Living in Idaho Falls

Living in Idaho Falls Helping homeowners sell their property in this competitive market! Making dreams come true through homeownership!

Communicating every step of the way, making sure your buying or selling process goes as smoothly and quickly as possible!

Too many buyers think the only way to get the house is to be the highest offer. Time and time again I’ve found there is ...
09/24/2026

Too many buyers think the only way to get the house is to be the highest offer. Time and time again I’ve found there is SO much more to the right deal.

Weigh in! Would you consider using ChatGPT to sell your house?
09/23/2026

Weigh in! Would you consider using ChatGPT to sell your house?

09/10/2026

Your home went live in May. It’s September. It’s still sitting there and now you’re thinking about pulling it and “trying again in spring.”

I need you to hear this before you do that.

Pulling your listing and relisting later doesn’t reset anything that matters. Buyers can still see the history. And you’ll be relisting into the busiest season of the year, when your competition is at its peak.

Here’s what I actually tell sellers whose home didn’t sell this summer:

1. Cut the price, not the listing. About 20% of homes on the market right now have already taken a price cut. The sellers who made one honest correction sold. The ones who made three small ones just told every buyer they were guessing.

2. Reshoot the photos. If your listing shows a green lawn and blooming flowers and it’s now fall, buyers know exactly how long you’ve been sitting. Fresh photos are the cheapest relaunch you can do.

3. Read your showing feedback like a buyer wrote it, because they did. If four different people said the same thing about the carpet, the carpet is the problem. Not the market.

4. Add a concession before someone asks. A seller paid rate buydown or a closing cost credit costs less than a price drop and it reaches the buyer who can almost afford your home. Rates just hit their highest point in over a year. Buyers feel every dollar of monthly payment right now.

5. Fix the one thing you’ve been ignoring. The cracked tile. The dated light in the entry. The room still full of boxes. Buyers read it as a signal of how the whole house was cared for.

Here’s the good news. About 12% fewer sellers are pulling their homes this year than last, because more of them are choosing to price real and get it done. And the buyers still out there in the fall are serious. They have a job start date, a school year, a reason.

They’re not browsing.

You don’t need to wait for spring. You need a real plan for the next 30 days.

Comment VALUE and I’ll tell you exactly where your home stands against what’s actually closing right now, not where it was priced in May.

09/03/2026

Friday the Fed chair gave a speech everyone was watching, hoping to hear that rate cuts were coming. Instead he said the opposite. Rates should not be promised in advance. Within hours the 10 year treasury yield jumped and the market’s odds of a rate hike in September went from 35% to almost 60%, overnight.

If you’ve been waiting for rates to drop before you start looking, I need you to see this.
Right now there are 1.126 million active listings nationally. Pending sales are up just 2% year over year, which means competition for each home is lower than it’s been in a long time. That combination, high inventory and low buyer competition, does not last. It shows up for a season and then it’s gone, usually the moment rates actually do drop and everyone who was waiting jumps back in at once.

Here’s what I’m telling my buyers this week instead of “wait and see”:

1. Get preapproved at today’s rate, not the rate you’re hoping for. Know your real number so you can move the second the right house shows up.

2. Run the actual monthly payment math with me. The headline rate matters less than what lands in your budget every month, and there are ways to soften that number now.

3. Ask about a temporary rate buydown. In this market, more sellers are willing to help cover it than they were a year ago, because they know inventory is working against them too.

4. Use the leverage you have right now. Repairs, closing costs, rate buydowns. Sellers are more open to all of it while inventory sits high. That leverage shrinks the second competition picks back up.

Waiting for a rate cut that may not come means gambling away the leverage you already have. I’d rather you buy the right house at today’s rate and refinance later than lose the house waiting for a maybe.

DM me and let’s map out what your actual numbers look like right now, no pressure, just the math.

08/29/2026

Builders do not put a price reduced sign in the yard. They just quietly start throwing money at buyers so nobody notices the number moved. That is happening right now, and most resale buyers have no idea it is their leverage too.

Housing starts fell 12.4 percent in July. Single family construction is down 15.7 percent compared to a year ago. Builders have unsold homes sitting on their books and they are not waiting around for the market to save them.

Right now 35 percent of builders are cutting prices, by an average of 6 percent. 63 percent are offering incentives on top of that. Rate buydowns. Closing cost credits. Free upgrades that never show up on the price sheet. All of it designed to move inventory quietly instead of publicly slashing the list price.

Here is what most buyers miss. You do not have to be buying new construction to use these numbers. If a builder three miles from the resale house you are touring just knocked 6 percent off a comparable floor plan and threw in a 2-1 rate buydown, that is a real, documented data point. Bring it to the table.

An appraiser has to consider new construction comps when they exist nearby. Your agent can use builder incentive sheets the same way in a negotiation, even on a 15 year old resale home. Most agents never think to pull them. Most buyers never ask.

This is not about buying new instead of resale. It is about knowing what your actual competition is offering before you write an offer on anything, so you are negotiating with real numbers instead of guessing.

I pull builder incentive sheets for every buyer I work with before we write an offer on a resale home, even when new construction is not on the table. It takes one phone call to the builder’s sales office. Most agents skip that call because it is not required. I make it anyway, because a documented 6 percent price cut down the street is worth more in a negotiation than an opinion about what a house is worth.

Comment HIRE and I will send you the guide on how to hire an agent who actually digs up this kind of leverage for you.

Address

Idaho Falls, ID

Telephone

+12088675866

Website

Alerts

Be the first to know and let us send you an email when Living in Idaho Falls posts news and promotions. Your email address will not be used for any other purpose, and you can unsubscribe at any time.

Shortcuts

Share

Category