Buying a home in Kingsport, Johnson City, Bristol, Gate City, Big Stone Gap, and the surrounding SWVA areas is one of the greatest long-term wealth moves you can make. But planning ahead keeps you from getting blindsided.
Let’s break down the major “non down payment” expenses, using real data and trusted industry sources so you know exactly what to expect.
1. Home Inspection — What It Really Costs & Why It Matters
A professional home inspection typically costs $350–$600 in the Tri-Cities, depending on the size and age of the home.
The American Society of Home Inspectors (ASHI) notes that inspections help buyers identify safety hazards, structural issues, and hidden defects before closing. ASHI highlights that skipping the inspection can lead to thousands in repairs later, especially in older East TN/SWVA homes where crawlspaces, roofs, and wiring issues are common.
What to Expect:
Roof & attic evaluation
Electrical & plumbing checks
HVAC inspection
Foundation review
Appliances & safety systems
This is the #1 cost that saves buyers from financial disaster.
2. Home Appraisal — The Required “Value Check”
Most lenders require an appraisal, costing $500–$700 in our region.
According to Fannie Mae, the appraisal protects both the buyer and the lender by verifying that the home’s value supports the loan amount. Fannie Mae explains that appraisals prevent buyers from “overpaying in hot markets”, which is especially relevant in the Tri-Cities where competition can push prices up.
What an Appraiser Evaluates:
Comparable recent sales
Home size & condition
Upgrades vs. needed repairs
Neighborhood trends
A low appraisal can even give you leverage to renegotiate.
3. Closing Costs — The 2%–5% Buyers Forget About
Closing costs are the “umbrella” fees that finalize your mortgage. According to Zillow’s Consumer Housing Trends Report, buyers nationwide pay 2%–5% of the purchase price in closing costs.
In TN/VA, that often includes:
Title search
Title insurance
Lender fees
Recording fees
Prepaid taxes & insurance
Attorney settlement fees
Many buyers simply aren’t prepared for this number, but it’s real.
Example: On a $300,000 home, expect $6,000–$15,000 depending on loan type.
4. Moving Costs — The Expense Nobody Budgets For
Whether you’re moving from Kingsport to Johnson City or from out-of-state into SWVA, moving isn’t free.
According to Moving.com (powered by Allied Van Lines), average moving costs range from:
$300–$800 for DIY local moves
$1,000–$3,000+ for professional moving services
More if long-distance
Common Tri-Cities Moving Expenses:
Truck rental
Boxes + packing supplies
Gas + mileage
Short-term storage
Time off work
This is the cost people forget until it hits their wallet.
5. Annual Home Maintenance — The Silent Budget Item
According to Bankrate’s annual home maintenance study, homeowners should budget 1%–3% of the home price per year for upkeep.
That means:
$200,000 home = $2,000–$6,000/year
$400,000 home = $4,000–$12,000/year
In the Tri-Cities & SWVA region, the biggest recurring maintenance costs usually include:
HVAC servicing
Gutter cleaning
Crawlspace moisture control
Water heater upkeep
Minor repairs & replacements
Bankrate notes that routine maintenance prevents far more expensive emergency repairs later, which is especially important in older homes from the 1960s–1990s found across our region.
Frequently Asked Questions
Q: Can sellers help cover closing costs?
Yes—especially with FHA, VA, and USDA loans. Many sellers in TN/VA are open to concessions depending on price and market conditions.
Q: Do I need to pay for multiple inspections?
Sometimes. If you need termite, radon, or well/septic inspections, those may be separate.
Q: Can I negotiate repairs after the inspection?
Absolutely. You can request repairs or credits based on the findings.
If you’re thinking about selling your home, you’ve probably asked yourself:
“How do I make sure I don’t leave money on the table?”
The truth is, getting top dollar isn’t about luck. It’s about strategy.
After working with buyers and sellers in our market and digging into what NAR, Zillow, and other major data sources say, there are five big levers that consistently make the difference between an “okay” sale and a great result.
Here are 5 must-know tips to help you get top dollar when you sell your home
1) Timing Is Everything
National data consistently shows that when you list your home can have a measurable impact on your final sale price.
Zillow’s 2025 research found that homes listed in the last two weeks of May sold for about 1.6% more than average, with some markets peaking as early as late March. Better Homes & Gardens and regional Zillow reports echo the same idea, seasonal timing affects your bottom line. For example, a Baltimore market analysis showed homes listed in the last two weeks of June sold for 2% above expected value.
Realtor.com also publishes an annual “Best Week to Sell” report, identifying the stretch of days when sellers historically achieve the best combination of above-average prices, faster sales, and lower competition. According to Realtor.com, the ideal week to list your home in 2025 is the week of April 13 – 19.
What this means for you
Listing your home when buyer demand is high and inventory is low can make a huge difference in your sale price. Real estate has natural rhythms, busy seasons, slow seasons, and specific weeks when motivated buyers show up in force.
Choosing the right launch window isn’t just a marketing decision. It’s a pricing advantage. When more qualified buyers are competing for fewer homes, your home becomes more valuable by default.
Should You List Your Home in the Winter? Here’s What the Data Really Says
It’s true that spring and early summer statistically produce the strongest sale prices nationwide but listing during the winter months isn’t automatically a bad thing. In fact, depending on your home, your local market, and your strategy, winter can create opportunities many sellers overlook.
Below is a balanced breakdown of the pros and cons of listing in winter, supported by insights from industry sources.
The Pros of Listing in Winter
1. Less Competition on the Market
Inventory is typically at its lowest between November and January. With fewer homes competing for attention, your property can stand out more easily. According to Raleigh Realty, winter often gives sellers an edge simply because buyers have fewer choices.
2. Winter Buyers Are Usually More Serious
People shopping for homes in colder months tend to have real deadlines—job relocations, family needs, end-of-year transfers, or moves they can’t postpone. REsimpli notes that these motivated buyers often make faster and more decisive offers.
3. Agents Can Devote More Time to Your Listing
With less overall market activity, real estate agents may have more availability to focus on marketing your home aggressively and creatively. According to Anselmo & Wojcicki LLP, winter can mean more personalized attention and better overall service.
The Cons of Listing in Winter
1. Fewer Buyers Actively Shopping
The real estate market naturally slows down in December through February. The National Association of REALTORS® reports that buyer activity dips significantly during this period, which may result in fewer showings and slower momentum.
2. Winter Weather Can Hurt Curb Appeal
Dormant landscaping, gray skies, and shorter days can make it harder for a home to shine. Farm Bureau Financial Services points out that sellers often need extra effort like improved lighting, staging, and exterior cleanup to overcome winter conditions.
3. Lower Demand Can Affect Pricing
With fewer buyers in the pool, homes may sit longer or sell for slightly less unless priced strategically and marketed well. REsimpli notes that strong positioning becomes even more important in winter months.
So… Should You List in Winter?
Winter isn’t automatically good or bad it’s strategic. For some homes, winter is a chance to shine with less competition. For others, waiting until spring may unlock higher demand and better pricing.
2) Preparation Pays Off
Before listing, focus on smart prep work that makes your home shine. Buyers don’t pay top dollar for “projects.” They pay top dollar for homes that feel well cared for, move in ready, and easy to fall in love with the moment they walk in.
The National Association of REALTORS® (NAR) Home Staging Profile shows that proper preparation cleaning, decluttering, completing small repairs, and staging can have a measurable impact on both price and time on market. According to the report:
47% of buyers’ agents said staging helped buyers see the home as move-in ready.
23% said staging increased the dollar value buyers were willing to offer by 1–5%, and another 18% reported increases of 6–10%.
Nearly half of sellers’ agents said staging reduced days on market, often significantly.
In other words, preparation isn’t an expense it’s one of the highest ROI steps a seller can take.
Where to Focus Your Smart Prep
Repairs: Handle the easy to spot items first leaky faucets, cracked caulk, loose knobs, marks on walls, damaged trim, or burnt-out bulbs. These quick fixes instantly signal that the home has been maintained.
Decluttering: Less furniture, fewer personal items, and clear surfaces help rooms feel larger, brighter, and more premium. Buyers need space physically and visually to picture themselves living there.
Staging Key Rooms: NAR notes that buyers focus most on the living room, primary bedroom, and kitchen. Even simple staging, fresh pillows, neutral bedding, updated lighting, or greenery can elevate a room dramatically.
Curb Appeal: First impressions happen before they step inside. Fresh mulch, trimmed landscaping, a clean walkway, updated exterior lighting, and a crisp front door color instantly boost perceived value.
Bottom Line
Smart preparation before listing can translate into thousands of dollars in added value.
The better your home looks on day one, the more interest, confidence, and competition you’ll create leading to stronger offers.
3) Marketing That Reaches the Right Buyers
In today’s market the first showing almost always happens online. Your photos, video, and listing description create the very first impression of your home, and that impression determines how many buyers decide to schedule a showing. If the presentation is weak or the listing is not placed on the major platforms where buyers search, the pool of potential buyers becomes smaller and the number of offers follows.
Homes that are listed privately or off the market often sell for less than similar homes listed on the MLS because fewer buyers see them and competition is limited. This was highlighted in a WMAR 2 News Baltimore report reviewing Zillow’s findings on public versus private listings.
Research published through Taylor and Francis Online shows that reducing “information frictions” leads to better outcomes for sellers. When buyers receive clear and complete information at the moment a listing becomes active, such as high quality photos, detailed descriptions, floor plans, or virtual tours, homes tend to sell more quickly and for stronger prices.
To reach the right buyers your marketing should be intentional and complete.
Show up everywhere buyers are looking. This includes the MLS, major real estate sites, and the social platforms buyers use daily. Use bright and professional photos and video that display the flow of the home and highlight the strongest features. Use listing copy that is accurate, well written, and focused on the lifestyle the home offers rather than only the room count. Target the buyers who are most likely to value your type of home whether that is move up buyers, downsizers, first time buyers, or investors.
Strong marketing brings your home in front of more of the right people. More qualified eyes on your home means more showings which increases the chances of receiving multiple offers and achieving top dollar.
4) Price It Right to Create Competition
Pricing is one of the most powerful tools you have when selling your home. It is also the step where many sellers accidentally lose money. Overpricing often feels safe because it seems easier to come down later, but the research shows that it usually works against you.
Studies on listing strategy found on SSRN and supported by Realtor publications show that homes priced above market value tend to sit on the market longer. Once a listing becomes stale, buyers assume something is wrong, and this often leads to price reductions and lower final sale prices than if the home had been priced correctly on day one.
Research on pricing psychology, including studies shared on ResearchGate, demonstrates that certain pricing strategies can influence both negotiation and the final net. For example, a price that sits just below a major price threshold, such as four hundred ninety nine thousand nine hundred compared to five hundred thousand, can create a stronger emotional response in buyers and widen the pool of people who see the home in their search results.
The purpose of pricing is never to find one buyer who might overpay. The purpose is to create interest. A compelling price invites more buyers to tour your home, increases showing activity, and builds urgency among qualified buyers.
When buyers see a home that is priced fairly, or even priced slightly below competing homes in similar condition, they respond quickly and with stronger offers. Competition is what increases your final number, and smart pricing is what creates that competition.
A well priced home sends a clear message to the market. It says come see me now because I will not be here long.
5) The First Days Set the Tone
Fresh listings attract the most interest. The first few days your home appears online are the period when buyers are most active, most motivated, and most likely to schedule a showing. This early momentum is powerful because buyers pay attention to what is new, and new listings rise to the top of every major search portal.
Industry research supports this pattern. Realtor publications consistently note that listings receive their highest traffic in the first week. Zillow’s market behavior studies show that online views peak immediately when a home goes live and decline steadily afterward. The National Association of REALTORS has also highlighted that strong early activity often predicts stronger offers and a smoother transaction.
When a home launches with excellent preparation, accurate pricing, and compelling marketing, the market responds quickly. Buyers see the home as valuable and move with confidence. This activity creates urgency, especially when multiple buyers are interested at the same time.
When a home launches without strong preparation or with the wrong price, buyers hesitate. That hesitation becomes visible in the form of fewer showings and lower online engagement. As time passes, the listing feels less attractive, and eventually buyers begin to wonder why it has not sold. This is when price reductions become common and final sale prices tend to soften.
The first days do not guarantee the final number, but they strongly influence the pace and energy of the entire sale. A successful launch sends a message to buyers that the home is desirable, well presented, and worth moving quickly on. It creates the kind of competition that often leads to stronger offers.
A strong start is not accidental. It is the result of preparation, strategic pricing, effective marketing, and careful timing all working together at the moment your home goes live. When these elements align, the market rewards the seller with attention and enthusiasm, and that enthusiasm often translates into top dollar.
Summary:
Getting top dollar comes down to doing the right things before and during your launch. The best results happen when you list at the right time, prepare the home so it feels cared for and move in ready, market it everywhere buyers are looking, price it in a way that creates excitement and competition, and make sure the first days on the market are strong. When timing, preparation, marketing, pricing, and launch momentum all work together, buyers respond quickly and confidently, and that is what leads to the highest offers.
ResearchGate. “Effects of List Price Strategies on Home Sale Outcomes.” ResearchGate, http://www.researchgate.net.
SSRN (Social Science Research Network). “Overpricing and Market Duration in Residential Real Estate.” SSRN, http://www.ssrn.com.
Taylor & Francis Online. “Information Frictions and Real Estate Outcomes: Evidence from Housing Markets.” Taylor and Francis Online, http://www.tandfonline.com.
WMAR-2 News Baltimore. “Zillow Identifies Best Time to Sell a Home in Baltimore.” WMAR-2 News, 2025, http://www.wmar2news.com.
Most people only see the sign in the yard, the photos online, and the celebration at closing. What they do not see are the hundreds of detailed steps, tasks, communications, and responsibilities that go into moving a home safely from “thinking about selling” to “closed and funded.”
This guide is designed to make the entire process transparent for both buyers and sellers. It is based on the detailed task list originally compiled by the Orlando Regional REALTOR® Association and shared by the Northern Virginia Association of REALTORS®. Whether you are considering selling your property or beginning the journey of buying a home, this guide will give you a clear picture of what a full-service, professional REALTOR® handles behind the scenes.
When buying a home, a signed purchase agreement might feel like the finish line but in reality, it’s just the beginning.
Buyers and their agents still have plenty to do behind the scenes to keep the ball rolling and ensure the deal makes it all the way to closing. In fact, just over 53,000 home purchase agreements across the country fell through in September, representing 15% of all homes that went under contract during that month a notable rise from 13.6% at the same time last year, according to a Redfin analysis of MLS pending-sales data.
Buyers Backing Out of Deals More Often
Across the nation, a growing number of buyers are walking away from home purchases often because neither side is willing to budge on key issues like concessions or repair requests, according to a recent report from Redfin.
“Even after an offer is accepted and a contract is signed, a home sale can still collapse. The key reasons include a buyer’s financing falling through, unmet contingencies, inspection findings, low appraisals, title problems, or the buyer simply getting cold feet, according to bank rate.
What Is a Real Estate Purchase Agreement?
A real estate purchase agreement sometimes called a sales contract is a legally binding document that spells out the terms and conditions of a home sale. It becomes official only when both the buyer and seller sign it. Essentially, it serves as the buyer’s formal offer to purchase the property, with all negotiated details included.
Common Contingencies in a Home Purchase Agreement
Contingencies serve as built-in protections for buyers, says Emory. “They give you the flexibility to withdraw or renegotiate if an important condition isn’t met.” Below are some of the most common examples:
Home Inspection Contingency: Lets the buyer hire a professional inspector to evaluate the property. If significant issues — such as structural, plumbing, or electrical problems — are found, the buyer can ask for repairs, request a price reduction, or walk away from the deal.
Appraisal Contingency: Protects the buyer if the home’s appraised value is lower than the agreed purchase price. The buyer may renegotiate or cancel the contract.
Financing Contingency: Allows the buyer to exit the deal if they’re unable to secure a mortgage or if the loan terms change unexpectedly.
Home Sale Contingency: Gives the buyer the right to cancel the purchase if they can’t sell their current home in time.
Title Contingency: Ensures the property’s title is clear of any ownership disputes or unpaid liens before closing. If the title report reveals problems, the buyer can reconsider the purchase.
Contracts for home purchases typically close within 30 to 60 days, though the exact timeline can vary depending on financing, inspections, and negotiations. During this period, buyers must complete key steps such as resolving contingencies listed in the purchase agreement, meeting all contractual deadlines, securing financing, and ensuring all paperwork is properly handled. According to Rocket Mortgage, most home sales close within this timeframe, while Freddie Mac notes that clear communication and timely action are essential to keep the process moving smoothly.
A skilled real estate agent helps buyers stay organized and on schedule. “Your agent will guide you through the timelines and make sure you don’t miss critical deadlines, like scheduling inspections, meeting with your lender, and submitting your earnest money on time,” says April Emory, a real estate professional with Emory’s Rock Realty. Agents also play a key role in problem-solving: if an issue arises, they can help create a plan of action and advocate on your behalf. As ListedKit explains, staying proactive about each step in the transaction is vital for avoiding delays and ensuring a successful closing.
8 Tips to Keep Your Real Estate Purchase Agreement on Track
Buying a home can be exciting, but first-time buyers often make small mistakes that can lead to big setbacks. Here are eight smart ways to keep your deal on course and make sure your closing stays on schedule:
Tip 1: Partner With a Trusted Real Estate Agent
Whether you’re referred by a friend or find one yourself, choosing an experienced real estate agent is key. Your agent will handle negotiations, guide you through inspections and financing, and keep you on top of critical deadlines to help your contract stay solid.
Tip 2: Get Pre-approved Before You Shop
Before making an offer, talk with a lender and get preapproved. This step verifies your financial readiness and helps you understand exactly how much home you can afford , avoiding unpleasant surprises when it’s time to finalize your mortgage.
Tip 3: Track Every Contract Deadline
Your purchase agreement includes strict time frames for things like inspections, financing approval, and closing. Staying organized and meeting each deadline can prevent delays that might cause your contract to expire or the seller to walk away.
Tip 4: Compare Mortgage Offers
Don’t settle for the first lender you speak with. Getting quotes from several mortgage companies could save you thousands over the life of your loan. LendingTree found that comparing offers can save borrowers an average of $212 per month, or roughly $2,500 per year.
Tip 5: Explore All Loan Options
Government-backed loans, such as FHA or VA loans, and first-time homebuyer programs can make qualifying easier and reduce your upfront costs. A good lender or agent can walk you through the best programs for your situation.
Tip 6: Avoid Major Financial Moves
Hold off on opening new credit accounts, financing a car, or making large purchases until after your home has closed. Even small financial changes can lower your credit score or alter your debt-to-income ratio, potentially jeopardizing your loan approval.
Tip 7: Plan for More Than the Down Payment
Don’t forget the extra costs that come with homeownership. Budget for closing costs (typically 2–5% of the purchase price), earnest money, property taxes, and HOA fees, if applicable. As Lawrence Yun, chief economist at the National Association of REALTORS®, advises:
“Things in homes always break down, so people should put aside a budget for anything that will need fixing. A good rule of thumb is to anticipate 1–2% of the home’s price for maintenance.”
Tip 8: Keep Communication Open With Your Agent
Never hesitate to ask questions or request clarification. Consistent, clear communication with your agent helps prevent confusion and ensures each step, from inspections to final walkthrough, goes as planned.
Why Some Home Sales Fall Apart After the Purchase Agreement Is Signed
Even after a buyer and seller sign a legally binding purchase agreement, not every deal makes it to the closing table. According to the April 2025 REALTORS® Confidence Index Survey, about 7% of home sales were terminated before closing, while 16% experienced delays. The good news? Nearly 95% of transactions still close successfully, especially when buyers work closely with their agent to navigate challenges that can arise.
The Most Common Deal Breakers
Cari McGee, managing broker at RE/MAX Northwest in Kennewick, Washington, says inspection issues are among the biggest reasons contracts fall through. “Sometimes a seller refuses to make repairs, or buyers ask for more than what’s reasonable,” she explains. “I always emphasize the points in a transaction where the sale could fall apart but I also assure my clients that I’ll guide them through whatever comes up.”
Below are some of the most frequent reasons a sale might not close and what buyers and sellers can do about them.
1. The Appraisal Comes In Low
When the appraised value is lower than the agreed-upon price, the lender will only finance up to that appraised amount.
Options:
Renegotiate the price to match the appraisal.
Pay the difference in cash to the lender.
Ask your agent to provide comparable sales and request a second appraisal.
If you have an appraisal contingency, you can walk away without penalty.
2. The Home Inspection Reveals Major Issues
Significant problems with the foundation, roof, plumbing, or electrical systems can cause deals to stall.
Options:
Ask the seller to complete necessary repairs.
Negotiate a price reduction based on repair estimates.
Cancel the deal under your inspection contingency if the issues are too severe.
3. The Buyer’s Financing Falls Through
Unexpected job loss, a credit change, or higher interest rates can derail financing.
Options:
Request more time from the seller to secure funding.
Explore FHA or other government-backed loans with more flexible criteria.
Add a co-signer to strengthen your application.
Use your financing contingency to withdraw without penalty.
4. Title Problems Surface
A title search might reveal liens, ownership disputes, or unpaid property taxes.
Options:
Ask the seller to resolve any liens before closing.
Use title insurance to protect against unexpected ownership claims.
Cancel the contract if the title cannot be cleared.
5. The Buyer Changes Their Mind
Sometimes life happens a new job, a better house, or second thoughts.
Options:
Check whether an existing contingency (like a home-sale clause) allows you to cancel without penalty.
If not, you may forfeit your earnest money deposit.
6. The Seller Backs Out
A seller might also get cold feet or face unexpected hardships.
Options:
Request a refund of your earnest money deposit.
Consider legal options such as compensation for losses or “specific performance” to enforce the contract though that can be costly and time-consuming.
Staying the Course
While roadblocks can occur, most sales still close successfully. Having a skilled real estate agent by your side makes a huge difference. “Your agent knows your contract backward and forward,” says McGee. “They’ll keep you on track with deadlines and next steps all the way to your new front door.”
McGee, Cari, quoted in Taylor, Mia. “Why Do Sales Fall Through After a Real Estate Purchase Agreement Is Signed?” REALTOR® Magazine, Apr. 2025, https://magazine.realtor
As the leaves start to fall and change, the cool air of fall reminds us to slow down and appreciate the beauty of home. It’s that time of year when design priorities shift from picture perfect to a more personal vibe. Now it’s all about comfort, warmth, and the kind of spaces that fell lived in and loved. Whether you’re cleaning up your home for the season or getting it ready to hit the market, here are a few simple ways to bring the pleasant magic of fall indoors.
1. Layered Textures
Fall décor is all about touch and feel. Mixing chunky knits, soft flannels, and woven throws on your sofas and beds brings an immediate sense of comfort and warmth. Add a plush area rug or a faux-fur accent chair to make any space feel cozier and more inviting the kind of place where people naturally want to linger.
According to Homes & Gardens in their feature “How to Wrap Your Home in Warmth,” interior designers emphasize that texture itself “is its own kind of color or pattern; it brings dimension and warmth.” They recommend layering tactile materials like “chunky knits, boucle, wool throws, and soft plaids” to create a space that feels “lived-in and inviting.” Rugs, too, play a key role — offering instant warmth and softness underfoot, especially as temperatures drop.
2. Earthy, Moody Color Palettes
This year’s trending fall tones include deep forest greens, rust, and muted golds, perfect for accent walls, pillows, or even cabinetry. These rich hues evoke the natural world and bring a grounded warmth into your space a vibe that is very much in focus for Fall 2025. For example, the editorial team at Homes & Gardens notes that deep greens like olive and moss are “having a moment” and are best paired with neutrals like whites, beiges, and golds for an elegant yet cozy finish.
3. Natural Materials & Organic Shapes
Wood, rattan, clay, and stone continue to dominate fall design trends. Try adding reclaimed-wood shelving, ceramic vases, or stone candleholders. These materials bring the outdoors in and pair beautifully with seasonal greenery or dried pampas grass. Decor experts note that decorating “with organic materials like stone, wood, and ceramics” is a key characteristic of this season’s style shift.
4. Fall Scents & Soft Lighting
As part of today’s cozy fall home décor trend, Southern Living notes that “fall is the season of flickering candlelight, soft glows, and layered lighting,” where even the simplest touches can transform a space into something warm and inviting. Designers recommend incorporating “long taper candles and a subtle integration of fall-themed décor” to capture that comforting autumnal feel. Nothing says “home” quite like the warm glow of candlelight or the scent of cinnamon and vanilla drifting through the air. Try layering your lighting a mix of table lamps, sconces, and candles to create soft pools of warmth and an atmosphere that feels as soothing as it looks.
5. Simple Front Porch Statement
Your front door sets the tone for the entire home, and fall is the perfect time to make that first impression warm and memorable. According to the design editors at Homes & Gardens, decorating with “white or muted-toned pumpkins” creates “a sophisticated contrast to the rich autumn hues” and gives your entryway a timeless, welcoming look. Likewise, Rachel Real Estate highlights that one of this season’s top front-porch trends is “starting with a soft neutral base and including pops of rich, deep fall colors” think sage, tan, and cream with just the right seasonal accents. A simple fall wreath, a cozy plaid blanket draped over a bench, or pumpkins in soft, neutral tones can transform your porch into a stylish yet inviting space that feels both modern and homey perfect for welcoming guests or impressing potential buyers.
Final Tip:
If you’re thinking about selling, this is the perfect season to highlight your home’s charm. Cozy warm lighting, fall décor, and a touch of natural beauty make your property feel inviting to every visitor.
🍁 Fall is nature’s reminder that change can be beautiful and so can your home.
Sources:
Homes & Gardens. “How to Wrap Your Home in Warmth – Designers Reveal the Layering Secrets That Will Make Your Space Feel Instantly Cozier for Fall.” Homesandgardens.com
It’s that time of year, when you crack the door and feel the crisp air, evenings grow shorter, and falling leaves signal one of our twice-yearly rituals: the time change. Yes, it’s time to “fall back.”
Here’s what’s happening & when
In the U.S., Daylight Saving Time for 2025 ends on Sunday, November 2, at 2:00 a.m. so at 2:00, you’ll turn your clocks back to 1:00. (Or, just before you go to bed Saturday night, set that analog or non-automatic clock back one hour.) That means you gain an hour of sleep HALLELUJAH!, but your evenings will get darker earlier and your mornings a bit brighter.
Tip: “Spring forward, fall back” is the best way to remember.
Fall Back Home Checklist
As the clocks turn back and cooler weather rolls in, it’s the perfect time to make sure your home is safe, cozy, and energy-efficient. A few simple tasks now can save you from big headaches later:
✔️Check smoke and carbon-monoxide detectors – Swap out batteries and test alarms for peace of mind before heating season begins. ✔️Replace air filters – Clean filters help your HVAC system run smoothly and improve indoor air quality all winter. ✔️Seal windows and doors – Close gaps and drafts to keep warmth in and heating bills down. ✔️Clear gutters and downspouts – Remove fallen leaves to prevent clogs, leaks, and ice buildup. ✔️Test exterior lighting – With shorter days ahead, make sure your outdoor paths and entryways stay bright and safe. ✔️Prep for cozy nights in – Clean fireplaces, check space heaters, and bring out those soft throws for the ultimate comfort.
A little fall upkeep keeps your home comfortable, efficient, and ready for the season ahead. 🍁🏠
Make the Most of the Extra Hour
Use that bonus hour however you like, sleep in, make a big breakfast, take a fall walk, or simply slow down and recharge. The time change can feel like a small reset, both for your home and your daily rhythm. Sleep experts note that while we technically “gain” an hour, our internal clocks still need time to adjust, making this transition a great opportunity to reset our routines, rest more intentionally, and focus on overall well-being.
Final Thoughts:
For those of you who go to work early and return home late, this time of year can feel a little depressing. You go in when it’s dark and come home when it’s dark. Taking a few steps to make your home a more comfortable, cozy place to come back to is a great way to offset the shorter days and lift your spirits through the season.
These tried and true tips help you make sure you know all about your property and are prepared for emergencies. Don’t let your dream home become a nightmare.
Buying a home is one of the biggest investments you’ll ever make, so taking the right steps before and after closing can save you from costly surprises later. Here are four key things every homeowner should do to protect their property, finances, and peace of mind.
1. Get a Home Inspection
Before signing the dotted line, schedule a professional home inspection. This step uncovers hidden issues like foundation cracks, roof damage, or electrical problems that could become expensive down the road. An inspection gives you leverage to negotiate repairs or adjust the purchase price before closing.
While the number of days buyers have for home inspections isn’t set in stone, most contracts in Virginia and Tennessee allow buyers roughly 7–14 days after the contract is signed to complete the inspection and request repairs. However, timelines can vary, so buyers should always check with their trusted REALTOR® to confirm the exact deadline outlined in their purchase agreement.
The National Association of REALTORS® (NAR) emphasizes the importance of this step, stating:
“A home inspection is a visual assessment of a home’s condition … Inspectors look for thousands of potential problems in areas of the home.” – National Association of REALTORS®
NAR also notes that failing to obtain an inspection “could potentially cost you a great deal of money and hassles in the long run.” This supports the idea that inspections help uncover hidden issues such as foundation, roof, or electrical problems before they become major expenses.
2. Review HOA & Zoning Restrictions
If your new home is in a neighborhood with a Homeowners Association (HOA), review the rules carefully. These can include everything from paint colors to parking limits. Also, check local zoning laws to understand what’s allowed on your property, especially if you plan to add a shed, fence, or rental unit. Knowing the restrictions upfront avoids conflicts and costly changes later.
According to the National Association of REALTORS® (NAR), HOAs enforce a wide range of rules designed to maintain property values and neighborhood standards. In their article “Navigating HOA Rules: Considerations for Real-Estate Agents, Buyers and Sellers,” NAR explains that HOAs oversee “architectural standards, parking restrictions, and exterior modifications,” and they stress that “reviewing HOA governing documents is important for homeowners and prospective buyers.” This step helps ensure that buyers understand all community expectations before moving in or making property changes.
The U.S. Environmental Protection Agency (EPA) also highlights the importance of zoning laws in their report “Codes That Support Smart Growth Development.” The EPA explains that zoning and building codes “regulate where and what type of development can occur,” helping communities manage growth responsibly while protecting property owners from future disputes or unsafe construction.
Together, these sources make it clear that reviewing HOA rules and zoning laws early in the buying process is a key step to protecting your investment and avoiding costly surprises later.
3. Know What Your Mortgage Payment Covers
Your monthly mortgage payment usually includes four main components: principal, interest, property taxes, and homeowners insurance, commonly referred to as PITI. However, not every loan includes all of these items. Some exclude taxes or insurance, meaning you’ll need to pay those separately. Always confirm what’s included so you can plan your budget accurately.
According to Wells Fargo, in their article “The Components of a Mortgage Payment,”
“Your monthly mortgage payment has many parts: the loan principal, loan interest, taxes, homeowners insurance, and potentially mortgage insurance.”
They also explain that when an escrow account isn’t used, homeowners may be responsible for paying property taxes and homeowners insurance separately, which can affect your monthly budgeting.
The Consumer Financial Protection Bureau (CFPB) echoes this in their article “What is PITI?” stating that,
“Principal, Interest, Taxes, and Insurance, known as PITI, are the four basic elements of a monthly mortgage payment.”
The CFPB further clarifies,
“Amounts that cover property taxes and homeowner’s insurance may go into an escrow account … If you don’t have an escrow account, you may be responsible for paying those directly.”
Both sources emphasize the importance of understanding what’s included in your mortgage payment. While most loans combine your principal and interest with taxes and insurance through an escrow account, some do not. Always verify these details with your lender or REALTOR® to ensure your budget accurately reflects your total homeownership costs.
4. Budget for Emergencies & Maintenance
Even after closing, homeownership requires ongoing investment. A good rule of thumb is to set aside 1–2% of your home’s value each year for maintenance and unexpected repairs. From leaky faucets to HVAC breakdowns, being financially prepared ensures small issues don’t turn into big financial burdens.
According to the Fannie Mae:
“The rule of thumb is to budget 1% to 4% of your home’s value per year for maintenance costs, including repairs and replacements.” Fannie Mae They note that newer homes may need closer to 1%, while older homes may require up to 4%.
As reported by NerdWallet:
“One commonly cited rule of thumb to save 1% to 4% of your home’s value each year for maintenance and repairs can give homeowners sticker shock as real estate prices soar.” Boston.com This source emphasizes that actual needs vary based on home age, condition, and location.
Bottom line: Start with saving at least 1% of your home’s value annually for maintenance and emergencies, and adjust upward if your home is older or in a more demanding climate to avoid being caught off guard.
Final Thoughts
Buying a home is more than just a dream it’s a long term responsibility and a lifestyle choice. From getting a thorough home inspection and reviewing HOA or zoning rules, to understanding your mortgage payment details and budgeting for ongoing maintenance, each step helps protect your investment. When you take the time to prepare, plan, and stay informed, you can enjoy your home with confidence, comfort, and peace of mind for years to come.
Home-buying momentum is building again as mortgage rates hover around 6.3%, the lowest level in nearly a year, according to Freddie Mac. This dip has encouraged more buyers to get pre-approved and jump back into the market, a clear sign that confidence is returning.
“Rates like these give buyers a real advantage,” notes Dr. Jessica Lautz, Deputy Chief Economist at the National Association of REALTORS®. “More homes are available, and that gives shoppers more options than they’ve had in a long time. ”The good news is that mortgage rates have continued trending lower in recent weeks, and Dr. Lautz believes we are entering what she calls a “sweet spot”—a rare window where rates and inventory are aligning to make purchasing more feasible.
Buyer Activity on the Rise
Across the country, homebuyer momentum is picking up as market conditions begin to shift in a positive direction. According to the Mortgage Bankers Association, mortgage applications are up roughly 17% to 20% year-over-year in recent weeks, signaling a renewed wave of buyer confidence as interest rates stabilize. Both purchase and refinance applications are trending higher than this time last year, suggesting that many buyers who had been waiting for affordability to improve are now stepping back into the market.
Meanwhile, the National Association of Realtors reports that pending home sales increased 4.0% from July to August 2025 and were up 3.8% compared to August 2024. Regionally, the South which includes parts of Southwest Virginia and East Tennessee saw pending home sales climb 3.1% month-over-month and 4.2% year-over-year. This uptick reflects rising activity in areas where inventory remains limited and well-priced homes are moving quickly.
Together, these national and regional indicators point to a housing market that’s regaining energy heading into the next quarter. Buyers are taking advantage of improved affordability, while sellers with competitively priced homes are seeing stronger showing activity and faster offers.
How Much Could You Save?
Even small rate drops make a big difference. Over the past year, the average 30-year fixed mortgage rate fell from 7.19% to 6.68%, according to a LendingTree study. That half-point difference can save the typical buyer: 💰 About $111 less per month 💰 Roughly $1,340 less per year 💰 Nearly $40,000 in total savings over a 30-year loan
In high-cost areas like California and Massachusetts, those savings can exceed $76,000. As Matt Schulz, LendingTree’s Chief Consumer Finance Analyst, explains:
“That extra $111 a month can give a typical American household a little bit of financial breathing room that they’re so desperate for during these expensive times. It can mean a litte extra cash in the emergency fund, toward a credit card payment, or invested toward long-term goals. This stuff matters.”
For buyers in Southwest Virginia and East Tennessee, where home prices are typically more affordable than the national average, that extra savings can go even further helping families free up cash for renovations, debt reduction, or future investments.
Smart Ways to Maximize Your Rate Advantage
You may have more power over your mortgage rate than you think. By taking a few proactive steps, you can potentially save thousands over the life of your loan and position yourself for long-term financial stability.
Many buyers don’t realize how much rates can vary from one lender to another. Taking the time to shop around could make a serious difference in your monthly payment. According to Bankrate, even a slight difference in rates can lead to significant savings over the life of your loan. The Urban Institute also found that negotiating and comparing mortgage offers could save borrowers more than $100 a month. In short, one extra quote request could be the easiest money you’ll ever save.
If you plan to stay in your home for several years, buying mortgage points can be a smart way to lock in a lower interest rate. One point equals 1% of your loan amount and can reduce your rate by about a quarter of a percent. NerdWallet explains that one discount point (1% of the mortgage) typically lowers your interest rate by 0.25%.Citizens Bank adds that even a small reduction of 0.125% to 0.25% can create meaningful long-term savings. It’s an upfront investment that can yield long-term dividends in lower payments and less interest paid over time.
A shorter mortgage term, such as a 15-year loan, can help you build equity faster and save substantially on interest. While monthly payments are higher, these loans often carry lower interest rates than traditional 30-year terms because lenders take on less risk. The payoff? You own your home outright much sooner and build wealth faster through home equity.
Local Insight from Keith Davis
Here in Southwest Virginia and East Tennessee, the combination of easing rates and increasing listings is creating a “sweet spot” for buyers. If you’ve been waiting for the right time to act, this may be it. Let’s discuss your next step, whether that’s locking in a great rate, exploring rural land, or upgrading to your next family home.
Sources:
Freddie Mac; National Association of REALTORS® interview with Dr. Jessica Lautz at the New Hampshire Association of REALTORS® Symposium (2025).
