2025 daily Blog • August 13, 2025

Don’t Judge a Book by Its Photos: Why Seeing a Home in Person Still Matters in 2025

by Jack Duvall

Don’t Judge a Book by Its Photos: Why Seeing a Home in Person Still Matters in 2025

In an era where we can buy cars, groceries, and even adopt pets online, it’s no surprise that home buyers often rely heavily on listing photos when browsing homes for sale. Scrolling through high-resolution images of perfectly staged interiors and drone footage of scenic backyards has become the norm.

But as any experienced real estate pro will tell you—photos never tell the whole story. And in 2025, with inventory shifting and interest rates driving buyer behavior in new ways, it’s more important than ever not to judge a home solely by what you see online.

Whether you’re a first-time buyer or a seasoned mover, here’s why stepping foot in a property is still a vital part of the home-buying process in Peoria, Tazewell, Woodford counties—and beyond.

Photos Are Just One Version of Reality

Every photo is a curated moment. It shows what the seller wants you to see—and none of what they don’t.

Wide-angle lenses can make small rooms look palatial. Creative cropping can hide flaws. Clever lighting can make a basement seem brighter than it is. And while virtual staging is helpful for visualizing a home’s potential, it can also lead to false impressions about space, condition, or layout.

I’ve had buyers tell me, “This house looks amazing in pictures,” only to walk in and be instantly disappointed. And the flip side is just as true—some of my clients have fallen in love with homes that looked underwhelming online, only to discover that in person, the layout and feel were a perfect match.

Feel Isn’t Captured on Camera

Homes have a vibe—a flow, a feeling, a sense of comfort (or discomfort) that you simply cannot experience through a screen.

How does the natural light hit the living room in the afternoon? Can you hear highway noise when the windows are open? What does the backyard really feel like—private and peaceful, or boxed in and overlooked?

You’ll never know until you walk through the door.

That “gut feeling” many buyers talk about? It doesn’t kick in until you’re physically present.

Location Nuances Are Lost Online

You’ve heard the phrase: location, location, location. It’s everything in real estate—and yet, listing photos can’t capture location context.

You won’t see the busy street out front. Or the neighbor’s barking dog. Or the subtle slope of the backyard that makes mowing a nightmare.

Online tools can show you a map or a satellite view, but that’s a far cry from driving the block. Is the home near a school, shopping, or parks? How’s the street parking? What’s the overall neighborhood vibe?

Buyers relocating to Central Illinois often thank me for personally walking them through the feel of different areas—from Dunlap’s newer subdivisions to the tree-lined streets of Morton or the historic charm of Washington. These are things no photo gallery can replicate.

Smells, Sounds, and Senses Matter

Here’s something that no amount of digital enhancement can erase: real-life senses.

Does the home smell like cigarette smoke or pets? Is there a damp basement odor? Are the floors creaky, the HVAC system loud, or the neighbors throwing a backyard party at 10 a.m. on a Tuesday?

All of these factors affect a buyer’s impression and long-term satisfaction with their purchase. And they’re only discoverable through an in-person visit—or, at minimum, a trusted agent previewing the home on your behalf.

Your Agent Can See What You Can’t

When you view a home in person with an experienced agent, you gain access to a second set of eyes—trained to spot what you might miss.

I often notice subtle signs of deferred maintenance, roof issues, drainage problems, or outdated wiring that a casual buyer wouldn’t catch. I also look at how a home might appraise, perform in resale, or fit with a specific financing program.

In-person tours give me the chance to advocate for you in ways that just can’t happen through a phone screen or website.

Still Shopping from a Distance? There Are Smart Workarounds

Not every buyer can tour every home in person. That’s okay—we’re used to working with relocators, out-of-state buyers, and busy professionals.

In those cases, I offer:

Detailed video walkthroughs
Live FaceTime or Zoom tours
Custom neighborhood videos
Local noise and traffic assessments

These aren’t substitutes for your own eyes, but they help bridge the gap when you can’t be here physically.

Bottom Line: Don’t Rely on Photos Alone

In today’s fast-moving real estate market, especially in areas like Peoria, East Peoria, Germantown Hills, and Morton, it’s tempting to make snap decisions based on photos alone. But real estate is still a deeply personal, sensory experience.

If a home looks promising online, go see it in person—or call someone you trust to do it for you. You might just discover that the listing with the ugly carpet has the perfect layout… and the one with perfect pictures has a problem lurking just outside the frame.

Real Estate? Call Duvall!

📞 Jack Duvall, REALTOR®/Broker
Jim Maloof/REALTOR®
Cell: 309-200-5480
📧 DuvallJack@gmail.com
🌐 CallDuvall.com

2025 daily Blog • August 12, 2025

Avoid These Common Mistakes When Buying Your First Home in Central Illinois

by Jack Duvall

Avoid These Common Mistakes When Buying Your First Home in Central Illinois

Buying your first home is exciting—there’s nothing like walking into a space and realizing it’s yours. But excitement can quickly turn to frustration (and expensive mistakes) if you’re not prepared. After selling over 1,000 homes in my 20+ year career here in Central Illinois, I’ve seen the same pitfalls trip up buyers time and time again. If you’re buying your first home in Peoria, Tazewell, or Woodford counties, here’s how to avoid them and set yourself up for a smooth, successful purchase.

1. Skipping the Pre-Approval Step

You wouldn’t walk into a store without knowing if you can afford what’s on the shelf. Yet, many buyers start touring homes without first getting pre-approved for a mortgage.

Why it’s a problem: Without pre-approval, you don’t truly know your budget—and you risk falling in love with a home that’s out of reach.
Solution: Get a pre-approval letter from a trusted local lender before your first showing. It makes your offer stronger and shows sellers you’re serious.

2. Underestimating Closing Costs

Many first-time buyers focus only on the down payment. But closing costs—things like lender fees, title insurance, and prepaid taxes—can add up to 2–5% of your purchase price.

Tip: Talk to your lender early about estimated closing costs. As your REALTOR®, I can also help you negotiate with sellers to potentially cover part of them.

3. Letting Emotions Drive the Decision

Falling in love with a home is natural, but making decisions based on emotion alone can lead to overspending or overlooking major flaws.

Example: I’ve seen buyers waive inspections because they “just had to have it,” only to face thousands in repairs later.
Solution: Keep your “must-have” list handy, and weigh each property against your priorities and budget.

4. Ignoring Resale Potential

Even if you plan to stay for many years, life changes—jobs, family needs, or lifestyle shifts—may force you to sell sooner.

What to consider: Location, school district, neighborhood stability, and the home’s condition all play into resale value.
Local insight: In our area, homes in well-rated school districts like Dunlap or Morton tend to hold value exceptionally well.

5. Overlooking the Neighborhood

A beautiful house in the wrong neighborhood can quickly lose its charm.

Do this: Visit the area at different times of day, check commute times, and explore local amenities.
Pro tip: I’ve helped clients save thousands by pointing out neighborhood factors they didn’t consider—like future zoning changes or planned developments.

6. Not Budgeting for Post-Move Expenses

Even move-in-ready homes often need furniture, decor, small repairs, or landscaping.

Plan ahead: Keep a separate budget for these costs so you don’t stretch yourself too thin after closing.

7. Working Without an Experienced Buyer’s Agent

Your cousin’s friend who just got licensed might be nice—but experience matters.

Why it’s critical: A seasoned agent knows the market, negotiation strategies, and potential pitfalls.
What I bring: Having represented both buyers and sellers for over two decades in Central Illinois, I know how to protect your interests, save you money, and keep the process as stress-free as possible.

Final Thoughts

Your first home should be a source of pride—not regret. By avoiding these common mistakes and working with a knowledgeable local REALTOR®, you’ll be well on your way to making a confident, informed purchase.

If you’re thinking about buying in Peoria, Tazewell, or Woodford counties, let’s talk. I’ll guide you through the process step-by-step, connect you with trusted local lenders and inspectors, and help you find a home that’s the right fit—at the right price.

2025 daily Blog • August 11, 2025

Avoid These 7 Common Mistakes When Selling Your Central Illinois Home

by Jack Duvall

🏡 Avoid These 7 Common Mistakes When Selling Your Central Illinois Home

Selling your home in Peoria, Tazewell, or Woodford County can be an exciting step toward your next chapter. But even in a strong market, simple mistakes can cost you time, money, and opportunities. Over my 25+ years in real estate—and more than 1,000 homes sold—I’ve seen the same errors repeat themselves, especially among sellers who go it alone or choose the wrong approach.

If you’re planning to sell, here’s how to sidestep the seven most common pitfalls and maximize your results.

1️⃣ Overpricing From the Start

It’s tempting to list high “just to see what happens.” Unfortunately, buyers have access to real-time market data and will skip overpriced homes without even scheduling a showing. The longer your property sits, the more likely buyers are to wonder if something’s wrong.
Pro tip: I run a full market analysis to price your home where it will attract interest—and still leave room for negotiation.

2️⃣ Skipping Repairs or Updates

Peeling paint, loose railings, or dated fixtures can plant doubt in a buyer’s mind. Even if the home is structurally sound, small issues signal neglect. A modest investment in touch-ups, neutral paint, and modern lighting can deliver a strong return.
Pro tip: I’ll help you identify the fixes that will bring the highest ROI in our market.

3️⃣ Neglecting Professional Photos

In Central Illinois, your first showing happens online. If your listing photos are dark, blurry, or incomplete, you’ve already lost a portion of potential buyers.
Pro tip: I hire professional photographers and videographers (including drone shots for certain properties) to make your home look its best from every angle.

4️⃣ Poor Staging or Clutter

Buyers need to picture themselves living in the space—not feel like they’re intruding on yours. Clutter, personal items, and heavy décor make it harder for them to see the home’s potential.
Pro tip: I offer staging advice and even a full checklist to help you present your home in “showing condition” rather than just “living condition.”

5️⃣ Limited Showing Availability

If buyers can’t get in to see the home easily, they often move on. Last-minute restrictions, limited time slots, or “by appointment only” can kill momentum.
Pro tip: I coordinate flexible showing windows while keeping your schedule in mind so we don’t lose serious buyers.

6️⃣ Ignoring Curb Appeal

First impressions matter. Overgrown bushes, peeling shutters, or a tired front door can make buyers assume the inside matches the outside.
Pro tip: Simple upgrades—fresh mulch, trimmed landscaping, a power-washed walkway—create an inviting exterior without breaking the bank.

7️⃣ Choosing the Wrong Agent

Not all agents bring the same level of marketing, negotiation skill, or local expertise. An agent who simply lists the home in the MLS and waits is not positioning you for maximum results.
Pro tip: I combine aggressive online marketing, targeted buyer outreach, and proven negotiation strategies to sell your home faster and for more money.

Bottom Line

Selling your Central Illinois home is a major financial transaction—you don’t want to leave money on the table or let small missteps derail the process. By avoiding these common mistakes, you’ll put yourself in a position to sell on your terms and timeline.

If you’re thinking about selling, let’s sit down for a no-obligation strategy session. I’ll review your home, market conditions, and options to help you get the best possible outcome.

📞 309-200-5480
🌐 CallDuvall.com

2025 daily Blog • August 11, 2025

Weekend Home Shopping in Central Illinois: How to Make It Count

by Jack Duvall

🏘️ Weekend Home Shopping in Central Illinois: How to Make It Count

For many buyers in Peoria, Tazewell, and Woodford counties, Saturday is prime time to tour homes. But if you only use the weekend to browse casually, you can miss out on the property that actually fits your life and budget.

After more than 1,000 closings here, I’ve learned that the most successful weekend shoppers treat Saturday like a strategy session—not a sightseeing trip. Here’s a step-by-step plan that will help you move faster, choose smarter, and beat competing buyers without overpaying.

1) Map your mission on Friday night

The best Saturday starts on Friday. Confirm your pre-approval, set a realistic price ceiling, and pick three to five homes that truly match your must-haves. Arrange showings in a logical loop to reduce backtracking, and leave a 20- to 30-minute buffer between appointments so you can take notes and travel without rushing.

Pro tip: Ask me for “coming soon” and private-remarks intel you won’t see on public sites. That’s how you get in early or skip time-wasters.

2) Tour early, tour smart

Popular homes in Morton, Washington, Dunlap, and North Peoria often collect multiple showings by noon. Getting in early buys you time to schedule a same-day second look, call your lender with payment scenarios, and draft terms while other buyers are still parking. Bring a tape measure and phone charger.

2.5) Run the payment, not just the price

Before you fall in love with a kitchen, confirm the monthly number. Have your lender price out three scenarios—list price, likely winning price, and a seller credit toward a rate buydown. Small changes in rate or taxes can shift your comfort level more than you think, and knowing that before you write keeps emotions in check.

3) Take decision-making notes that matter

After four houses, details blur. Use one note per home and capture the same five items every time:
• Natural light and street noise
• Layout flow (kitchen to living to backyard)
• Big-ticket systems (roof, HVAC, foundation clues)
• Storage and parking
• Immediate fixes vs. “someday” projects
Snap photos of labels on furnaces, water heaters, and breaker panels so we can verify ages later.

4) Look past the cosmetics, not the condition

Ugly paint is fine; wet basements are not. Focus on the elements that cost real money or affect safety: water intrusion, electrical concerns, roof age, drainage, and foundation movement. If anything feels off, we’ll factor that into your offer or keep looking—no heroics required.

5) Know your walk-away number

Decide your top price before emotions spike. I’ll show you the most recent comps, absorption rate, and list-to-sale trends so you understand value. If a house is underpriced, we build a strong, clean offer. If it’s optimistic, we hold the line and protect your budget.

6) Write terms that sellers actually value

Price isn’t everything. Clean contingencies, a reasonable inspection window, strong earnest money, and a closing date that matches the seller’s move can separate you from the crowd. When appropriate, consider limited repair requests focused on health, safety, and systems rather than cosmetics—this keeps negotiations productive and fair-housing-compliant.

7) Plan the same-day second look

If a home feels like a frontrunner, circle back the same day. Second showings reveal traffic patterns, afternoon light, and neighborhood activity you can’t judge in a 15-minute sprint. Bring anyone who must sign or co-decide so you’re not waiting on Monday approvals while other offers land.

8) Keep your weekend flexible

Great opportunities don’t always follow your calendar. Leave room in your Saturday afternoon for a surprise new listing or a quick trip across town. If a great fit hits at 3:15 p.m., you want to be the person who sees it at 4:00—not reads about it on Sunday night.

9) Make the offer while momentum is yours

If it’s the one, we write while the impression is fresh and the seller’s showing traffic is active. I’ll call the listing agent to confirm hot buttons (timing, possession, exclusions), coordinate with your lender, and package the offer so it’s easy to accept.

10) Enjoy the process

Yes, this is a big decision. It’s also allowed to be fun. Grab coffee in the neighborhood, walk the nearest park, and check drive times to the places you actually go—work, school, gym, and your favorite taco spot. You’re not just buying a house; you’re choosing a daily routine.

Bottom line: a winning Saturday isn’t about touring the most homes—it’s about applying a clear plan, acting on good information, and moving decisively when the right property appears. If you’re ready to shop this weekend, I’ll build the route, open the doors, and help you write the offer that gets a yes.

2025 daily Blog • August 8, 2025

Why Price Reductions Aren’t Always a Bad Sign in Central Illinois

by Jack Duvall

📉 Why Price Reductions Aren’t Always a Bad Sign in Central Illinois

When you see a home’s price drop in Peoria, Tazewell, or Woodford County, what’s your first thought? Many buyers assume something is “wrong” with the house. Sellers worry it’s a sign of failure.

Here’s the truth: a price reduction doesn’t always mean bad news—and in some cases, it can be an opportunity.

After more than 1,000 closings in my career, I’ve seen price adjustments work to the advantage of both buyers and sellers. Here’s why.

💡 1. Markets Shift, and Smart Sellers Adapt

The Central Illinois market isn’t static. Interest rates move. Buyer demand shifts between neighborhoods. Seasonal patterns play a role.

A seller who adjusts their price in response to:

Fewer showings
New competition hitting the market
Recent sales data in their area

…isn’t “giving up”—they’re staying competitive.

🏡 2. Price Reductions Can Spark New Interest

When a listing drops its price, it:

Pops up in saved searches for buyers
Sends alerts to agents’ inboxes
Gains renewed attention online

That boost in visibility often leads to new showings—and sometimes the right offer that was missing before.

🛠️ 3. It’s Not Always About the Home’s Condition

Many price changes have nothing to do with flaws in the house. Common reasons include:

Overpricing at the start (often from outdated comps)
Needing to align with lender appraisals
A shift in the seller’s moving timeline

In other words—don’t assume a problem exists. A well-maintained home might just be adjusting to market reality.

💰 4. Buyers Can Use It to Their Advantage

For buyers in Central IL:

A price drop can bring a home into your budget
It can signal a seller is more open to negotiations
It may create room to ask for repairs or credits

If you’ve been watching a home from afar, a price adjustment could be your green light.

⏳ 5. Sellers Can Still Win Big

A price adjustment doesn’t mean leaving money on the table if it:

Gets the home sold faster (reducing carrying costs)
Attracts multiple offers after renewed interest
Helps avoid a long, stale listing

In many cases, sellers net more by adjusting sooner rather than sitting overpriced for months.

🔍 My Take as a Local Agent

In Peoria, Morton, Washington, East Peoria, Dunlap, and surrounding areas, the market has been active but nuanced in 2025.

The homes that:

Are priced right from the start
Show well
Adjust quickly if needed

…are still selling in competitive timeframes.

Ready to Navigate Price Changes Like a Pro?

Whether you’re buying or selling, I can help you:

Understand when a price adjustment makes sense
Spot opportunities in reduced-price listings
Negotiate to save you time and money

📞 309-200-5480
🌐 CallDuvall.com

2025 daily Blog • August 7, 2025

5 Reasons Early Fall Is the New Sweet Spot for Selling in Central Illinois

by Jack Duvall

🍂 5 Reasons Early Fall Is the New Sweet Spot for Selling in Central Illinois

Think spring is the only good time to sell a home in Peoria, Tazewell, or Woodford County? Think again. While April through June gets most of the attention, early fall—especially late August through mid-October—can be an ideal time to list.

After helping over 1,000 buyers and sellers navigate every season in Central Illinois real estate, I can tell you: Fall sellers have some real advantages—if they play it right.

Here’s why waiting until September might be a mistake, and why prepping now can give you the edge.

📊 1. Less Competition = More Attention

By late summer, many homes that listed in the spring have already sold, expired, or withdrawn. That clears the field for your listing to shine.

When there are fewer homes on the market:

Buyers are more likely to find your property
You face fewer pricing wars with neighboring homes
Your open houses and online traffic get more traction

Fewer listings = more spotlight. Simple math.

📦 2. Motivated Buyers Are Still Out There

Fall buyers tend to be:

Relocating for work
Downsizing or upsizing before year-end
Families who didn’t land a home in summer
First-time buyers hoping to beat the winter slowdown

These aren’t tire-kickers—they’re ready to write an offer if the home fits. If your house is priced and prepped well, it could be the one they’ve been waiting for.

☀️ 3. Your Home Shows Beautifully

Early fall in Central Illinois is a staging dream:

Trees are starting to turn, giving great curb appeal
Daylight still sticks around for showings
Temperatures are more comfortable—no more sweating through open houses

Throw a pumpkin-scented candle on the counter and you’ve got cozy vibes that invite buyers to imagine themselves settling in before the holidays.

💰 4. You Might Get More Serious Offers

Buyers who shop in the fall tend to make cleaner, more motivated offers. They’ve likely been watching the market for months and know what they want.

You could benefit from:

Fewer contingency-laden offers
Shorter inspection periods
Better alignment on pricing

And because some fall buyers are eager to close before year-end (for tax or job-related reasons), you may find more flexibility on your preferred closing date.

⏳ 5. Waiting Could Cost You

If you’re thinking about waiting until next year, ask yourself:

What if interest rates tick up again?
Will winter slowdowns hurt your timeline?
Will your home’s condition or the market shift?

Every month you wait carries financial opportunity cost. If your home is ready now, don’t wait for spring. List smart. List soon.

👊 Pro Tip: Prep Now, List Strategically

If you’re considering selling this fall:

Start decluttering and improving curb appeal now
Get professional photos while landscaping is lush
Talk with a local agent (👋) about timing, pricing, and strategy

The more prep you do now, the smoother your fall listing will be—and the better your results.

Ready to Sell This Fall?

I help homeowners across Peoria, Morton, Dunlap, Washington, and beyond sell their homes for top dollar—no matter the season.

Let’s talk about your home’s value and whether a fall timeline makes sense for your goals.

📞 309-200-5480
🌐 CallDuvall.com

2025 daily Blog • August 6, 2025

The Best Starter Homes in Central Illinois: What Buyers Should Look For in 2025

by Jack Duvall

🏡 The Best Starter Homes in Central Illinois: What Buyers Should Look For in 2025

Buying your first home is a milestone—equal parts exciting and overwhelming. And in Peoria, Tazewell, and Woodford counties, the good news is that there’s no shortage of starter homes that offer great value without sacrificing quality.

But what exactly makes a “starter home” worth your hard-earned money in 2025? After guiding hundreds of first-time buyers, here’s what I tell clients who want to land the right home at the right price.

💰 1. Affordable Price Range (With Room to Grow)

Starter homes aren’t just about buying cheap—they’re about buying smart. A great starter home:

Fits comfortably within your budget
Leaves room for savings and future upgrades
Offers potential for appreciation over time

In Central IL, strong starter home markets include:

Pekin: Affordable homes with plenty of character and good yard space.
East Peoria: Great options near shopping and dining.
Washington & Morton: Starter homes go quickly here—especially near top schools.

🛠️ 2. Solid “Bones” Over Cosmetic Flaws

Don’t let outdated wallpaper or funky carpet scare you off. Focus on:

Roof age
Furnace and AC condition
Foundation and structure

Paint, flooring, and fixtures can all be updated affordably. A home with good bones gives you a reliable foundation for future upgrades.

🚪 3. Layout That Works

Most starter homes are smaller—think 2–3 bedrooms and 1–2 bathrooms. A smart layout can make all the difference. Look for:

An open main living area
Functional kitchen space
Adequate storage (bonus points for a garage or basement)

A home that “lives bigger” will grow with you for years.

🏫 4. Location, Location, Location

Even for a starter home, location impacts value. Look for areas with:

Good schools (even if you don’t have kids—resale value matters)
Easy commutes to Peoria or Bloomington
Low crime and strong neighborhood pride

Neighborhoods in Dunlap, Morton, and parts of Pekin often hold value well, while smaller towns like Germantown Hills offer a quieter, family-friendly vibe.

🌳 5. Yard Space and Outdoor Potential

Many first-time buyers in Central IL want some green space—whether it’s for kids, pets, or gardening. Even a modest yard is a big win if it’s flat, fenced, or has room for future landscaping.

🧭 6. Future Upgrade Potential

A good starter home doesn’t just meet your needs now—it’s a stepping stone. Ask yourself:

Could I add a deck or patio?
Is there room to finish the basement?
Could this become a great rental or resale property in 5–7 years?

The right starter home grows with you.

👊 How I Help First-Time Buyers

Buying your first home can feel like a maze. I simplify it by:

Connecting you with local lenders who offer first-time buyer programs (some with down payment assistance)
Spotting red flags during showings so you don’t buy a money pit
Negotiating to save you time and money—because your budget matters

Ready to Find Your Starter Home?

I’ve helped countless buyers land their first home across Peoria, Tazewell, and Woodford counties. Let’s talk about your budget, your must-haves, and which neighborhoods are perfect for your first purchase.

📞 309-200-5480
🌐 CallDuvall.com

2025 daily Blog • August 5, 2025

Why Pricing Your Home Right From Day One Matters in Central Illinois

by Jack Duvall

💰 Why Pricing Your Home Right From Day One Matters in Central Illinois

You’ve probably heard the saying:

“You can always come down in price later.”

Sounds logical, right?
Wrong. In Central Illinois, starting too high can cost you thousands—and may even keep your home from selling at all.

After selling over 1,000 homes in Peoria, Tazewell, and Woodford counties, I can tell you that the first 7–10 days on the market are absolutely critical. Here’s why pricing your home correctly from the start makes all the difference.

🚪 1. First Impressions Only Happen Once

Buyers scroll listings constantly. When your home hits the market, it’s brand-new, fresh, and exciting. That’s when you’ll get:

The most showings
The most online views
The most interest from motivated buyers

If the price is too high, you risk losing momentum. And once buyers pass, they rarely circle back—even if you drop the price later.

📊 2. Overpricing Shrinks Your Buyer Pool

Let’s say your home’s fair market value is $275,000. If you list at $299,900, many buyers searching up to $280K won’t even see it.

Online filters are unforgiving. Price too high, and you cut out the very buyers who might have fallen in love with your home.

💸 3. Longer Days on Market = Lower Offers

Homes that sit too long start raising eyebrows. Buyers wonder:

“What’s wrong with it?”
“Why hasn’t it sold yet?”
“Can I get a deal if I offer less?”

Even a beautiful, well-maintained home can lose value in buyers’ minds if it lingers on the market.

🧾 4. Appraisals Don’t Play Along

Even if a buyer is willing to pay more, the lender won’t. An overpriced home often fails to appraise at contract price, forcing renegotiations or even killing the deal.

Pricing right from the start avoids this painful situation.

🎯 5. Correct Pricing Creates Competition

When your home is priced strategically, buyers see value. That can lead to:

Multiple offers
Bidding wars
Better terms for you (closing dates, fewer contingencies)

Instead of dropping your price later, you create urgency and let buyers drive it up.

👊 How I Help Sellers Price Smart

I don’t pull numbers out of thin air. My process includes:

A comprehensive market analysis (recent sales, current competition, market trends)
Insight into your specific neighborhood and school district
Adjustments for upgrades, condition, and unique features

Then I walk you through a pricing strategy designed to attract buyers while protecting your bottom line.

🧠 Real Talk: It’s Not About Underselling

Some sellers fear pricing correctly means leaving money on the table. The opposite is true. Pricing smart ensures:

More eyes on your home
Faster offers
Stronger negotiating power

It’s not about underselling—it’s about selling strategically.

Ready to Price It Right?

If you’re planning to sell your home in Peoria, Morton, Dunlap, Washington, or anywhere in Central Illinois, let’s talk. I’ll help you list at the right price to attract buyers and maximize your net profit.

📞 309-200-5480
🌐 CallDuvall.com

2025 daily Blog • August 4, 2025

Back-to-School Moves: Why August Is Still a Great Time to Buy in Central Illinois

by Jack Duvall

🎒 Back-to-School Moves: Why August Is Still a Great Time to Buy in Central Illinois

August isn’t just about back-to-school shopping and last-minute summer barbecues. In Peoria, Tazewell, and Woodford counties, it’s also a surprisingly strong month for real estate.

If you think you “missed the spring and summer rush,” let me set the record straight:

August can be one of the best times to buy in Central Illinois.

Here’s why buyers (and even sellers) shouldn’t hit pause just yet.

🏫 1. School District Deadlines Drive Motivation

Many families want to move before the first day of school. That urgency works in your favor:

Sellers may be more flexible on price to get under contract quickly.
You may face less competition as some buyers bow out until next year.
Moving now means your kids can start fresh with the school year.

In hot districts like Dunlap, Morton, and Washington, August can be a golden opportunity to snag a home before classes begin.

🏡 2. Sellers Are Ready to Deal

By August, sellers who listed in June or July may feel the pressure to get a deal done before fall. That can mean:

Willingness to negotiate on price or closing costs
Faster closing timelines
More favorable terms for buyers who are ready to act

In other words, you’re in a stronger position than you might have been in May.

📉 3. Less Competition, More Opportunity

Spring sees the highest buyer traffic. By August, many buyers have either purchased or pressed pause. That means:

Fewer bidding wars
A better chance your offer will be accepted
More time to view and consider homes

In a competitive market, even a slight dip in demand can make a big difference.

🛠️ 4. Inventory Is Still Solid

Unlike the holiday season, August still has plenty of listings. Many homes hit the market in late spring and early summer, and while the cream of the crop may be gone, there are still excellent options.

Bonus: Some homes may have had price reductions, giving you even more value.

🧭 5. Timing Matters for Your Move

Buying in August means:

Moving before the weather turns chilly
Having time to settle in before the busy holiday season
Getting your home set up while there’s still daylight to spare

For many Central IL families, it’s the sweet spot between the chaos of summer and the slowdown of fall.

👊 Pro Tips for August Buyers

Get Pre-Approved Now
With fewer buyers in the market, a strong pre-approval letter can make your offer stand out even more.
Look for Price Adjustments
Homes that sat on the market through June and July may be ready for their first price cut.
Act Fast When You Find the Right Home
Even with less competition, good homes in Peoria, Morton, Dunlap, and Washington still move quickly.
Think Long-Term
Buying now means you can refinance later if rates improve—don’t let that keep you on the sidelines.

Ready to Buy Before School Starts?

Whether you’re aiming to move before the first bell rings or simply want to take advantage of August opportunities, I can help you buy smart.

Let’s find the right home for you and your family in Central Illinois—without the stress.

📞 309-200-5480
🌐 CallDuvall.com

2025 daily Blog • July 31, 2025

The Hidden Costs of Homeownership Every Central Illinois Buyer Should Know

by Jack Duvall

💡 The Hidden Costs of Homeownership Every Central Illinois Buyer Should Know

Buying a home is exciting—it’s a milestone, an investment, and a step toward stability. But here’s the real talk:

Your monthly mortgage payment isn’t the only cost of owning a home in Central Illinois.

If you want to buy with confidence (and avoid surprises), you need to budget for the hidden costs of homeownership. After guiding over 1,000 buyers and sellers in Peoria, Tazewell, and Woodford counties, here are the expenses I make sure my clients understand.

🏡 1. Property Taxes

Property taxes vary depending on the city, school district, and county. In Central Illinois, you’ll find some of the highest taxes in Peoria proper, while areas like Morton, Dunlap, and Washington may be lower on average.

Pro tip: Always ask your lender for an estimated monthly payment including taxes and insurance—not just principal and interest.

🛡️ 2. Homeowner’s Insurance

Most buyers know they’ll need insurance, but costs can vary widely. Older homes, homes near water, or those with certain roof types may come with higher premiums.

Budget tip: Shop around and ask about bundling with auto or life insurance for discounts.

🔧 3. Maintenance & Repairs

Rule of thumb: Budget 1–3% of your home’s purchase price per year for maintenance. That covers:

HVAC servicing
Roof upkeep
Gutter cleaning
Plumbing fixes
General wear and tear

In Central IL, where we see hot summers and icy winters, systems work hard—so regular maintenance is a must.

💡 4. Utilities

Utilities can be a shock if you’re moving from an apartment. Consider:

Heating and cooling costs (bigger homes = bigger bills)
Water and sewer
Trash pickup
Internet and cable

Ask the seller or utility companies for average monthly costs before you buy.

🏘️ 5. HOA Fees (If Applicable)

While not common everywhere in Central IL, some subdivisions—especially newer ones in Dunlap, Morton, and Washington—charge Homeowners Association (HOA) fees. These cover things like:

Lawn care in common areas
Snow removal
Neighborhood amenities

Always factor these into your monthly budget.

🪟 6. Appliances & Upgrades

Even if the home looks move-in ready, you may need to replace or update things in the first few years:

Washer/dryer
Refrigerator
Carpet or flooring
Painting

Budgeting for at least one major appliance replacement within the first few years is wise.

💰 7. Closing Costs

Most buyers focus on down payments, but don’t forget closing costs—usually 2–4% of the purchase price. These cover:

Loan origination fees
Title insurance
Appraisal
Recording fees

I’ll connect you with lenders who provide upfront cost estimates so there are no last-minute surprises.

🎯 Why This Matters

Many buyers only plan for the mortgage and then feel “house poor” when the other bills roll in. My goal is to help you:

Buy a home you love
Stay financially comfortable
Plan for the real costs of ownership

👊 Work With a Pro Who Keeps It Real

Owning a home is one of the best financial decisions you can make—but only if you plan smart. I’ll walk you through every hidden cost so you feel confident, not blindsided.

📞 309-200-5480
🌐 CallDuvall.com