaining that the “great deal” they got is about to cost them $12,000.

The Bottom Line

If you’re buying: Don’t waive the inspection. Instead, use it strategically. Work with a strong agent (like yours truly) who knows how to negotiate without blowing up the deal.

If you’re selling: Consider a pre-inspection. It’s a small investment that can lead to a faster sale with fewer surprises.

In either case, having a seasoned REALTOR® in your corner can help you interpret the inspection report, prioritize the real issues, and decide what to ask for—or not.

Need a Great Local Inspector?

I’ve worked with nearly every inspector in the region and can connect you with someone experienced, thorough, and trustworthy. Whether you’re buying or selling in Peoria, East Peoria, Pekin, or Germantown Hills—I’ve got you covered.

Real Estate? Call Duvall!

2025 daily Blog • August 15, 2025

Should You Buy a Home Now… or Wait for a Market Crash?

by Jack Duvall

🏡 Should You Buy a Home Now… or Wait for a Market Crash?

When the real estate market is unpredictable, it’s easy to get stuck in analysis paralysis — especially with headlines tossing around words like “crash,” “bubble,” and “recession.” But here’s the hard truth: waiting for a crash that might never happen could cost you more than taking action today.

As a REALTOR® who has helped over 1,000 families buy and sell homes across Central Illinois — including Peoria, Tazewell, and Woodford counties — I’ve seen this pattern play out more times than I can count. Buyers wait… and wait… and the “perfect time” never comes.

Let’s break it down — and help you make the right decision for your life, not just the market.

💥 Myth: “The Market Is Going to Crash”

Reality Check: We’re not in 2008 anymore.

Today’s housing market is very different. Back then, loose lending, oversupply, and speculative buying created a perfect storm. Now? Lending is stricter, inventory is historically low, and demand is still strong — especially here in Central Illinois.

Yes, interest rates are higher than they were in 2021, but they’re not outrageous by historical standards. And prices? They’re holding steady. If a crash were coming, we’d already be seeing significant price drops — and we’re not.

🏃‍♂️ Buyers Who Wait May Lose Out

If you’re renting right now, your housing costs aren’t building equity — they’re building your landlord’s. With each rent payment, you’re investing in someone else’s future.

Even with slightly higher mortgage rates, buying now still locks in your monthly payment — unlike rent, which can keep rising. And if rates go down in the future? You can always refinance. But if home prices continue to climb (as they have in our region), the cost of waiting can be steep.

Here’s a real-world example:

A $225,000 home today with a 7% interest rate may cost you $1,497/month (principal and interest).

If you wait and prices jump to $240,000, even if the rate drops to 6%, you’re still paying $1,439/month — and you lost out on $15,000 in equity.

📈 Still Concerned About Timing?

It’s completely normal to feel cautious — especially with the news cycle focused on worst-case scenarios. But the truth is, real estate is local. Central Illinois is not California. It’s not Florida. We have steady, reliable markets where values grow over time — not skyrocket overnight.

Plus, buying a home isn’t about market timing — it’s about life timing. Are you ready to stop renting? Want more space for your family? Need a backyard for your dog? Then now is probably the time.

🎯 How I Help Buyers Win in This Market

If you’re nervous about overpaying, overextending, or just making a bad move — that’s where I come in. I’ve been through all kinds of markets, and my job is to protect your investment and your peace of mind.

Here’s how:

Negotiation expertise: I don’t just open doors — I fight for your best terms.
Lender connections: I work with trusted local pros who can help you explore rate buydowns, grants, and creative financing options.
Market knowledge: I know the neighborhoods, school districts, and subtle differences that impact home values — because I’ve sold homes in every corner of this region.

🔑 The Bottom Line?

No one has a crystal ball. But history shows that over time, owning a home almost always beats waiting on the sidelines. Especially when you’ve got a seasoned agent in your corner.

If you’re thinking about buying — whether now or in the near future — let’s talk. No pressure, no sales pitch, just straight answers from someone who knows how to navigate this market.

📞 Real Estate? Call Duvall!

2025 daily Blog • August 14, 2025

Should You Sell Now or Wait Until 2026? A Central Illinois Market Breakdown

by Jack Duvall

Should You Sell Now or Wait Until 2026? A Central Illinois Market Breakdown

When it comes to selling your home in Tazewell, Peoria, or Woodford County, timing isn’t just a factor — it’s the whole game. Homeowners across Central Illinois are asking the same big question right now: “Should I sell in 2025, or wait until 2026?”

It’s a fair question. And like any good real estate pro (that’s me), I’ll give it to you straight: There’s no one-size-fits-all answer, but for many sellers in today’s market, waiting could cost you more than you realize.

Let’s break it down by the key factors affecting your bottom line — and your peace of mind.

Interest Rates: Don’t Bank on the Perfect Drop

While many sellers are waiting for interest rates to drop further, it’s dangerous to gamble on rate timing. The Fed’s actions have been inconsistent, and rates remain historically moderate compared to the sky-high peaks of the 1980s or the rock-bottom lows of 2020-2021.

Buyers have adjusted, and many are entering the market now instead of waiting — especially in Central Illinois, where home prices are still within reach for most families compared to major metro areas.

If you wait for a 1–2% drop in rates, you might see more buyers competing… but also more sellers flooding the market. That means more competition and downward pressure on your asking price.

Inventory Levels: Still in Your Favor (For Now)

In Peoria, Tazewell, and Woodford counties, inventory is still tight — particularly for homes priced under $300,000 and move-in ready properties.

Low inventory means less competition for your home and more leverage in negotiations. We’re seeing multiple offers again in some neighborhoods, especially in places like Dunlap, Morton, and East Peoria. Once more homes hit the market, you lose your seller’s edge.

If you’ve got a home that shows well and is priced right, now is a great time to capture serious buyer attention before the fall slowdown or the spring 2026 rush.

Buyer Motivation Is Up

Today’s buyers are more serious than they’ve been in years. They’re better educated, they’ve done their homework, and they’re ready to move for real reasons — job changes, growing families, downsizing, or relocating for lifestyle.

If you wait until next year, you may find yourself negotiating with less motivated or pickier buyers in a more crowded market. Right now, motivated buyers are out there shopping, not window shopping.

Pricing Outlook: Don’t Assume Values Will Climb

Home values in Central Illinois have increased modestly, but we’re not seeing double-digit annual growth like during the pandemic years. Appraisers are cautious, and buyers are too.

Delaying your sale could mean sitting in your home for another year just to squeeze out a few thousand dollars more — while continuing to pay property taxes, utilities, maintenance, and possibly mortgage interest.

If you need to sell to make a move, your profit may already be waiting for you. The math often favors action over hesitation.

Your Personal Timeline Matters Most

Every homeowner’s situation is unique. If you’re ready to downsize, relocate, or simply want to cash out while the market is favorable — waiting may not improve your position.

What’s your real reason for waiting?

If it’s because you’re unsure what your home is worth — I can fix that.
If it’s because you’re worried about where you’ll go next — I’ll help you find your next place too.
If it’s because the idea of selling feels overwhelming — I’ll guide you every step of the way.

Don’t base your decision on national headlines. Central Illinois is a local market, and you need local guidance.

The Bottom Line

Selling in 2025 might be your best opportunity to take advantage of favorable market conditions before 2026 brings more competition, price uncertainty, and shifting buyer behavior.

Let’s crunch the numbers together. I’ll give you a free, no-pressure home evaluation, walk you through the process, and help you decide if now is the time to sell.

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