Answers by Whitney Lohr

Congrats on the new place! Quick answer: no, leaving your stuff behind isn't really an option — most leases require you to remove everything, and landlords can bill you for disposal out of your deposit if you don't. Better moves, fastest first: Sell it – Facebook Marketplace/OfferUp, especially "free local pickup" for less valuable stuff (goes fast) Donate – Habitat ReStore, Salvation Army, Goodwill — some do free pickup + tax receipt Give away free – local "Buy Nothing" or curb alert Facebook groups, usually gone within hours Junk removal – 1-800-GOT-JUNK for whatever's left, worth it given your timeline

Rates have hovered around 6.47% for a 30-year fixed mortgage recently, and most experts expect them to stay relatively stable near the 6.5% range in the near term, so no need to panic. Buyers today are used to rates in this range and are still actively purchasing — motivated buyers rarely wait indefinitely for "perfect" rates. Rate swings do affect buyer affordability, so pricing your home competitively for current conditions matters more than trying to time the market. If rates dip, expect more buyer activity and interest; if they rise, well-priced homes still sell, just to a slightly smaller pool. The bigger risk to your sale price is usually overpricing relative to today's rate environment, not the rate itself. My advice: price strategically now rather than waiting for rates to "improve" — timing the market perfectly is nearly impossible. Right now, i am telling my sellers if you are ready then let's put it on the market.

Great question — hurricane season is a real factor here. The good news: NOAA's 2026 outlook calls for a below-normal season. But even a quiet year can bring one bad storm that shifts insurance and buyer psychology fast, so don't wait indefinitely on that alone. HousingWire Key indicators to watch: Insurance trends in your specific area — this often matters more than mortgage rates for buyer demand. Inventory and days on market locally — Florida overall now favors buyers with 7.47 months of statewide supply, but this varies a lot by metro. Housecanary Whether your area is still in "recovery" mode — the biggest recent price drops have been concentrated in Southwest Florida hurricane-recovery zones. If you're inland or in a steadier market, this matters less. HousingWire Local price direction — some metros are still gaining, others declining, so statewide averages won't tell the real story for your property. My take: Since this is a vacation home, ongoing insurance and carrying costs can outweigh the benefit of waiting for a "perfect" market. If your area's insurance is stabilizing and inventory isn't surging, that's usually a good enough window — trying to time the exact bottom rarely pays off. Where's the property located?

Great question — and here's the honest answer: if I just gave you a number based on "1960 ranch, 4-5 bed, 2 bath," I'd be doing exactly what Zillow does — and we both know those estimates are often off, sometimes by tens of thousands of dollars. Here's why a quick online estimate can't get you a real number: It can't see your home's actual condition — original 1960 finishes vs. an updated kitchen and baths can mean a six-figure swing in value. It doesn't know your specific updates — roof age, HVAC, electrical/plumbing updates (especially relevant for a home this age), windows, flooring. It can't account for lot specifics — pool, lot size, location within the neighborhood, water/flood zone status. It doesn't factor in current hyperlocal comps — what's actually closed nearby in the last 30-90 days, not broad zip-code averages. Automated tools often miss unique character — original terrazzo floors, architectural details, or other ranch-era features that either add or detract from value depending on buyer taste in your market. What I'd recommend instead: A real Comparative Market Analysis (CMA) from a local agent who knows your specific street and micro-market. It takes into account actual recent sales, current inventory you're competing against, and your home's real condition — not an algorithm's best guess.

Not silly at all. People get attached to plants they've spent years nurturing, especially peonies, which can take years to become established. The best approach is to be upfront before your home goes on the market. If you plan to take the peonies, dig and transplant them before listing, or clearly disclose in the listing that the peonies do not convey with the property. Surprises after a buyer falls in love with the landscaping can create frustration and potentially become a negotiation issue. Will it hurt the sale? In most cases, no. Most buyers are purchasing the home, not a specific flower bed. However, if the peonies are a prominent feature of the landscaping, removing them after showings or after going under contract could leave buyers feeling disappointed. Can you divide them? That might be an option. My recommendation: either transplant them before listing or disclose it clearly from the start. Buyers generally appreciate honesty, and fellow gardeners usually understand the sentimental value of a well-loved peony collection.

An ARM can be a great option for some buyers, but you definitely need to be careful. The lower interest rate upfront can make the monthly payment more affordable, which is why many people are drawn to them. The downside is that the rate can adjust in the future, and that means your payment can go up. That's where a lot of buyers get into trouble. They buy based on today's payment without really thinking about what happens when the adjustment period ends. I usually tell buyers to look at the worst-case scenario, not just the teaser rate. Ask your lender what the payment could be if rates increase and make sure you're still comfortable with that number. An ARM can make sense if: You plan to move or sell before the rate adjusts. You expect your income to increase significantly. You have plenty of room in your budget if the payment goes up. If you're planning to stay in the home long-term and want predictable payments, a fixed-rate mortgage is usually the safer route. The bottom line: Don't choose an ARM just because it gets you into a more expensive house today. Make sure you understand exactly how the loan works and what your payment could be down the road. A few extra questions now can save you a lot of stress later.

This is one of the biggest decisions you'll make when buying a home because you can change a house, but you can't change its location. I always tell buyers to start by thinking about how you actually live your life today. If you're spending an hour commuting every day, being closer to work may have a bigger impact on your happiness than having an extra bedroom or a community pool you'll rarely use. Make a list of your top priorities and rank them. Things to consider include: * Commute time to work * School ratings (even if you don't have children, schools can affect resale value) * Shopping, restaurants, and entertainment * Access to highways and airports * Walkability and outdoor activities * Future growth and development * Budget and property taxes Most buyers can't get everything on their wish list, so it's important to decide what you're willing to compromise on and what is non-negotiable. I also recommend visiting neighborhoods at different times of the day and on weekends. A community can feel very different on a Tuesday afternoon than it does during rush hour or on a Saturday night. My advice for first-time buyers is not to focus solely on the house. Make sure you love the area too, because the neighborhood will have a bigger impact on your daily life than the color of the kitchen cabinets. Finding the right balance between location, lifestyle, and budget is usually the key to making a decision you'll be happy with for years to come.

No. You will not get dollar for dollar on a remodel. I tell sellers there are other smaller projects that make a big impact like painting, maybe upgrading handles and pulls in the kitchen or replace the faucet. Good luck with your sale.

For your kitchen: skip the full gut and go minor remodel — minor kitchen remodels are returning about 113% ROI right now, averaging ~$28,458 in cost against ~$32,192 added value, while major renovations only return 35-51%. Focus on cabinet refacing/paint, new hardware, updated sink/faucet, mid-range appliances, and countertops — this eliminates the "dated kitchen" discount buyers apply without overspending for a fast-selling market. Keep total spend under ~15% of your home's value to avoid over-improving for the neighborhood.

There can be a huge difference between one real estate agent and another, so don't assume every agent provides the same level of service because they do not. When interviewing agents, I'd ask about their marketing strategy first. How are they going to get your home in front of buyers? Do they use professional photography, video tours, drone footage, social media marketing, email campaigns, and open houses? In today's market, simply putting a home in the MLS isn't enough. I'd also ask: * Are you a full-time or part-time agent? * How many homes did you sell last year? * How will you communicate with me and how often? * Do you have a marketing budget for my home? * Do you provide staging advice or staging services? * How do you handle negotiations? * What is your strategy if my home doesn't receive offers quickly? A good listing agent should help you with pricing, preparing the home for sale, professional marketing, coordinating showings, negotiating offers, managing inspections, and getting you all the way to the closing table. The biggest mistake sellers make is hiring an agent based solely on commission or because they're a friend. Instead, hire the agent with the best plan to get your home sold for the most money with the least amount of stress. The quality of the marketing and negotiation skills can make a much bigger difference than a small difference in commission. Good luck on listing your home!

I encourage my sellers to paint the interior of their home before lisitng if it's needed. It's one of the best return on your investment. Good Luck!

Repainting your walls in neutral tones is genuinely the easiest, most cost-effective thing you can do to help buyers fall in love with your home. Zillow's research backs this up — paint is relatively affordable and easy, yet has an outsized impact on how buyers perceive a home, and 50% of realtors recommend painting the entire home before listing. Mismatched colors and personalized decor make it harder for buyers to picture themselves living there, while soft neutrals like greige or warm white act as a blank canvas they can project their own style onto. Nearly 30% of recent sellers said painting directly helped their home sell. It's a weekend project or a small contractor job compared to any structural work, and the return is hard to beat for the cost. If you do just one thing before listing, this is it

My advice: repair what's needed, make sure the windows are clean and functioning properly, and save the larger investment unless replacement is truly necessary. If concerns come up during inspections, you can address them then as part of the negotiation process.

Cold-climate windows are a genuinely different calculation than Florida's — energy efficiency, not hurricane protection, is the selling point. Vinyl replacement recoups about 67-69% at resale, and homes with updated windows sell roughly 8% faster since old windows read as deferred maintenance to buyers. Buyers in cold-climate markets increasingly treat high-performance, low-U-factor glazing as a baseline expectation rather than a premium upgrade, so it carries real weight there. For repair vs. replace: minor issues like small cracks or worn weatherstripping just need repair, but old frames with real drafts or energy loss mean replacement is worth it. I would ask a local realtor their opinion before i do anything.

Kerryanne, in most cases I recommend selling your current home first. It gives you a clear picture of how much equity you'll have for your next purchase and helps avoid the stress of carrying two mortgages, two tax bills, and two insurance payments. That said, if you're moving to a very competitive market and can comfortably afford both homes for a period of time, buying first may make sense. My biggest piece of advice is to talk with a lender early so you understand your options and what carrying two homes would look like financially. Every situation is different, but having a plan before you move will make the process much smoother. Good luck!

Carmen - A good agent doesn't just pick a price—they use market data to determine what buyers are actually willing to pay. They should review recent sales, current competition, pending homes, and your home's condition and upgrades. I also recommend choosing an agent who sells a lot of homes in your area. They'll already understand local pricing trends, buyer demand, and what homes like yours are actually selling for.

As a first-time buyer, start by making a list of your must-haves and your nice-to-haves. Focus on the things you can't change, such as location, commute time, school district, and neighborhood. Remember, no home is perfect. Most buyers end up compromising somewhere, whether it's size, age, or finishes. My advice is to buy the best location you can afford and choose a home that fits your lifestyle and budget. You can update a kitchen later, but you can't move the neighborhood.

As a first-time buyer, start by making a list of your must-haves and your nice-to-haves. Focus on the things you can't change, such as location, commute time, school district, and neighborhood. Remember, no home is perfect. Most buyers end up compromising somewhere, whether it's size, age, or finishes. My advice is to buy the best location you can afford and choose a home that fits your lifestyle and budget. You can update a kitchen later, but you can't move the neighborhood.

If the home has been on the market for a while, that can give you some negotiating power. Have your agent look at recent sales, days on market, and any price reductions before making an offer. Ben, Don't be afraid to negotiate on more than just price. You can also ask for closing cost assistance, repairs, or credits after inspections. In a competitive market, the strongest offer isn't always the highest price. Flexible closing dates, fewer contingencies, and strong financing can make your offer more attractive.

Great question — and one I get from almost every seller! If your budget is limited, focus on curb appeal first. Here's why: Buyers decide fast. Most buyers form an opinion within the first 7-10 seconds of seeing your home — whether that's pulling into the driveway or scrolling past your listing photo online. If that first impression is lukewarm, they walk into the house already looking for flaws, and it's hard to win them back no matter how nice the kitchen is. Your "curb" is really your photos. Over 90% of buyers start their search online, so the exterior shot in your listing is doing more work than your actual driveway. A flat, uninviting exterior photo can keep buyers from ever clicking in. It's the best return for the money. Small, affordable changes make an outsized difference: Fresh mulch and trimmed landscaping A repainted (or new) front door Updated house numbers and light fixtures Pressure washing the driveway, walkway, and siding A new mailbox These are inexpensive, weekend-level projects that consistently show up near the top of cost-recouped-at-resale lists. The one exception: if there's something inside that could raise a red flag during a showing or inspection — like visible water damage or an obviously failing system — that needs to be addressed first, regardless of budget. My recommendation: Put roughly 60% of your budget toward curb appeal essentials, and save the rest for light staging and decluttering inside rather than renovations. Staging gives you far more visual impact per dollar than a partial remodel would.

One of the biggest mistakes first-time buyers make is skipping or rushing through the home inspection. A home may look great on the surface, but an inspection can uncover costly issues with the roof, HVAC, plumbing, or electrical systems. Another common mistake is focusing only on the mortgage payment and not budgeting for insurance, taxes, maintenance, and unexpected repairs. Good Luck in the purchase!

Selling your home usually starts with understanding your home’s value and creating a plan for timing, pricing, and preparation. One of the first steps is finding the right real estate agent. Look for a realtor with strong local market knowledge, good online reviews, experience selling homes similar to yours, and a clear marketing strategy. It’s also important to choose someone you communicate well with and trust to guide you through the process. Once you hire an agent, they’ll review pricing, discuss any updates or repairs that may help the home show better, and create a marketing plan. This often includes professional photos, online marketing, social media exposure, and listing the home on the MLS. After the home is listed, buyers schedule showings and submit offers. Once an offer is accepted, there are usually inspections, an appraisal, negotiations, and final paperwork before closing. A good realtor helps manage the entire process and works to get you the best overall terms for your sale.

The safest and easiest option is usually just to schedule a fresh photo shoot for the relisting — your home may have changed slightly anyway, and updated photos often perform better since buyers can tell when listing photos are recycled.