Answers by Amber Johnson

There’s no public way to know for sure if someone is about to list their home, but there are definitely signs and strategies that can give you an edge. If you’re seeing a lot of work being done on a home—landscaping, painting, repairs, or upgrades—that can be a signal they’re getting it ready for the market. It’s not guaranteed, but it’s one of the more common indicators. Beyond that, here are a few ways to get ahead of a potential listing: Work with a local agent who tracks “pre-listing” activity A well-connected agent will often hear about homes before they hit the market through agent networks and upcoming listings. Send a simple, respectful letter If you’re serious, a short handwritten note can go a long way. Something like: “Hi, I live nearby and love your home. If you’ve ever considered selling, I’d be very interested in talking.” Look for indirect signals Things like dumpsters, estate sales, moving pods, or sudden upgrades after a long period of no updates can sometimes indicate a transition. Have your financing ready If the opportunity comes up, you’ll want to move quickly—especially in a desirable neighborhood. One thing to keep in mind: even if the owner is planning to sell, they may still choose to list publicly to get the highest price. That said, direct outreach does occasionally lead to off-market opportunities. If you’re trying to find something specific in Paso Robles/SLO County CA, I’m always keeping an eye out for off-market opportunities and upcoming listings.

Closing costs for buyers typically range from about 2% to 4% of the purchase price, but it can vary depending on the loan, price point, and location. For example, on a $600,000 home, a buyer might expect somewhere around $12,000 to $24,000 in closing costs. Here’s what usually makes up those costs: Loan-related fees (lender fees, appraisal, credit report) Title and escrow fees Prepaid items like property taxes and homeowners insurance Interest from the day you close to the end of the month In California, buyers are usually responsible for most of these costs, while sellers typically cover agent commissions and sometimes part of the title fees—but this can vary depending on how the offer is negotiated. There are definitely ways to reduce or offset closing costs: Ask for seller credits as part of your offer Compare lenders, since fees can vary more than people expect Look into first-time buyer programs or lender incentives Structure your offer strategically depending on the market One thing I always tell buyers: closing costs aren’t just a random extra—they’re part of the total cost of buying, so it’s important to plan for them early so there are no surprises. If you’re buying on the Central Coast or around Paso Robles, I’m happy to break down a real estimate based on your price range and loan type so you know exactly what to expect.

When you’re touring a home, most buyers naturally focus on finishes—kitchen, floors, paint—but the real value (or risk) is usually in the details behind that. Here’s how I coach my buyers to walk through a home so they don’t miss anything important: 1. Start outside before you even walk in Take a minute to look at the roofline, drainage, and how the lot sits. Is water likely to flow toward or away from the house? On the Central Coast, drainage and sun exposure matter more than people think. 2. Pause in each room and ask, “Would this actually work for my life?” Not just “Do I like it?” but: Where would furniture go? Is there enough wall space? Does the layout fit your daily routine? A home can look great and still feel off once you live in it. 3. Look for what’s been “touched up” vs. truly updated Fresh paint is common before listing, but it can sometimes hide wear. Open cabinets, check baseboards, look at corners and edges—those tell a more honest story. 4. Check the small things that hint at bigger issues Things like doors that don’t close right, cracks above doorways, or uneven flooring can be clues. Not always a dealbreaker, but worth noting for inspections later. 5. Step outside and listen I always tell buyers—stand still for 30 seconds. You’ll notice things like traffic, dogs, or neighborhood noise that you might miss while walking through. 6. Think about light at different times of day A home in Paso Robles can feel completely different depending on sun exposure. West-facing homes get hot afternoons, while others stay cooler but darker. 7. Don’t rush—most buyers move too fast Even in a competitive market, taking an extra few minutes to really observe can save you from surprises later. At the end of the day, try to look past the staging and ask yourself: “Is this a home that works, or just a home that looks good?” If you’re touring homes around Paso Robles, I’m happy to walk properties with you and point out the things most buyers don’t think to check.

You can go see a house without your own agent, but whether you should is a different question. If you call the listing agent directly, they’ll usually be happy to show you the home. Just keep in mind they represent the seller, not you. Their job is to get the best terms for the seller, not necessarily to point out things that might make you hesitate. Where I see buyers get into trouble is when they think they’re “just taking a look,” and then the conversation starts shifting into pricing, offers, or strategy with someone who isn’t actually on their side. If you’re just casually curious, calling the listing agent is fine. But if there’s any chance you’d want to move forward on the home, it’s usually better to have your own agent involved from the beginning. As far as cost, this is where a lot of people get confused. In most cases, buyer’s agent compensation is negotiated as part of the offer. What we typically see is that sellers expect to pay the buyer’s agent as part of an acceptable offer, although everything is negotiable depending on the situation. So you’re not really paying extra just to go see a home with your own agent—you’re deciding whether you want someone representing your interests when it actually matters. One thing I tell buyers around Paso Robles is that the first few homes you see tend to shape your entire experience. Having someone there who can give honest feedback, point out things you might miss, and help you think through decisions can make a big difference. If you’re planning to tour homes and want a second set of eyes without any pressure, I’m always happy to help buyers in Paso Robles walk through properties and talk through what they’re really seeing.

You can absolutely use AI to help sell your house—but it’s important to understand where it actually helps and where it doesn’t. Where things tend to break down is in the parts that actually determine how successful your sale is. Pricing strategy, negotiating offers, handling inspections, and navigating contract timelines aren’t just about information—they’re about experience and judgment in real time. That’s where I see sellers either leave money on the table or end up dealing with unnecessary stress. The other piece people don’t always think about is exposure. Getting a home sold isn’t just about putting it online—it’s about getting it in front of the right buyers, at the right time, with the right positioning. That’s harder to replicate with AI alone. That said, there are definitely sellers who choose to go the “for sale by owner” route and use tools (including AI) to do a lot of the work themselves. I actually wrote a blog on how to sell your home without a realtor that walks through what that process really looks like, step by step. https://pillarrealestate.com/blog/how-to-sell-a-home-without-a-realtor-in-california In my experience, the question isn’t really “Can AI sell my house?” It’s more “Which parts of the process am I comfortable handling myself, and where do I want help?” Some sellers want full service. Others want more control and are willing to take on more responsibility. If you’re in that second group, AI can be a really useful tool—but it’s still just a tool, not a strategy by itself. If you’re selling around Paso Robles or the Central Coast and trying to figure out what approach makes the most sense for you, I’m always happy to talk it through and help you weigh the trade-offs.