We're Here To Help
Frequently askedquestions.
The questions buyers and sellers ask us most, answered plainly. Don't see yours? Give us a call. We're always happy to talk it through.
For Sellers
Getting ready to sell.
How much do I need to do to my house before listing it?
Usually less than you think. Plenty of sellers put off listing because the to-do list feels endless, when most of it won't change what a buyer pays. Before you spend money on updates, walk the house with an agent. We'll tell you which fixes are worth it and which ones you can skip.
How much is my house worth?
It comes down to size, location, condition and what similar homes nearby have sold for recently. Those sales are called comparables, or comps. It's tempting to measure your home against the priciest sale on the street, but the closest match tells you far more.
We prepare a custom valuation from current MLS data so you start with a real number.
How long will it take to sell my home?
It depends on your price point, your part of South Central Wisconsin and the time of year. The two things you control are price and exposure. A home priced right and seen by as many buyers as possible draws offers fastest, which is why every listing gets professional photography and targeted Facebook and email campaigns.
Does staging make a difference?
Yes. Staging helps buyers picture themselves living in the home, and staged homes photograph better, which matters when the first showing happens online. If you're repainting as part of the prep, stick with neutral colors.
Should I be home during showings?
No. Buyers relax when the owner isn't there. They linger longer, open closets and talk openly about what they like. With the seller in the room, most buyers rush through and hold back their questions.
How is the real estate market right now?
Days on market, closed sales, average sale price and the sale-to-list ratio together paint a clear picture of local conditions. We publish those numbers every quarter in our Dane County Market Report, and we're happy to walk through what they mean for your neighborhood.
What's the best way to respond to a lowball offer?
Respond, every time. Treat the offer as a business decision, not a personal one. A counteroffer keeps the buyer at the table, and plenty of deals that start low end up in a good place. Ignoring an offer ends the conversation before it starts.
How does the inspection phase work?
Once you've accepted an offer, the buyer usually has a set number of days to have the home inspected, typically at their own expense. After the inspection they can remove the contingency, ask for repairs or credits, or in some cases walk away, depending on the terms of the offer. We'll help you weigh any requests that come back.
Can a website tell me what my home is worth?
Not reliably. Automated estimates come from formulas run on public records. They can't see your updated kitchen, your finished basement or the busy road behind you, so they can miss by a wide margin in either direction.
A local agent who knows the market will give you a far more accurate number.
For Buyers
Finding your next home.
Does it cost money to work with a Realtor? How does commission work?
Commission is negotiable and is agreed in writing. As a buyer you'll sign a buyer agency agreement before touring homes, and it spells out how your agent is paid. In many sales the seller agrees to cover some or all of the buyer's agent's compensation, and it's paid at closing.
We'll go over exactly how it works for your purchase at our first meeting.
What are the upfront costs of buying a home?
Plan for an earnest money deposit when your offer is accepted, a home inspection (often several hundred dollars, more for added tests like radon or a sewer scope), and an appraisal ordered by your lender. Your down payment and closing costs come due at closing.
Your lender can give you a full estimate early on, so there are no surprises.
How much do I need for a down payment?
Less than many people assume. Some loan programs allow 0% down, and several first-time buyer programs start at 3–5%. A larger down payment can strengthen an offer when there's competition, and putting 20% or more down on a conventional loan avoids private mortgage insurance.
What's the difference between assessed, appraised and market value?
Market value is what a buyer is willing to pay today. Agents estimate it from comparable sales, and it's part science, part judgment.
Appraised value is an independent opinion ordered by your lender to confirm the home is worth what you're borrowing against it. If it comes in low, the loan amount or the deal may need to change.
Assessed value is set by your municipality for property taxes, and it often lags the market.
Where does my earnest money go?
It's held in a trust account, usually by the listing brokerage or a title company, until closing, when it's credited toward your purchase. Contingencies in your offer, such as inspection and financing, set out when the deposit can come back to you if the deal doesn't go through.
What is a bidding war?
When several buyers want the same home, the seller may receive multiple offers and ask the strongest for their highest and best. Price matters, but so do terms: fewer contingencies, a flexible closing date or a strong pre-approval can win over a higher number.
It's easy to get caught up in wanting to win. We'll keep your budget and long-term goals front and center so you make a sound decision.
Why not wait until the market cools down?
Two things to weigh. First, interest rates: even a half-point change in your rate can add a meaningful amount to your monthly payment, often more than you'd save waiting for prices to soften. Second, if you're selling too, a cooler market lowers your sale price as well.
Talk with a lender early and compare a few scenarios before you decide.
Is a condo or a single-family home more responsibility?
It's less about how much and more about how it's shared. In a single-family home, maintenance and repairs are all yours, and your insurance usually costs more. In a condo, the association covers big-ticket items like the roof and exterior through monthly fees, and your own policy is usually smaller.
Your agent and lender can help you compare the true monthly cost of each.
What do I need for a pre-approval?
A strong pre-approval makes your offer more competitive, and a local lender is often the best choice. Start gathering your last two years of tax returns, recent pay stubs, the last few months of bank statements, retirement and other asset statements, a gift letter if family is helping, and details on current debts and any existing mortgage.
With everything in hand, many lenders can fully underwrite you before you find the home, which is a real advantage in a multiple-offer situation.
Need To Sell First?
Start with your home’s value.
Our custom reports use accurate, up-to-date MLS data, prepared by a person on our team, not an algorithm.