Kathy Dodge-Clay at LPT Realty

06/16/2026

In real estate, there's a term for a home that sat on the market too long without selling: stale.

And June is when the stale listing clock really starts ticking.

Here's the pattern: A home hits the market in spring with high hopes. It's priced slightly above where it should be. Buyers tour it but don't offer. It sits through May. Now it's June — the peak season — and it still hasn't sold. By July, buyers are asking their agents: 'Why hasn't this one sold? What's wrong with it?'

That question — 'what's wrong with it?' — is the beginning of the stigma. And once a listing gets that label, price reductions often don't fix it because the perception problem runs deeper than the price.

The solution isn't to panic. It's to be proactive:

If your home has been on the market 30+ days without an offer, it's time to have an honest conversation about pricing, presentation, or both. A strategic price adjustment in June — when buyer traffic is still high — is far better than a desperate one in August when the market cools.

Don't let June slip by. DM me 'STALE' and let's talk about your options.

06/15/2026

Every summer, the pool question comes up. And the honest answer is: it depends.

A pool in June is a visual wow — sparkling water, outdoor living, vacation-at-home energy. Buyers touring in summer can actually picture themselves using it. That's a real advantage.

But here's what sellers sometimes don't account for:

A pool also adds to the buyer's mental cost calculation. Maintenance. Liability. Insurance. Safety if they have young children. In markets where pools are universal, this is barely a factor. In markets where they're rare, buyers often weigh the pool as a project rather than a perk.

So how do you handle it as a seller?

Make it look spectacular for listing photos — crystal clear water, clean decking, staged loungers. Include documentation of recent maintenance and any warranty on equipment. And price your home knowing that roughly 10–15% of buyers in most markets will actively prefer a home without one.

As a buyer, don't let a pool be the reason you skip an otherwise great home. And don't let it be the only reason you choose one. Focus on the home first.

What's your take — pool or no pool? Drop it in the comments.

06/12/2026

Everyone's talking about Baby Boomers and first-time buyers. But there's a third group quietly making serious moves in 2026: Gen X.

Buyers ages 46–60 increased their share of the market this year to 25% — up from 24% in 2025. That might sound small, but when you understand who these buyers are and what they're doing, the number gets more interesting.

Gen X is the classic move-up buyer. They bought their first home in their 30s. They've been in it for 10–15 years. They've built equity. Their kids are older — some are leaving the nest entirely. And now they want the home they always intended to eventually own: more space, better location, the primary suite they've been dreaming about, the outdoor space, the home office.

They're also entering the multigenerational living conversation — either housing aging parents or accommodating adult children who've returned home.

For sellers: a move-up Gen X buyer is often selling a well-maintained starter home at the same time. For buyers: understanding that your competition includes these equity-rich buyers helps you price your offers more strategically.

Which generation are you buying in? Drop it below — I'm genuinely curious about who's in this audience.

06/12/2026

06/11/2026

In June 2026, one of the most powerful tools in a buyer's negotiation toolkit isn't a lower price. It's a rate buydown.

Here's how it works: instead of asking the seller to drop their price by $15,000, you ask them to buy your mortgage rate down by 1–2 points for the first 1–2 years. That $15,000 translates to roughly $85–90/month in savings from a price reduction. But used as a 2/1 buydown? It can save you $400–500/month in your first year — right when your cash flow is tightest after closing.

Homebuilders have been offering this strategy all year to move inventory. Now it's showing up in existing home sales too, as sellers get more motivated and buyers get more strategic.

The math:
2/1 buydown on a $400,000 mortgage:
Year 1: rate drops 2 points = saves ~$500/month
Year 2: rate drops 1 point = saves ~$250/month
Year 3+: regular rate applies

This strategy works best when you plan to refinance when rates drop further — or when you simply need breathing room in the first two years.

DM me 'BUYDOWN' and I'll walk you through how to structure this into your next offer.

06/10/2026

If we’re being honest, resale value would take a backseat to the things that make everyday life a little better. A coffee station, a hidden pantry, a closet that finally fits everything, and a bathroom that feels like a luxury hotel. What would be your non-negotiable?

06/10/2026

The right timing can make all the difference. Whether you’re thinking about buying, selling, or simply exploring your options, a conversation today can help you make more confident decisions tomorrow.

06/09/2026

Here's something the headlines aren't talking about: Baby Boomers have officially taken over the housing market.

According to NAR's 2026 Generational Trends Report, adults ages 61–79 now make up 42% of all homebuyers and 55% of all home sellers — the highest share of any generation.

And here's what's fueling it: decades of home equity. Many Boomers have owned their homes for 15+ years and accumulated over $128,000 in housing wealth on average. That equity gives them the ability to move on their own terms — downsize, relocate, get closer to family, or cash out and retire.

What this means for other buyers:
When a Boomer sells, they're often selling a well-maintained, established home in a desirable neighborhood. When a Boomer buys, they're often paying cash or close to it — which changes how you compete.

Knowing who's in the market with you isn't just interesting — it's strategy. Save this and share it with someone who's been wondering why the market feels the way it does right now.

06/08/2026

Summer has a way of bringing people together.

Backyard dinners, long conversations, weekend gatherings, and everyday moments that become favorite memories. Sometimes finding the right home is about more than square footage—it’s about creating the backdrop for the life you want to live.