Monique Harps, Realtor & Certified Referral Trainer

Monique Harps, Realtor & Certified Referral Trainer -

03/09/2026

LOWER RATES DON’T MEAN YOU PANIC. THEY MEAN YOU GET SMART

If rates drop under 6%, more buyers in Virginia will start paying attention.

More buyers means more competition. That part is easy to understand.

Here’s the part most people miss.
You don’t win in a changing market by chasing the newest listings.

You win by shopping like spring is already here while the market still feels slow.

Right now, buyers still have power.

✅ Homes that have been on the market for 20 days or more
✅ Sellers who are tired of showings
✅ Prices that have already been cut
✅ Closing cost help and repair deals that disappear once bidding wars return

Once the spring crowd shows up, that power goes away fast.

You’re not taking your time anymore. You’re competing.

If you’re thinking about buying in Norfolk or Hampton Roads in 2026, here’s the smart move.

Get pre approved now.

Look at homes that have been sitting.

Negotiate while the market is still calm.
That’s how you buy with confidence instead of pressure.

👉 Comment SEARCH and I’ll send you my MLS link and the exact plan I’d use for you right now.

💬 Or DM me and I’ll help you build a game plan before the spring rush hits.

02/11/2026

THIS IS THE SECRET

I wish more people talked honestly about this. Your dream home usually starts with a home that is not your dream.

Most people buy a home that is smaller than they wanted or farther away than they planned. The home may not have all the upgrades they hoped for. Life gets busy and those changes do not always happen.

But that first home becomes something very important. It builds equity, and that equity helps open doors later.

I see many buyers waiting for the perfect home. They want the big kitchen, the perfect area, and everything updated. That makes sense. But real wealth in real estate usually comes from starting early, even if the first home feels simple.

Your first home is not your forever home.
It is a plan.
It is a tool.
It helps you get started.

It may mean some sacrifice for a while. You might have a longer drive. The rooms might be smaller. The yard may not look like the pictures you saved.

But that home is working for you every month. Your loan balance goes down. Your home value can go up. You gain choices that renting does not give you.

In five years, you may look back and see that the home you were unsure about helped you move forward. The home that felt too small may have helped you afford the next one.

If buying feels hard or out of reach, remember this. You do not have to start at the end. You just have to start.

If you are ready to take that first step, even if it is not perfect, I can help you find the smartest path from a starter home to a dream home.

Many first time buyers need low monthly payments, and there are strong deals right now with low interest rates. These deals are often with new home builders.

If you are thinking about a new build and want to know your options, comment CALL and I will send you a link to my calendar. We can do a free 15 minute call, and I can share which builders are offering incentives right now.

DM or comment NEWCON to download my new construction guide.

When you reach out to me, I’ll guide you through every step of your real estate journey so you get the results you deserve and can move forward with confidence.

Follow… .Harps

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Monique Harps
Relocation Expert - eXp Realty

02/07/2026

HERE’S THE TRUTH ABOUT PRICING

Here is what usually happens when a home is priced too high and the seller waits for the perfect buyer.

Nothing happens.

No calls.
No showings.
No rush.
No offers.
No competition.

That is the opposite of what most sellers want.

The biggest thing that decides how much money you walk away with is simple.

Your price and how your home is positioned.

These two things work together. The price gets buyers in the door. The positioning shows them why the home is worth it.

What does this look like in real life?

It means your agent should show you clear, real examples of similar homes to support the price.
Your agent should also use strong marketing to create interest, excitement, and competition. You need both. You cannot skip one.

You may know someone who priced high with little marketing and still got many offers.

That can still happen in some areas.

But in other areas, homes are sitting longer and buyers are moving slower.

The market is different from one neighborhood to the next. Some areas are still very hot. Others are slow. Your plan needs to match your location and your price range.

Here is how I handle it.

Opening weekend plan

This is when the home first goes live. New photos, new videos, new posts, open house plans, and invites to neighbors. The goal is to bring in people. When buyers see other buyers interested, they want the home more. This creates urgency and competition and helps the price.

Ongoing marketing plan

Many homes are not selling in one weekend anymore. This is where some agents stop trying. I do not. Your home still needs attention. That means new content, fresh posts, open houses, and follow up after every showing.

If you are in Utah and want an agent who understands pricing, buyer thinking, and marketing, comment HIRE and I will send you my Guide to Hiring a Realtor.

When you reach out to me, I’ll guide you through every step of your real estate journey so you get the results you deserve and can move forward with confidence.

Follow… .Harps

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Monique Harps
Relocation Expert • Realtor
757.300.5634

02/04/2026

IT’S EASIER THAN YOU THINK…

You do not need 50 houses or a huge real estate portfolio to become a millionaire.

You can build wealth by living your life, buying homes you love, and turning each one into an investment when you move to the next one.

Here is how it works.

You buy a home and live in it for two years.

Then you buy another home, move into it, and rent out the first one.

You keep doing this until you own five homes in ten years.

Now your renters are paying the mortgages.

Your home value is growing over time.

The rent can even help pay for the home you live in.

This is how real estate wealth is built slowly and quietly.

HERE ARE THE STEPS

Buy as an owner occupant.
This is the key. These loans need less money down and have better interest rates. You live in the home while it grows in value and gets ready to become a rental.

Stay for at least two years.
This can help with taxes if you sell later. It also gives you time to fix the home, raise the value, and get it ready to rent.

Keep your lifestyle simple while your homes grow.
Instead of always upgrading cars, trips, or spending, think long term. Each home helps you get closer to your bigger money goals.

Buy your next home and keep the old one.
This is where things really change. You qualify again as an owner occupant and get better financing, while your first home starts bringing in rent.

Repeat the process.
Owning five homes in ten years is very realistic. Most people move every two or three years anyway. The difference is you are doing it on purpose and thinking long term.

If you want to learn how this strategy could work with your income, lifestyle, and long term goals right here in Norfolk, VA, comment SEARCH and let’s start looking at homes where this is possible.

When you reach out to me, I’ll guide you through every step of your real estate journey so you get the results you deserve and can move forward with confidence.

Follow… .Harps
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Monique Harps
Relocation Expert • Realtor
757.300.5634

02/04/2026

If you are buying a home in Norfolk or Hampton Roads in 2026, please do not go in unprepared. These are the things couples, best friends, and business partners tell me they wish they knew before they started looking.

Think of this as your cheat sheet. Save it and share it with your friends.

1️⃣ Most first time buyers put down 3 to 10 percent. You do not need 20 percent to buy a home.

2️⃣ Do not buy a home just because a lender says you can afford it. Use your take home pay to decide what feels comfortable.

3️⃣ If a home has been listed for more than 14 days, the price is often easier to negotiate. Time on the market gives you power.

4️⃣ It usually takes about ten weeks to find the right home. Give yourself enough time so you do not feel rushed.

5️⃣ Plan to spend at least $1,000 on inspections while under contract. This money can save you from big problems later.

6️⃣ Your first mortgage payment usually skips the month you close and the next month. Plan your money with this in mind.

7️⃣ Ask how old the roof is. This one question can save you from a $30,000 surprise.

8️⃣ Sellers often help pay closing costs, especially when a home has been on the market longer than normal.

9️⃣ NACA is a great program for first time buyers that helps with down payment and other buying costs.

1️⃣0️⃣ Visit the home at different times of day. A neighborhood can feel very different after 5 pm.

1️⃣1️⃣ You can remove PMI once you reach 20 percent equity. Keep track of it so you know when to ask. (psst … NACA does’t charge PMI)

1️⃣2️⃣ Talking to a lender is free. It is the best way to know your real budget.

And yes, I know this is 12 tips instead of 10. It is probably good to know now that I usually give more than I promise.

If you are thinking about buying or selling a home in Norfolk, VA in 2026, comment HIRE and I will send you my free guide on how to hire the right agent.

When you reach out to me, I’ll guide you through every step of your real estate journey so you get the results you deserve and can move forward with confidence.

Follow… .Harps

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Monique Harps
Relocation Expert • Realtor
757.300.5634

02/03/2026

HERE’S THE MATH

A lot of people are waiting for interest rates to drop below 6%.

They think that one number will suddenly make life better.

But buying a home has never been just about the rate.
It’s about timing, choices, building wealth, and finally moving forward instead of waiting again.
Let’s keep this simple.

THE NUMBERS

Buy today at 6.3%
$500,000 home
20% down
Monthly payment: about $2,467

Wait one year for 5.5%
Same home now costs about $520,000
(When rates go down, prices usually go up)
Monthly payment: about $2,362

Yes, you save about $105 a month.
But you paid $20,000 more for the house.

It takes many years to make that money back.
Meanwhile, time, equity, and chances are passing by.

WHAT’S HAPPENING RIGHT NOW

Rates are lower than they have been in months
More homes are for sale
Prices are being cut
Sellers are willing to negotiate
Homes are sitting longer, so buyers have time to think

Right now, buyers have power:

Seller credits
Lower prices
Closing costs paid
Repairs included

When rates drop again, this changes.

More buyers show up.
Homes sell faster.
Bidding wars come back.

You can change your interest rate later.
You cannot change the price you paid.
You also cannot get back the year you waited.

Buy when the numbers and your life make sense.

Not when the internet says a rate looks “good.”

If you want clear, data-based guidance for buying in 2026, comment SEARCH and I’ll send you everything you need to get started with confidence.

01/28/2026

DON'T MAKE THESE MISTAKES WHEN SELLING YOUR HOUSE
Here's what you need to know: houses in Norfolk, VA almost always have a reason when they don't sell. Once you know what's wrong, it's easy to fix. If your house has been for sale longer than other houses nearby, check these things:

1. The price is too high. If your house costs $15,000 to $50,000 more than other similar houses, people won't buy it. Buyers look at other houses just like you do. They know what houses should cost.

2. The pictures look bad. Phone cameras can be great, but you need a professional photographer. Good photos have special lighting and editing. Buyers look at pictures first. If the pictures don't look good, they won't even click on your house.

3. There's too much stuff everywhere. Not dirt or mess—just too many things. Too many things on the kitchen counters. Too many rugs. Too many piles of stuff. Buyers need to see empty space, not rooms packed with things.

4. Small things are broken. Paint that's peeling off. Doorknobs that wiggle. Water stains. Baseboards that are dirty. These might seem small, but buyers think "What other things are broken that I can't see?"

5. The rooms don't feel welcoming. Rooms that don't have a clear purpose. All the furniture pushed against the walls. Bright, harsh lights. Houses that sell fast make people feel good when they walk in.

You don't need a fancy house. You just need to fix these things so buyers feel good about your home. When buyers feel comfortable and happy, they buy quickly.

Want help? Send me a message and I'll tell you what to fix first. I'll be nice but honest, so you can sell your house faster.

Need to find a real estate agent in 2026? Comment HIRE and I'll send you my free guide to finding the BEST agent in Norfolk, VA.

I'll help you with every step so you can sell your house and feel good about it.

When you reach out to me, I’ll guide you through every step of your real estate journey so you get the results you deserve and can move forward with confidence.

Follow… .Harps

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Monique Harps
Relocation Expert • Realtor
757.300.5634

01/26/2026

If you are buying a home in Virginia this year, please read this. These are the mistakes I see over and over again and they are completely avoidable.

1️⃣ Waiting for the “perfect” interest rate instead of buying when the right home appears. Perfect timing does not exist. Right timing does.

2️⃣ Not talking to a lender early. This delays your search, limits your power and creates unnecessary stress.

3️⃣ Confusing online estimates with reality. Your budget is not determined by Zillow. It is determined by your financial picture, goals and lender.

4️⃣ Falling in love with houses instead of strategy. Emotion is part of the process, but strategy is what wins offers.

5️⃣ Believing they need 20 percent down. They don’t. Most first time buyers put down far less and still build wealth.

6️⃣ Shopping without clarity. When you do not know your must haves, deal breakers and investment priorities, you will feel overwhelmed by every listing.

7️⃣ Choosing an agent based on friendship instead of skill. Real estate is not a hobby. It is one of the biggest financial decisions of your life. You deserve someone who is trained, strategic and fierce on your behalf.

Avoid these mistakes and you instantly become one of the strongest buyers in your market.

If you want a guided step by step plan for buying with confidence, DM or comment HIRE and I will send you my free guide to hiring the best agent in Norfolk and the surrounding area.

When you reach out to me, I’ll guide you through every step of your real estate journey so you get the results you deserve and can move forward with confidence.

01/26/2026

HERE'S THE TRUTH
Yes, the housing market changed in 2025.
But the things that actually work in 2026?
They're the same things that have always worked.
The longer a home sits for sale, the less buyers trust it.
How many days it's been for sale matters. The price matters even more.
Your home is about money, not feelings.
Your biggest thing you own needs a smart plan, not just hoping people will like it.
Buying without an agent isn't "saving money."
It means skipping the one person whose job is to protect you.
Your house didn't "just need more advertising."
It needed the right price, the right plan, and good negotiation.
And pricing too high doesn't help you.
It helps other houses sell faster. Buyers know a good deal when they see it, and they know when something costs too much.
Most buyers and sellers feel confused because no one ever shows them the steps clearly.
When there's no plan, everything feels harder than it needs to.
If you want a simple, clear plan that helps you feel confident instead of stressed, send me a message and let's talk.
You don't need more confusion.
You need the right next step.
When you reach out to me, I'll guide you through every step so you get the results you deserve and can move forward with confidence.
When you reach out to me, I’ll guide you through every step of your real estate journey so you get the results you deserve and can move forward with confidence.

Follow… .Harps

_____
Monique Harps
Relocation Expert • Realtor
757.300.5634

01/22/2026

HERE’S THE SHIFT NO ONE’S TALKING ABOUT…
Virginia real estate may feel like it’s always changing, but when the market shifts, buyers and sellers quietly return to the basics.
The things that always worked.
The things your grandparents did without overthinking it.
And in 2026, those old-fashioned principles are making a serious comeback, especially here in Norfolk & surrounding Hampton Roads cities.
Here are the three trends that actually matter if you’re buying or selling next year:

1️⃣ One trusted local agent beats 20 online opinions.

Real estate TikTok is entertaining, it’s not a strategy. Buyers and sellers don’t need noise. They need one expert who knows the local market, understands their goals, and can cut through the confusion. Personalized guidance is becoming the real luxury.

2️⃣ Real relationships are outperforming automation.

For years, everything was about funnels and lead gen. Now the pendulum is swinging back. People want phone calls, clarity, follow-through, and an agent who actually knows their family and timeline. Consistent communication is winning again.

3️⃣ Prep beats rushing to market.
Buyers are picky again.

Homes that look loved sell faster and for more. That means pre-listing walkthroughs, small repairs, fresh paint, thoughtful staging, and strong photography. Tossing a sign in the yard and hoping? That era is over.

Here’s the truth:

Real estate success in 2026 won’t belong to the loudest marketer.
It will belong to the people who lean into connection, clarity, and strategy.
If you’re planning to buy or sell in Norfolk, VA or Hampton Roads this year and want an agent who blends proven principles with modern tools, send me a DM.

Let’s make 2026 the year you move with confidence … not confusion. 🏡✨
When you reach out to me, I’ll guide you through every step of your real estate journey so you get the results you deserve and can move forward with confidence.

Follow… .Harps

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Monique Harps
Relocation Expert • Realtor
757.300.5634

Get ready to feast your eyes (and your belly) on these classic Christmas dishes!From the succulent glazed ham to the cre...
12/23/2024

Get ready to feast your eyes (and your belly) on these classic Christmas dishes!

From the succulent glazed ham to the creamy mashed potatoes and the festive ginger cookies, these recipes are sure to make your holiday table a hit.

Comment below which one is your favorite👇🏽

Wishing you a holiday season filled with joy, laughter, and delicious food!

Celebrate National Cocoa Day with a cup of hot cocoa and let the holiday spirit warm your heart.
12/13/2024

Celebrate National Cocoa Day with a cup of hot cocoa and let the holiday spirit warm your heart.

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