The good news is, as a homeowner, you've probably built up some equity in your home, making it possible to buy a bigger, better home. But it isn't like that money is sitting in your bank account waiting to be spent the minute you find a house you want to buy. Many people need to sell their current home in order to buy another one.

So if that's your situation, perhaps it'll help to know that you're not alone, and plenty of people have managed to pull it off. Check out these 5 common concerns people have when they need to sell before buying, and some tips on how to deal with them:

1) "What if I don't find a house I want to buy?"

Being concerned that you won't find a house you like is a legitimate concern. Unfortunately, waiting to list your house until your dream house appears on the market isn't a recipe for success. Doing that will usually lead to rushed decisions which can cost you money on the sale of your home, and/or the house you were rushing to buy ends up getting scooped up before you're in a solid position to make an offer.

The best approach is to have your agent show you the data for recent home sales, and help you analyze if what you're looking for is something you can reasonably expect to find in your price range once your home is sold. If there tends to be at least a few homes you'd like on the market in your price range at any given time, you should be in fine shape to find one you like once your home is under contract.

2) "What if the specific house I want to buy sells before mine does?"

As mentioned above, falling head over heels for a house before your current home is even ready to be listed for sale can cost you money… and heartache. Regardless, a lot of people list their house for sale hoping they can manage to get their house sold faster than the seller of the one they want to buy.

If you choose to go this route, the best approach is to price your house aggressively and hope you can get yours under contract before the one you love is. But you can try to make an offer contingent upon the sale of your home. Just be aware that many sellers aren't too keen on accepting a contingent offer. Think about it: would you want to take your home off the market for a buyer that needs to sell their home, and hope that they manage to do so in a timely manner? It's a big ask, so you can certainly try, but just don't bank on most sellers being agreeable to it.

3) "What if I get stuck with two mortgages?"

Some people can handle paying two mortgages, at least for a little while. But even if you can, it's probably something you'd like to avoid, or keep to a bare minimum.

In order to avoid this, don't go under contract to purchase a house until yours is under contract, and all of the contingencies have been met by your buyer. This will minimize the chances of something going wrong. But you can also try to add some language into your contract that makes your purchase contingent upon the closing of your home, just to be safe.

4) "What if I sell too soon and the market changes?"

Some sellers worry that as soon as they sell, the market will take off right after, leaving them thinking, "I could've gotten so much more!"

Is it possible? Sure. Is it likely? Probably not. The real estate market usually isn't as volatile as the stock market. Of course your house could be worth a lot more in the future… if you wait long enough! But waiting a few weeks or months (or even a year) probably won't line your pockets with that much more cash. And remember, the opposite could happen—if you wait, the market could also go down! Base your decision on what the current value of your home is, and don't get caught up trying to time the market.

5) "Where will I live if my house sells and I haven't found or closed on a house I want to buy?"

The idea of selling your home and being left with no place to call your own can be terrifying. Will you be left living out of your car, or worse, your in-laws' guest room? (Kidding! They probably love having you.)

The good news is, you've got options. Sometimes the best option is crashing with family! But you could also find a short-term rental, or stay in a hotel if you just need a little bit of time between closings. But you can also try and negotiate with the buyer of your house to give you a flexible closing date, or make the sale contingent on you finding a house to buy. And you can always try to make a deal with your buyer to stay in the house after closing and pay them rent until you find a place.

Well, actually—kind of a lot.

Even the friendliest transactions can get tricky, emotional, or legally murky. That's where having a real estate agent on board can make all the difference. Here's why hiring a pro is still a smart move, even when the deal stays in the family.

1) Ensures the Price Makes Sense

Even if you're offering a "family discount" or trying to make the deal work for someone you care about, it's important to understand what the property is actually worth. Your real estate agent can provide up-to-date market data and comparable sales so the price makes sense—so no one ends up overpaying or underselling without realizing it.

2) Prevents Awkward Money Conversations

Negotiating directly with someone you care about can get… tense. Should you knock a little off the price because it's family? Is asking for repairs too much? A real estate agent can handle those conversations professionally—so you don't have to haggle with your sister over price, repairs, or who pays for what. It keeps the transaction businesslike, and your relationship intact.

3) Offers a Buffer When Things Get Bumpy

If the inspection turns up issues or the appraisal comes in low, emotions can run high—especially when people already know each other. An agent helps manage the fallout, smooths over rough patches, and keeps the deal alive without anyone storming off. Family dinners are much more enjoyable when no one's secretly stewing about who got the better end of the deal.

4) They Have a Handle on All the Paperwork

The paperwork is no joke. It's more than just signing a napkin that says "Deal!" Agents handle everything from disclosures and contracts to amendments and inspection reports. They also make sure deadlines aren't missed, which can keep the deal from falling apart.

5) Manages the Timeline

Letting your brother-in-law "handle the timing" might work for barbecues, but not real estate transactions. Inspections, appraisals, financing milestones, and closing dates all come with deadlines. Real estate agents keep everything moving on schedule, making sure timelines are met, contingencies are cleared, and that everyone is doing what they're supposed to—so the deal doesn't fall apart.

6) Avoids Risky (and Expensive) DIY Mistakes

Even the friendliest, most straightforward deals come with a mountain of legal requirements—contracts, disclosures, timelines, and more. It's easy to miss something critical, like a form, a deadline, or a required disclosure. And in real estate, even small mistakes can lead to big (and costly) consequences.

7) Adds Professional Credibility

No offense to your uncle who "knows a lot about real estate," but experience matters. Lenders, title companies, attorneys—they all appreciate working with someone who knows the process. When a real estate agent is involved, it helps avoid the need to explain the process to someone unfamiliar with it, prevents misunderstandings, and helps the process run more smoothly.

8) Preserves the Relationship

At the end of the day, the goal isn't just to buy or sell a house. It's to do it without creating tension, resentment, or regrets. Real estate agents help protect the deal and the relationship, which is probably worth more than any amount of commission you'll pay them.

Algorithms are great for predicting the weather, finding the shortest route to work, or suggesting what movie to watch next. But when it comes to understanding the real, nuanced value of your home, that's a job for a human—and a professional one at that.

So here's a look at four crucial things your Zestimate just can't take into account when pricing your home, but your local real estate agent can:

1) Neighborhood Nuances

Zestimates likely take your location into account to some degree, but they don't know the nuances of your specific neighborhood, street, or exact location like a local agent does. Agents consider these finer details that truly influence a home's appeal and factor them into their valuations.

2) Upgrades and Updates

Zestimates are based on general data, not specific upgrades, so don't expect it to know that you just renovated your kitchen and include that in their valuation. But your agent will not only take all of the updates and renovations you've made into consideration, they'll also take note of the small (but impressive!) details when pricing your home.

3) Local Market Trends

A savvy agent is tapped into current market trends. They're constantly checking the pulse of local sales, shifting buyer preferences, and even seasonal changes that affect home values. Your Zestimate doesn't reflect what's trending in your neighborhood right now and how it impacts your home's appeal.

4) Buyer Psychology

Home value isn't just about square footage; it's about how buyers feel. A Zestimate can't assess what the current vibe is in your local market. Agents have their thumb on the pulse of the market, and have a better feel for how buyers will act and react to your home in the current market.

The funny thing is, these items multiply. They show up in drawers, on your fridge, in your car, and even your junk drawer. And before you realize it, your home is quietly stocked with an entire arsenal of these oddly useful (and often underappreciated) giveaways. They're way handier than you might expect, even if you can't remember which agent they came from.

Here's a list of 11 everyday things around your house that almost certainly came from a real estate agent—or probably more than one—and which you're using way more than you think:

1) The Rubber Jar Opener

It's a thin, floppy circle of rubber with the faded logo of an agent you spoke to for 45 seconds at a community fair six years ago. You might not be able to remember (or even read) their name anymore, but every time a pickle jar fights back, you think about how they deserve at least a referral from you someday.

2) The Totally Useful Tote

You never planned on carrying around a bag with the face of some random Realtor on it. But that durable material, the size, and even the color of their brand all just hit differently than other bags when you're looking for the perfect one to carry a watermelon and half a dozen Tupperware containers to a picnic.

3) The Notepad in the Junk Drawer

You don't remember when it showed up, but there it is—sitting next to your keys, catching your random thoughts and grocery needs, one "don't forget milk" at a time. No one needs 30 pages of "Call me when you're ready to buy or sell!"… but you're keeping it until the last sheet.

4) The Pen That Writes Surprisingly Well

There's nothing inherently fancy about it—just a pen with a business name on the barrel and a clicker that somehow still works after four years. But it writes like a dream. It glides. It flows. You guard it like it's a Montblanc. If someone borrows it, you watch them until it's back in your hand.

5) The Most Magnety of Magnets

Even if you have a magnet from every tourist attraction you've ever visited on the fridge, the one you have from your local real estate agent is somehow the only one that actually has enough strength to hold up 9 take out menus…or one macaroni-art masterpiece from your child's art class.

6) The Mini Calendar You Quietly Rely On

You act like you don't need it. You have a phone, a laptop, a smartwatch. But when you're on the phone and someone says, "What day of the week is the 14th?"—you walk directly to the fridge, squint at that little square, and whisper thanks to whoever stuck it there.

7) The Ice Scraper in Your Glove Box That Saved You Twice Last Winter

You scoffed when they gave it to you in July. Then January came, your real scraper went missing, and suddenly the little branded one was your MVP. You never said thank you at the time…but you think it every time it comes in handy.

8) The Too Tiny Measuring Tape

It's too small for anything serious. You've never used it to measure a room, but it's helped with curtains, furniture, art spacing, and one very intense game of "Will This Fit in My Trunk?" And it still somehow retracts better than the expensive ones.

9) he Flashlight Keychain You Forget Exists Until It Saves You

Most days, it's just extra weight on your keys. But the night the power went out or you dropped something behind the dryer, it was your tiny beacon of hope. You pressed that little button, and for five full lumens of glory—you were the master of your fate.

10) The Sunglasses That Are Always Your Backup Pair

They're branded. They're plastic. They have a weird shape that doesn't quite fit your face. But they live in your car, and they've saved your corneas more times than you'll admit. You wouldn't buy them—but you won't throw them out.

11) The Umbrella That's Been in Your Trunk Since 2019

It's small. It's kind of hard to open. The logo is peeling. But it was free, and you'll be darned if it hasn't gotten you through more than one rainy soccer game or unexpected downpour outside the grocery store. One day, it will break dramatically mid-storm—but until then, it's your knight in soggy armor.

Moms have a signature way of getting their point across — usually in one-liners that are equal parts hilarious, heartfelt, and impossible to forget. Turns out, a lot of those classic "mom-isms" translate perfectly into real estate advice.

Whether you're house hunting, prepping to sell, or knee-deep in negotiations, a little classic mom wisdom can go a long way. Just like mom, a good real estate agent is there to keep you safe, smart, and maybe even out of a little trouble along the way.

Here are 12 things moms say that translate especially well when it comes to buying or selling a home:

1) "Don't go getting your hopes up."

Translation: Don't fall in love with listings you can't afford.

Scrolling through dream homes that are way over budget might be fun… until reality crashes the party. Getting emotionally attached to features that aren't in reach can make it harder to appreciate the homes that are. Stick to looking at homes within your budget, no matter how tempting it is to just see what bumping up your budget could get you.

2) "Because I said so."

Translation: Sometimes your agent just knows best.

You might not immediately understand why your agent is insisting on certain paperwork, timelines, or strategy, but there's probably a good reason. Years of experience come with instincts that don't always need explaining.

3) "If your friends jumped off a bridge, would you?"

Translation: Just because someone you know sold their home without an agent—or bought without one—doesn't mean you should.

Every home, every market, and every situation is different. What worked for them might be a disaster for you. Skipping out on professional guidance can mean missing crucial details, missteps in negotiation, or major legal headaches. Just because someone else went it alone doesn't mean it's the smart move for you.

4) "What am I, your maid?"

Translation: Your agent isn't there to clean up after you — even if it's tempting.

Whether it's showing up for listing photos or getting ready to host an open house, agents often face a moral dilemma: to clean, or not to clean.

In principle, they shouldn't have to lift a finger; they're there to market and sell your home, not scrub the countertops. But they also want your home to shine, and sometimes that means straightening a pillow or hiding a laundry basket. Help them help you: a clean, photo-ready home makes everyone's job easier (and your sale more successful).

5) "I'm going to count to three."

Translation: If you love a house, don't wait to make an offer.

In a competitive market, dragging your feet can cost you. If your gut (and your agent) says it's a good fit, act quickly—or someone else will.

6) "Don't make me turn this car around!"

Translation: Stay focused and don't derail your own deal.

Getting distracted by impulse buys, last-minute cold feet, or dramatic detours (like switching lenders mid-process) can take everyone off course. Stay on track so you don't have to start the journey all over again.

7) "What part of 'no' don't you understand?"

Translation: If your offer is too low, it's gonna be a no… no matter how you spin it.

You can try to justify a lowball offer with creative comps, taking jabs at the condition, or citing market trends, but if the offer feels like an insult, most sellers won't bother entertaining it. In many cases, it's a hard no—not a starting point for negotiation. If you're serious about the home, come in with an offer that shows it.

8) "My house, my rules."

Translation: Respect sellers' preferences during showings.

If they ask you to take off your shoes, do it. If a room is off-limits or they don't want you to try and pet their adorable (but feisty) chihuahua, honor that. It's still their home, so act accordingly while sizing up whether or not it's your future home.

9) "I don't care who started it, I'm finishing it."

Translation: Negotiations shouldn't turn into finger-pointing contests.

When tensions rise, the goal isn't to assign blame—it's to keep the deal moving forward. A good agent (and a little mom-style authority) can help smooth things over when both sides dig in.

10) "You better wipe that look off your face."

Translation: Don't let your emotions show during showings… someone might be watching.

When looking at a home, keep your poker face until you're safely back in the car. Don't gasp, cheer, or grimace during a tour, especially if the seller or their agent is nearby. But cameras are everywhere these days, so keep your cool even if nobody is there. .

11) "I'm not a taxi service."

Translation: Agents are there to help—not to chauffeur.

Years ago, it was common for buyers to hop in their agent's car and go from house to house. These days, most buyers meet their agent at each property or follow in their own car. It's nothing personal, it's just that many agents no longer offer rides due to insurance, liability, and safety concerns.

12) "I love you."

Translation: Agents truly care about their clients.

It's not just about closing a deal—it's about protecting your best interests every step of the way. Whether it's steering you away from a risky decision, negotiating hard on your behalf, or giving you a little tough love when it counts, a good agent is in your corner from start to finish. And if you want to show them a little love in return… send them referrals! That's the real estate equivalent of a great big hug.

When you bought your first home, there was no shortage of advice. From mortgage tips to house hunting strategies, the world was full of guidance for first-time buyers. But now that you're on the selling side for the first time, it might feel like you're supposed to just know what you're doing since you're not completely new to the process.

Selling a home isn't just buying in reverse. It comes with its own set of challenges, decisions, and potential missteps. Maybe you're wondering how much to list for, whether you really need to repaint the living room, or why your agent is asking you to leave the house every time there's a showing. If any of this sounds familiar, don't sweat it—your past buying experience is about to come in handy!

If you can remember what made a home appealing (or a dealbreaker) when you were looking, you'll have a much better shot at getting your own home sold quickly and for the best possible price.

Put Yourself Back in the Buyer's Shoes!

As a first-time seller, it's easy to focus on what you want from the sale. But the key to success is understanding what buyers are looking for. Think back to when you were house-hunting—what turned you off? What made you fall in love with a home? What aggravated you when you were looking at houses?

In case it's been a while since you were in those shoes, let's take a look at some of the things you probably noticed as a buyer, and use those insights to make your home as appealing as possible.

1. Price It Right from the Start

   Remember those overpriced homes you scrolled past because they didn't seem worth it? Or the ones that sat on the market so long you assumed something was wrong with them?

   Buyers today have access to endless data, and they won't hesitate to move on if your price doesn't align with reality. Work with an agent to set a competitive, market-driven price from the beginning to avoid unnecessary price drops and delays.

2. Make It Easy to Show

   When you were looking for houses, there were probably a few sellers who made it almost impossible for you to see it at the time you wanted to, or had really limited times they allowed buyers to come see their house.

   It's frustrating, and often results in buyers moving on to a more accessible home. The more flexible you are with showings, the more potential buyers will get to see your home. And more buyers can lead to more (and better!) offers.

3. First Impressions Matter

   Remember walking into a house and instantly knowing it wasn't for you? Maybe the curb appeal was lacking, or the inside felt dark and cluttered. First impressions are everything.

   Make sure your home is welcoming—fresh landscaping, a well-lit entryway, and a neutral, tidy interior can make all the difference.

4. Declutter and Depersonalize

   Think about that one home you toured where every wall was covered in family photos, or the kitchen was overflowing with personal items. You probably took a quick look around to make sure the seller didn't have a hidden camera behind one of their knick-knacks before joking about the family portrait from 1987!

   It's hard for buyers to picture themselves in a space that feels too much like someone else's home. Clear the clutter, remove personal items, and create a clean, blank slate that buyers can envision as their own.

5. Address Small Repairs Before They Become Big Issues

   Buyers will notice that leaky faucet, the peeling paint, or the door that won't quite close. While these might seem like minor details, they can leave buyers wondering what else has been neglected. Taking care of small fixes ahead of time signals that your home has been well-maintained and can prevent last-minute negotiation headaches.

6. Smell Matters More Than You Think

   You probably walked into a home or two that made you recall a friend or family member's home, which can be a nice walk down memory lane… as long as the home it reminded you of didn't reek of strong pet odors or lingering food smells!

   Even if a home looks great, bad odors can be an instant dealbreaker. Before listing, do a deep clean, air out the house, and consider neutral scents to create a fresh, inviting atmosphere.

7. Listen to Feedback

   When you were a buyer, you probably had opinions about nearly every home you toured, and there's a good chance your agent shared those thoughts with the seller's agent.

   Now that you're the seller, expect the same from buyers—and don't take it personally. If multiple people mention the same issue (like an outdated bathroom or a pricing concern), consider making adjustments to improve your chances of selling quickly.

8. Trust Your Real Estate Agent's Advice

   It might be your first time selling a home, but for a real estate agent, it's what they do every day. A seasoned agent brings valuable expertise from both the buying and selling side, ensuring you price your home correctly, market it effectively, and navigate negotiations smoothly.

   They'll also help you anticipate potential challenges before they become roadblocks, making the entire process as seamless as possible.

The Takeaway:

Selling your first home can feel overwhelming, but if you shift your mindset and think like a buyer, you'll set yourself up for success. Price it right, make it easy to show, and present your home in the best possible light. And most importantly, work with a knowledgeable agent who can guide you through the process.

You've probably seen the buzz lately about 50-year mortgages possibly hitting the U.S. market soon.

If you haven't come across it yet, you probably will—whether in a headline, a newsfeed scroll, or it'll just be an option the next time you're house hunting.

At face value, it sounds like a pretty sweet deal for anyone feeling squeezed by prices and rates. Stretch the payments out over half a century, and suddenly that monthly bill looks a whole lot friendlier. What's not to love, right?

Well, that depends on your perspective. So before deciding whether this could be a game-changer or just another gimmick, let's make sure you've got enough info to have an informed opinion…

Lower Payments? Yes. Lower Costs? Not Exactly.

For many, the appeal comes down to affordability. A longer loan term could help buyers qualify for homes that might otherwise be out of reach, or simply make monthly payments more comfortable.

That part is true, but where there's a "gimme" there's a "gotcha." While the monthly payment may drop, the total cost over time can skyrocket. Stretching a loan over half a century means paying additional interest for half a century.

The "savings" you feel each month could easily be swallowed up—and then some—by what you'll ultimately pay in interest.

Just Another "New" Option

A 50-year mortgage might sound new and exciting, but it's really just another option that isn't currently offered. (Well, at least not all that often.)

Buyers already have plenty of choices when it comes to loan terms: 10-, 15-, 20-, and 30-year mortgages are all standard options. Add in the mix of fixed-rate and adjustable-rate structures, and you've got a wide range of combinations designed to fit different financial situations.

But more often than not, people lean toward the 30-year fixed rate loans.

Technically, 40- and even 50-year mortgages already exist, though they're rare in the U.S. and typically not backed by government programs. According to The White Coat Investor, they're far more common in Europe, where ultra-long-term loans have been part of the financial landscape for years.

A Matter of Perspective

Whether a 50-year loan sounds appealing often comes down to your personal philosophy, and your tolerance for long-term debt.

Some buyers lean toward shorter-term loans—like 15 or 20-year mortgages—because they want to own their home free and clear sooner and pay less in interest. Someone taking this approach, especially with a 15-year fixed or adjustable-rate mortgage, is often very disciplined about paying extra each month to chip away at the principal. To them, the vast majority of people opting for a 30-year fixed loan might look like they're squandering money by stretching payments out unnecessarily and paying far more interest than they need to.

On the flip side, 30-year borrowers often see the world differently. They value lower monthly payments and the flexibility it provides—whether to invest elsewhere, cover lifestyle costs, or just have breathing room in the budget. To them, those who aggressively tackle a 15-year loan might seem either a little extreme… or just downright wealthy to be able to afford such high payments.

So, just like 15-year buyers might shake their heads at 30-year loans, 30-year borrowers will likely question a 50-year term. The point is, there's no "right" choice. It's about what makes you comfortable financially and psychologically.

Is It Worth the Monthly Savings?

Whether the monthly savings makes sense really depends on your perspective and personal situation. Everyone's circumstances are different, so this is a question only you can answer for yourself.

When you're considering what type of loan and terms to choose, you'll need to crunch the numbers at that moment—current rates, your credit score, and other factors will all play a role.

But to give you some general perspective, HousingWire did some math you might find useful. According to the article, stretching a loan out to 50 years might shave around $100–$200 off your monthly payment compared to a 30-year mortgage. That's not nothing—it could make a tight budget feel a little more comfortable.

However, because you're paying interest for an extra 20 years (or more), the total cost over the life of the loan can balloon dramatically. In the examples they gave, the interest payments were more than double what they would have been with a 30-year loan. And we're talking hundreds of thousands of dollars. That "nice little savings" each month comes at the expense of paying far more in the long run.

So yes, you'll feel relief each month with a lower payment, but over decades, your home ends up costing a lot more than the purchase price. That's the trade-off. A 50-year mortgage isn't inherently bad; it's just a choice between short-term comfort and long-term savings. And it's a choice worth thinking through carefully before signing anything.

The Takeaway:

The idea of a 50-year mortgage might sound like a silver bullet for housing affordability, but the reality is more nuanced. Sure, it could make monthly payments a bit lighter—but it could also cost much more in the long run and potentially nudge home prices even higher.

As with most things in real estate, there's no one-size-fits-all answer. It's not necessarily right or wrong, it's about what's right for you. The key is to understand exactly what you're signing up for before committing to a loan that could last longer than most careers.

It's a new year, and if buying a home in 2026 is on your mind, there's one simple piece of advice worth hearing first: get started now.

Not in March. Not in spring. Not "when the weather gets better." Now.

Why? For starters, buying a home takes time. A recent Realtor.com article suggests getting started at least six months before you plan to close. That doesn't mean starting in January automatically puts you on track for a June closing. In fact, if you get started now, there's a good chance you could be in a home much sooner than that.

On the flip side, even if you don't plan to move until later in the year, beginning the process early still puts you in a far stronger position when you're ready to make offers. You're almost always better off starting sooner rather than later.

There's a lot involved beyond simply finding a house you like. Financial preparation, getting pre-approved for a mortgage, understanding what you can truly afford, getting a handle on the existing inventory, touring homes, writing offers, negotiating terms, and finally closing — all of that takes time. And that's before factoring in local competition and inventory.

But as we head into this new year, there's another reason starting early matters even more — and it has everything to do with what's happening in the market right now…

It's Finally a Buyer's Market in Many Areas… But It Might Not Last

One of the biggest reasons to begin in January is where the market stands right now. In many areas, conditions are unusually favorable for buyers — and that's not something to assume will stick around.

According to recent housing market data, there were roughly 37% more sellers than buyers across the U.S. in November 2025, one of the largest gaps on record going back to 2013.

A gap that large can give buyers more negotiating power. It often leads to more options, more time to consider choices, and greater leverage when it comes to price, terms, and requests for seller concessions.

But that gap can easily close.

Many buyers put off looking for a home until the spring market "officially" begins. That's in quotation marks because there really is no official date for when the spring market begins. But at some point in the next few months, there will likely be a surge of buyers entering the market.

When that happens, competition will increase and many of the advantages buyers enjoy early in the year will likely begin to shrink. Buyers who wait may find themselves facing more multiple-offer situations, tighter negotiations, and less room to ask for concessions.

Getting started in January doesn't just give you a head start — it gives you a shot at taking advantage of conditions that may look very different just a few months from now.

The First Thing to Do After the First of the Year

If you're even just thinking about buying a home in 2026, the most productive first step after the new year isn't scrolling listings or heading out to open houses — it's having a conversation with a local real estate agent.

National headlines are helpful for understanding broad trends, but real estate is extremely local. Conditions can vary dramatically from one city to the next, from one neighborhood to another, and even from one price range to another within the same town.

An agent can walk you through what inventory looks like right now, how competitive buyers are in your target price range, and whether sellers are negotiating or still holding firm. They can also help you come up with a timeline and strategy based upon your personal situation and the current market conditions.

The Takeaway:

Buying a home almost always takes longer than people expect. That's why many experts recommend starting the process at least six months before you plan to move. That doesn't mean it has to take that long — plenty of buyers find and close on a home much sooner. But it does mean that giving yourself time is rarely a bad idea.

Starting as early in the year as possible is always smart, but starting early in 2026 may be even smarter.

With roughly 37% more sellers than buyers — the largest gap we've seen since 2013 — today's market is offering buyers opportunities that may not last once more people jump in later this year. Waiting until spring could mean more competition and fewer advantages than buyers see right now.

If you're even thinking about buying in 2026, getting the ball rolling in January can put you in a much stronger position. And the best first step isn't browsing listings — it's talking with a local real estate agent who can explain what's happening in your market, help you set realistic.

When you sell a house, staging can make a real difference. But the word "staging" means different things to different people.

Some think of it as simply rearranging what they already have — moving a few pieces around, opening the blinds, and putting their space in the best possible light (literally and figuratively).

Others picture an HGTV-level overhaul — trucks pulling up with designer furniture, new art on the walls, accent lighting, and everything color-coordinated down to the coffee-table books.

And then there are those who take it down to the tiniest of details, like arranging the perfect pillow on the bed — as mentioned in a recent Realtor.com article.

Of course, if staging homes is your business, every little thing matters. But for most homeowners, the idea of doing that much can feel intimidating.

So when it comes time to sell, while some people take staging very seriously, determined to polish every inch of their home to perfection in hopes of capturing top dollar, on the other end of the spectrum, some don't do a thing. But most sellers fall somewhere in between.

Will perfectly placed pillows make or break your sale? Probably not. (It certainly won't hurt! But you don't have to go to such great lengths…)

However, there are a few simple things every seller should do, no matter where you fall on the staging spectrum.

Start With One Big Declutter… Then Do a Daily Declutter

Decluttering might not sound like "staging" in the traditional sense, since you're not hauling in new furniture, swapping out rugs, or hiring a professional stylist. But at its core, it's the most basic form of staging.

Getting rid of items you don't need, that cramp the space, or that distract from the home's features is one of the simplest ways to make your home feel larger, cleaner, and more inviting. Even if your furnishings or decor aren't perfect, reducing visual clutter creates a canvas that lets buyers focus on the home itself.

Before your home hits the market, tackle one big declutter: remove excess furniture, clear out general junk, and create breathing room so buyers can easily see what the space offers.

Decluttering might not sound like "staging" in the traditional sense, since you're not hauling in new furniture, swapping out rugs, or hiring a professional stylist. But at its core, it's the most basic form of staging.

Getting rid of items you don't need, that cramp the space, or that distract from the home's features is one of the simplest ways to make your home feel larger, cleaner, and more inviting. Even if your furnishings or decor aren't perfect, reducing visual clutter creates a canvas that lets buyers focus on the home itself.

Before your home hits the market, tackle one big declutter: remove excess furniture, clear out general junk, and create breathing room so buyers can easily see what the space offers.

Once your house is listed, it's all about daily declutter and upkeep. Little things you might not notice in your day-to-day life — or items left in a rush — often stand out to buyers. While most won't care about perfectly coordinated throw pillows, they will notice small distractions if left unchecked.

Here are the core areas to focus on:

• Make your bed. It might seem small, but a made bed immediately reduces visual clutter and makes a bedroom feel cared for. You don't need perfectly coordinated pillows or designer linens — just a tidy bed signals that the space is ready for buyers to imagine themselves living there.
• Keep bathroom sinks clean and clear. Buyers notice toothpaste splatters, damp towels, and random toiletries. A quick wipe of the sink and mirror each morning keeps the bathroom feeling fresh and uncluttered, even with everyday use.
• Put clothes (and workout gear) away. The "not quite dirty enough" pile on the chair or treadmill is an easy trap. Even small piles can make a room feel messy. Spend a minute each day putting clothes back in the hamper or closet so spaces feel organized and spacious.
• Mind the kitchen counters. A clean countertop instantly communicates a well-maintained home. Too many gadgets, mail piles, or dishes send the opposite message. Keep surfaces clear, storing items in cabinets or drawers while the home is listed.

It's easy to let things slide — especially if your home's been on the market for a while or showing activity has slowed down. But buyers often decide to see a property at the last minute, and first impressions are hard to reset.

You never know which random Tuesday afternoon will bring the offer you've been waiting for. Staying consistent with small habits keeps your home ready for opportunity.

But by focusing on these areas, you maintain the sense of order that makes your home look its best — without turning your life upside down or staging every pillow. It's the daily upkeep that keeps the big declutter from slipping back into chaos.

If you're unsure whether your home would benefit from more advanced or strategic staging, ask your agent for guidance. Every market and price point is different. Some homes truly benefit from professional staging. Others simply need everyday tidiness and good lighting.

Either way, the basics above are universal — they're the bare minimum "staging" steps every seller should follow while their home is on the market.

The Takeaway:

You don't need to reinvent your home or invest in designer décor to make it show-ready. The goal isn't perfection — it's presentation. A clean, bright, and organized space helps buyers see your home's potential instead of your to-do list.

So, by all means, buy a few new throw pillows for your bed if it makes you happy. But what really matters is keeping your home consistently welcoming, whether it's the first weekend on the market or the fiftieth showing.

But the most important thing to do is one major decluttering effort before listing, and then tending to the trouble spots around your home on a daily basis, just in case a buyer comes to see your house on short notice.

There's something about the phrase "as-is" that feels powerful when you're selling a house. Two little words, and—poof!—no more haggling, no more repair requests, no more back-and-forth. Just agree on a price up front, collect every penny at closing, and let the buyer handle any issues once they own it.

At least, that's what many sellers hope will happen…

Unfortunately, "as-is" doesn't always have the effect sellers imagine. The way it comes across depends entirely on the buyer's mindset—and in some cases, it might even scare off the perfect one.

Here's a look at 7 ways buyers might interpret those two little words, so you can decide if it's the right move for you:

1) "As-If! We'll See About That…"

Some buyers will treat as-is as a challenge. They may agree to take the house "as-is," but also retain their right to a home inspection saying they just want to make sure there's nothing major wrong with the house. In theory, this just lets them walk away if the issues are too much to handle. However, don't be surprised if they present a list of things they want you to repair or give them a credit to fix themselves. You can always say no, but it may make sense to work with them on the issues, because you could end up getting the same requests with another buyer anyway.

2) "Ahhh, So you want Me to Come in With a Lowball Offer, Right?"

Other buyers will immediately knock 30% off the price in their head—before even seeing the house. Even if the home is perfectly livable, they'll assume it's a financial disaster waiting to happen. Rather than let them do fictional math in their head before making an offer, you may be better off letting them do some actual repair calculations once they get a home inspection done.

3) "Nope."

It could also entirely scare a buyer off before they even click past the first photo online. If they're not handy, and don't have the budget (or desire) to fix things that may be wrong with the house, you might never know they could have been interested in your house if it weren't for those two little words in your listing.

4) "For That Amount of Money?"

There are also buyers who don't mind a fixer-upper, but they'll expect a break on the price in return. Unlike the lowballers, these buyers won't even bother making an offer—they'll just wait until the price drops to what they feel is reasonable.

5) "What Are They Trying To Hide?"

It could also cause some buyers to assume you're trying to hide something. They may not be entirely scared away—and they may even offer you a great price for the house—but don't be surprised if they're skeptical and just looking for problems that may not even exist.

6) "How Bad Could It Be?"

This type of buyer is misleading. They start out optimistic, but deep down they're just waiting for the other shoe to drop. Honestly, it can go either way for this type of buyer. They're hopeful enough to come look at your house, but they're also kind of looking to see if they can answer their own question with something along the lines of, "Oh it can be bad… really bad!"

7) "Perfect… I'll Take It!"

These are the buyers every as-is seller hopes to attract. So there's always a chance that putting "as-is" in your listing won't bother some buyers a bit. But are they truly the best buyer you could've gotten—or did those two little words scare off an even better one?

Unless you're a real estate agent, you probably don't think about home appraisals more than a few times in your life. (Considering how much time real estate agents spend worrying about them, you're probably better off!) But when you buy a house, chances are a third-party appraiser will need to inspect the house and analyze whether you're paying an appropriate amount for it.

That's a good thing, because it ensures you're not overpaying for a house, but sometimes an appraiser can make mistakes, or just has trouble justifying the amount you're willing to pay due to a lack of data, or not understanding the current local market.

Ideally your appraisal will come and go without a hitch, and you might not even know it happened the next time you buy a house. But the more you know about the home buying process, the better off you'll be. So let's take a look at 8 common questions buyers have about home appraisals:

1) Do I really need one?

A lot of buyers are totally comfortable with the amount they're offering for a house, and they don't feel the need to have someone beyond the real estate agent they trust come in and say they're paying the right amount. Unfortunately, if you're getting a mortgage, which a lot of people do, your lender will most likely require that an appraisal be done so that they can be assured the house is worth what you're willing to pay for it.

2) Who pays for it?

Umm, ahem, even if you don't want one, and it's more for the lender's benefit, you actually pay for it. Usually you'll end up paying for it at the closing as one of the various closing costs, so it probably won't feel like an added cost, but it does surprise many buyers to find out it's something they have to pay for even though it's the lender who really wants it more than anyone else.

3) When is the appraisal going to get done?

Good question! Unfortunately, delayed appraisals are one of the things that lenders claim is holding up getting your loan approved, so don't be surprised if you and your agent are asking this very question. It's something agents find themselves asking lenders quite often, but getting a firm answer can be difficult. It's really in the hands of your lender to order one, so it depends upon when they get around to doing it. And then it depends upon the appraiser's availability as to when he or she will actually schedule a day and time to inspect the house.

4) Where is the appraisal?

Just because the appraiser finally gets over to the house to inspect it, that doesn't mean the appraisal is done yet. They still need to do their analysis and write up a report. Ideally the appraiser will do it within a day or two, but (again!) it's really out of your and your agent's hands as to when it actually gets done.

But even once it's done, you still might be wondering where it is! You might be paying for it, but you also might never even see a copy of it. You're entitled to a copy upon request, so if they don't send it to you, feel free to ask for it. The upshot to not seeing it is that it's a good sign there was no issue with it, and your lender just filed it away as complete and satisfactory.

5) Where did they come up with that number?

On the other hand, you'll probably become way more familiar with what an appraisal looks like if there's an issue with the amount the appraiser says the house is worth. In that case, you and your agent will likely be taking a close look at their report and trying to understand where in the world the appraiser came up with the amount they claim the house is worth.

6) Why did they compare it to those houses?

Ideally the appraiser will compare your house to other homes that are fairly similar to it. But when the number does come in lower than the amount you've agreed to pay for it, a lot of times it's because the appraiser did a poor job choosing "comparable" houses to compare it to. To be fair, sometimes there just aren't many or enough of them to compare against. But sometimes they're just plain wrong because they aren't familiar with the area, or they just have a different perspective on the value of the house than you and your agent do.

7) Can I fight it if it comes in too low?

Yes! You and your agent can contest it and ask the lender to have the appraiser consider other, more appropriate comparable properties that will help justify the amount you're willing to pay. If the appraiser still doesn't amend the appraisal to a high enough amount, you can ask for another one to be done, but you might have to agree to pay for it unless you can prove that the first one was done incompetently.

8) Why did it appraise for the exact amount I'm paying?

More often than not, if the appraiser doesn't come back with an appraisal amount that's lower than what you're willing to pay, their report will most likely say that the house is worth just about what you agreed to pay, or maybe a little bit more. Many buyers wonder how they could have hit the nail on the head with the amount they offered, but the reality is, the appraiser is just trying to justify the amount you're paying for it, so they're not concerned about whether or not you got a deal on it. So even if you got the deal of the century and bought a house for tens of thousands less than it should've sold for, don't feel like you didn't just because the appraiser didn't say so in the report!

Buying a home can be a nerve-racking experience, no matter what price range you're in. Spending (or borrowing) hundreds of thousands of dollars, uprooting all of your belongings, and stepping into the semi-unknown can stress even the most level headed people, causing second thoughts and doubts.

There are plenty of legitimate reasons not to make an offer on a house, like: structural issues, it's over your budget, or the location isn't ideal, to name a few.

But, not all doubts are created equal. And sometimes we mistake trivial concerns for real ones, creating reasons not to buy a house that shouldn't be there.

Here are eight bad reasons for not making an offer on a house:

1. Because you want to wait and see if the price goes down

A wait-and-see approach is much more likely to end with someone else buying the house before you get a chance to. If you like it, there's a high likelihood that someone else likes it too. Even if a house you like is overpriced, you're better off making an offer and negotiating, than simply waiting for the owner to lower their price.

2. Because one of your friends doesn't like it

People's opinions can impact us a lot. But when it comes to homeownership, you shouldn't necessarily listen to what your friends think. After all, you're the one who's going to have to live there… so if you like it, go for it!

3. Because the listing sites have a price estimate that's different from what the seller is asking

Some listing sites provide an approximate estimate of what a home is worth. But keep in mind that these are based on algorithms and publicly available data, not an in-person inspection and analysis of value. So, take them with a grain of salt, not as gospel.

4. Because you don't like the light fixtures (or something else that's easy to fix)

Small cosmetic defects can make a huge visual impact, but always try to focus on the big things, and not on things that are easy to change or fix. Items like light fixtures, paint color, and decor are easy to fix, so try and see past even the worst of taste.

5. Because you think mortgage rates will continue to fall

It can be tempting to try to "wait out" the interest rate market, but it's a fool's errand. If you knew where rates were going, you'd be a billionaire sitting on the beach somewhere. If you can afford the payment, don't try to squeeze out an extra quarter of a percent by waiting — they might just go in the other direction.

6. Because there are already other bids

In a competitive market, or on a nice-enough house, there are likely to be other bids, and sometimes more than just a few. Don't let this deter you from making an offer though; you have as good a chance as anyone else, so just give it your best shot!

7. Because you're afraid that the process will be too complicated

Buying a home is a bit complicated. There's a lot more to it than the average person ever knows. But, as long as you work with a great agent, the process shouldn't be all that complicated for you. Most of that stuff goes on behind the scenes.

8. Because you want to wait for the "perfect" time to buy

The "perfect" time to buy is when you want to or need to move. Timing the market is almost impossible to pull off. Usually, if the market does go down considerably, there are other factors at play that may get in your way of buying at that time anyway, whether it be interest rates, ease of getting a loan, or the overall economy and employment.

Selling a home is emotional. It's also deeply personal, which is why so many sellers struggle with one simple but crucial piece of advice: Leave the house when buyers come to see it.

To real estate agents, this advice feels like second nature. It's right up there with decluttering and pricing it right. But even though agents repeat it regularly, it doesn't always stick. Some sellers brush it off, while others assume it's optional.

But according to a recent Realtor.com article, there's a noticeable uptick in sellers staying home during showings and open houses—a trend that can make a home much harder to sell.

This isn't just about buyer comfort. It's about psychology, strategy, and giving your home the best possible chance to shine.

Why Sellers Think They Should Stay

While it seems like common knowledge within the real estate world, that doesn't mean the average homeowner knows—or fully understands—it.

Most people don't sell homes all that often. So when a seller decides to stick around during a showing, it's not necessarily defiance. It's often rooted in logic that, on the surface, seems sound. Here are some of the most common justifications:

• "Who better to answer questions than me?"
• "I want to point out all the updates I've made."
• "It's still my home—I should be allowed to be here."
• "What if something gets stolen?"
• "I have pets, kids, or someone who can't be left alone."
• "It's just an open house. I'll stay in the background."

And lately, new circumstances have added fuel to the trend. The Realtor.com article points out a few modern reasons that are making this issue more common today than in the past:

• Security concerns. With scams and fraud making headlines, some sellers are nervous about leaving strangers alone in their home—even with a licensed agent present.
• Remote work. A growing number of people work from home and may not have the flexibility to step away during the day.
• Tight schedules. With school runs, Zoom meetings, and packed calendars, leaving the house—even briefly—can feel overwhelming.
• High expectations in a fast-moving market. Some sellers believe their presence might help seal the deal, especially if homes are moving quickly and competition is fierce.

But even with understandable reasons, staying home during a showing often does more harm than good.

Why You Shouldn't Stick Around

Buyers need space—not just physically, but emotionally. Walking through a home is when they start picturing their furniture in the living room, their dog in the yard, their kids at the kitchen counter. That kind of imagining only happens when they feel at ease.

And it's nearly impossible to relax and explore freely when the seller is sitting on the couch. (Or worse…following them around from room to room.)

When sellers are home during showings or open houses, here's what often happens:

Buyers don't speak freely. They'll hold back questions, concerns, or even compliments. If they don't like the paint color or have a question about the roof, they may stay silent to avoid awkwardness.

• They rush the visit. Feeling like an intruder makes most people move along quickly instead of lingering and connecting with the space.
• It feels tense. Even the nicest, most well-meaning seller can make a buyer feel like they're being watched.
• It can feel like pressure. Sellers may try to "help" by explaining features or highlighting upgrades, but it usually just makes buyers uncomfortable.
• It can shift negotiating power. Buyers may try to read the seller's emotions or motivation, which could affect how and when they make an offer.

Even when a seller stays quiet and out of the way, their very presence can create a barrier between a buyer and their future home.

Tips for Getting Out While Your Home Is on the Market

Yes, leaving your house for showings can be inconvenient. But with a little preparation, it can be manageable—and even beneficial for your own peace of mind.

Many homeowners just hop in the car and drive around the block until they see the buyers have left. Which is certainly a step up from sitting in their idling car watching from just down the street, but it's still a waste of time and gas when you could be spending the time more productively.

Here are some simple ways to get out of the house and put your time to good use:

• Run errands. It's the perfect time to knock out that grocery list, hit the pharmacy, or swing by the dry cleaner.
• Work remotely elsewhere. Coffee shops, libraries, and even co-working spots are great temporary options.
• Go for a walk or hit the gym. You'll burn off stress and get some fresh air in the process.
• Meet up with someone. A coffee break or lunch with a friend can make the time pass quickly, and it's a good way to catch up with someone you haven't seen in a while.
• Coordinate timing. Ask your agent to give you a heads-up when a showing is wrapping up. You can also set up a system with a neighbor to give the all-clear when they see the buyers pulling out of your driveway.
• Set designated showing hours. If leaving all the time isn't feasible, work with your agent to set reasonable showing windows. (***Just know that limited access can reduce the pool of interested buyers, and potentially make the sales process drag out for a longer time.)
• Make the home easy to show. The more available and well-priced your home is, the faster it's likely to sell—meaning fewer showings overall.

But If You Absolutely Have to Be There…

Sometimes, life doesn't allow for total flexibility. For example, maybe your work-from-home position doesn't allow for you to just grab your laptop and work from a coffee shop. Or perhaps you're waiting for an important delivery. If that's the case, staying home during a showing might be unavoidable—but you can still create space for buyers to explore.

If you must stay home, here are some tips:

DO:

• Stick to one area of the home (like a home office, sunroom, or backyard).
• Be brief and friendly if you encounter the buyers.
• Make yourself as invisible as possible and avoid interrupting.

DON'T:

• Offer a tour or follow buyers from room to room.
• Try to "sell" the home with your commentary or enthusiasm.
• Eavesdrop or hover in the background.

The goal is to be present without being in the way—and to avoid influencing the buyer's impression in any direction.

The Takeaway:

Some sellers feel like they should—or at least should be able to—stay home when buyers come to see the house. And according to recent reports, more and more are choosing to do just that.

But while it might seem harmless or even helpful, being present during showings can actually work against the sale. Buyers need space to explore, ask questions, and picture themselves living there—and that's hard to do when the seller is watching from the corner of the room.

The best thing a seller can do is step out and give buyers room to connect with the home. It may feel like a small thing, but it can make a big difference in helping the home sell quickly and smoothly.

Buying a new home when you already own one is tricky in almost any market.

But when there's limited inventory or a flood of buyers competing for the same properties, it gets even trickier. Even in a slower market, the logistics can still be stressful.

Plenty of homeowners start out thinking, I'll just keep my eyes open, find something I love, make an offer, and it'll all fall into place. Once I have another home lined up, I'll sell my current place quickly—it shouldn't be a problem.

It's an optimistic approach, but reality often plays out differently.

Why Not Just Ask a Seller to Give You Time to Sell Your House?

It's understandable if you don't want to sell your current home until you've found the next one. But for many buyers, selling is the only way to free up the funds they need for their next purchase. And that's where things get complicated.

You can end up feeling stuck in limbo—unsure how to make the leap without risking a stretch of being in between homes or juggling two at once.

A common assumption is that the seller of the home you want will simply wait while you sell your place, agreeing to a contingency that makes your purchase dependent on your sale.

In reality, most sellers aren't thrilled with that idea. From their perspective, it introduces a big question mark into the deal. They'd much rather work with buyers who already have financing secured, have their home sold, or don't need to sell at all.

That's why real estate professionals usually advise putting your current home on the market first, getting it under contract, and then shopping for your next place. While contingent offers can work, they usually leave you at a disadvantage compared to other buyers.

Why Not Just Buy First and Hope Your House Sells?

Some buyers decide to take the opposite approach and try to find the perfect house, make an offer, and then scramble to sell their current place before the closing date.

It's bold—but risky.

Even if your home is attractive and in demand, selling and closing on it in a short time frame is no small feat. Deals can fall through. Buyers can get cold feet. And if you're under pressure to sell, you might end up accepting less favorable terms, giving up ground on price, or conceding on inspection repairs you'd normally push back on.

Bottom line: going under contract on a new home while still holding onto your old one can leave you financially and emotionally stretched thin.

How a Bridge Loan Can Help You Make the Leap

Fortunately, there's a financing tool designed for this exact situation: the bridge loan.

As this article from the National Association of Realtors recently explained, bridge loans can give homeowners a way to move forward with buying before their current home sells.

A bridge loan is a short-term financing option that allows you to tap into the equity in your current home before you sell. Essentially, it gives you temporary access to your home's value so you can act quickly in a competitive market without having to wait for your sale to close.

Here's how it works:

• Access your equity now. Instead of waiting for the proceeds from your sale, a bridge loan lets you borrow against a portion of your home's equity. That cash can then go toward the down payment and closing costs on your new property.
• Move faster in a competitive market. Sellers are more likely to take your offer seriously if you don't have to make it contingent on your home selling. With a bridge loan, you can put in a strong offer with confidence.
• Stay financially balanced. Lenders structure these loans so you're not overextended. They'll usually let you access enough equity to cover upfront costs without putting you in a risky spot.

In many ways, qualifying for a bridge loan is similar to qualifying for a traditional mortgage. Lenders look at your overall financial picture: your income, credit score, debts, and, of course, how much equity you have in your current home. They need to know you can comfortably handle payments on both homes during the short overlap period.

Time (And Timing) Still Matters… but a Bridge Loan Gives You Breathing Room

Bridge loans aren't open-ended. Most give you about six months to sell your current home. That window can feel like a relief compared to trying to pull everything off in a matter of weeks, but it still comes with responsibility.

Once the bridge loan is in place, you'll want to move quickly to prep your home, list it on the market, and attract serious buyers. The more proactive you are, the smoother the transition will be.

Think of the bridge loan as buying yourself breathing room—not a license to sit back and wait.

Is a Bridge Loan Right for You? Talk It Through With a Pro

Bridge loans aren't a one-size-fits-all solution. They offer clear advantages—flexibility, stronger offers, and less stress about juggling two closings—but they're not without drawbacks. Interest rates are typically higher than traditional mortgages, and you're temporarily carrying two loans.

If you're confident in your home's marketability and comfortable with a short-term overlap, a bridge loan can help you navigate the buy-sell puzzle. But if your finances are tight or your home might take longer to sell, it may not be the safest choice.

The smartest first step is talking to a real estate professional you trust. An agent can help you weigh your options, assess your home's marketability, and connect you with lenders experienced in bridge loans. With the right guidance and a solid plan, moving from one home to another doesn't have to feel impossible.

The Takeaway:

Buying a new home while still owning your current one can feel like walking a tightrope—but with the right strategy, it doesn't have to be overwhelming. Contingent offers or buying first without a plan often leave buyers who also have a house to sell stressed and at a disadvantage.

Bridge loans offer a way to tap into your home's equity, move quickly in a competitive market, and give yourself breathing room to sell your current property. They aren't the perfect fit for everyone, but paired with the guidance of a trusted real estate professional, they can make the transition between homes smoother and less risky. The key is planning ahead, knowing your financial limits, and having the right team in place to navigate the process successfully.

There's something about the phrase "as-is" that feels powerful when you're selling a house. Two little words, and—poof!—no more haggling, no more repair requests, no more back-and-forth. Just agree on a price up front, collect every penny at closing, and let the buyer handle any issues once they own it.

At least, that's what many sellers hope will happen…

Unfortunately, "as-is" doesn't always have the effect sellers imagine. The way it comes across depends entirely on the buyer's mindset—and in some cases, it might even scare off the perfect one.

Here's a look at 7 ways buyers might interpret those two little words, so you can decide if it's the right move for you:

1) "As-If! We'll See About That…"

Some buyers will treat as-is as a challenge. They may agree to take the house "as-is," but also retain their right to a home inspection saying they just want to make sure there's nothing major wrong with the house. In theory, this just lets them walk away if the issues are too much to handle. However, don't be surprised if they present a list of things they want you to repair or give them a credit to fix themselves. You can always say no, but it may make sense to work with them on the issues, because you could end up getting the same requests with another buyer anyway.

2) "Ahhh, So you want Me to Come in With a Lowball Offer, Right?"

Other buyers will immediately knock 30% off the price in their head—before even seeing the house. Even if the home is perfectly livable, they'll assume it's a financial disaster waiting to happen. Rather than let them do fictional math in their head before making an offer, you may be better off letting them do some actual repair calculations once they get a home inspection done.

3) "Nope."

It could also entirely scare a buyer off before they even click past the first photo online. If they're not handy, and don't have the budget (or desire) to fix things that may be wrong with the house, you might never know they could have been interested in your house if it weren't for those two little words in your listing.

4) "For That Amount of Money?"

There are also buyers who don't mind a fixer-upper, but they'll expect a break on the price in return. Unlike the lowballers, these buyers won't even bother making an offer—they'll just wait until the price drops to what they feel is reasonable.

5) "What Are They Trying To Hide?"

It could also cause some buyers to assume you're trying to hide something. They may not be entirely scared away—and they may even offer you a great price for the house—but don't be surprised if they're skeptical and just looking for problems that may not even exist.

6) "How Bad Could It Be?"

This type of buyer is misleading. They start out optimistic, but deep down they're just waiting for the other shoe to drop. Honestly, it can go either way for this type of buyer. They're hopeful enough to come look at your house, but they're also kind of looking to see if they can answer their own question with something along the lines of, "Oh it can be bad… really bad!"

7) "Perfect… I'll Take It!"

These are the buyers every as-is seller hopes to attract. So there's always a chance that putting "as-is" in your listing won't bother some buyers a bit. But are they truly the best buyer you could've gotten—or did those two little words scare off an even better one?