Khimonna Stith- Realtor at Equity Real Estate

12/28/2025

Hot off the presses... read it digitally at stltoday.com or pick up a copy of my latest At Home article, on newstands today. This week's feature is a lady I've been inspired by for many years, internationally recognized artist Carol Carter. Enjoy!

09/26/2025

Hey, there! I put on my journalism hat again! This Sunday, the 28th, if you're in the STL area pick up a St. Louis Post-Dispatch or go to stltoday.com to see my latest feature in the At Home section. In case you missed my debut article last month, here is a snapshot.

08/09/2025

I'm not just your favorite Realtor... check out my editorial debut below! This beautiful Victorian and the family who resides in it were a pleasure to capture. Enjoy the article....

Nestled among the buzzing eateries, red bricks and vibrant energy of the Soulard neighborhood stands a Victorian beauty with something special to say. Its charming brick sidewalk, wrought iron gate,

04/02/2025

Homebuying Tip of the Day: Market Conditions... know how to navigate them. Let me help you through the process. Contact me, today!

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03/28/2025

Homebuying Tip of the Day: Negotiating!

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03/27/2025

Homebuying Tip of the Day: Contingencies!

Contingencies are essential protections for buyers in the homebuying process. Here’s why you should never go without them:
1. Protection from Expensive Repairs (Inspection Contingency) 🛠️
A home inspection contingency allows you to back out or negotiate repairs if the home has major issues, like structural problems, mold, or outdated plumbing. Without it, you could end up stuck with costly repairs that could drain your budget.
2. Ensure Financing Approval (Financing Contingency) 💸
A financing contingency protects you in case you can’t secure the loan you need. If something goes wrong with your mortgage application (like an issue with your credit or the lender), this contingency allows you to back out of the deal without losing your deposit.
3. Verify the Home's Value (Appraisal Contingency) 🏠
An appraisal contingency ensures the home is valued at or above the price you’re paying. If the appraisal comes in lower than the offer, you can renegotiate the price or walk away. Without it, you might end up overpaying for the property, which could hurt your investment.
4. Protection Against Title Issues (Title Contingency) 📝
A title contingency gives you the right to ensure the property has a clear title—meaning there are no legal issues (like unpaid taxes or disputes over ownership) that could prevent you from buying the home. Without it, you risk inheriting legal problems.
5. Peace of Mind 😌
Contingencies give you the peace of mind that if something goes wrong—whether it’s an inspection finding, financing falling through, or the home being overvalued—you’re not locked into a bad deal. They provide an escape route if things don’t go as planned, reducing your risk.
6. Room for Negotiation 🔄
If the inspection reveals issues, you can use the findings to negotiate with the seller for repairs, price reductions, or credits toward closing costs. Without contingencies, you lose this leverage and might be stuck with the home in its current condition.
In Short:
Contingencies safeguard your financial interests and protect you from hidden risks, giving you the ability to walk away or renegotiate if issues arise. They’re crucial for ensuring you don’t end up with a bad deal that could cost you time, money, or stress. Never waive them unless you're fully prepared for the consequences!

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03/26/2025

Homebuying Tip of the Day: Your Offer?

Deciding whether to offer above or below the asking price and when to leave room for negotiation depends on a few key factors. Here’s a breakdown:
1. Market Conditions 📊
• Seller's Market (high demand, low inventory):
In this competitive environment, it’s common to offer above the asking price, especially if there are multiple buyers bidding on the same property. Offering slightly over can help you stand out and increase your chances of getting the home.
• Buyer's Market (low demand, high inventory):
You may be able to offer below the asking price, as sellers may be more willing to negotiate to close the deal.
2. Comparable Sales (Comps) 📉
Research recent sales of similar homes in the neighborhood. If homes are selling for less than the asking price, offering below the asking price could be reasonable. If homes are consistently selling for more, you may need to offer above to remain competitive.
3. Condition of the Home 🏚️
If the home needs repairs or updates, you might want to offer below the asking price to account for those costs. A home in move-in condition or with desirable features (like a remodeled kitchen or large yard) could justify offering closer to or above the asking price.
4. Seller’s Motivation 🤔
• Desperate Sellers (moving quickly, multiple price reductions): They may be more willing to accept a lower offer, so offering below the asking price could be a strategy.
• Highly Motivated Sellers (firm on price, few or no price reductions): If they’ve priced it at market value, offering at or slightly above the asking price may be necessary.
5. How Much You Love the Property ❤️
If this is your dream home, you may decide to offer a bit more to secure it—especially if it’s in a competitive area. However, make sure you're comfortable with the price and your budget.
6. Leave Room for Negotiation 🔄
Even if you’re offering above the asking price, leaving some room for negotiation (a few thousand dollars below your max offer) can be strategic. Sellers may come back with a counteroffer, and you can adjust your offer based on their response.
Quick Tips:
• If it’s a hot market and you want the home, offer at or above asking price.
• In a slower market, consider offering below if comps support it, but don’t go too low if the home is priced fairly.
• Always leave room for negotiation unless you’re in a bidding war and need to go all in.
Balancing these factors will help you make a smart offer that suits your situation while leaving room for flexibility during negotiations.

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