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It can be heartbreaking to find a home you love, submit an offer, and have it rejected! Especially in a competitive market where there are multiple offers on many homes, it can be frustrating. However, sometimes sellers reject offers and it just isn’t clear why, especially if you are perhaps the only offer. Here are some reasons why a seller might reject your offer that might not be immediately clear. One of the biggest (and unfortunate) things to remember as a buyer is that a seller does not have to accept ANY offer, even if it is above asking price, waives inspections, and is the best offer you think you could have put together. At the end of the day it IS the seller’s decision, and they can accept (or not accept!) any offer, any time. Sometimes, netting as much as possible is more important to the seller than your type of financing, if you’re doing inspections or not, or how long your contract period is. Some sellers want to close as soon as possible and would rather make less money to do so, Make sure your agent is taking their time to create a relationship with the listing agent and find out what is important to the seller so you can structure your offer accordingly. Some tips to make sure your offer has the best chance of getting accepted? Offer list price or above, especially in competitive markets! Unless a home has been sitting stagnant on the market, sellers are not likely to accept an offer below asking. They have no reason to take less in just a few days or even weeks. Keep your contingencies to a minimum – this includes being strategic about home sale contingencies, inspections, asking for seller help/credits, etc. Keep your timeline for settlement appealing to the seller depending on their needs, including a rent back/post settlement occupancy agreement, or whether they need a fast or extended closing. Sometimes, sellers reject offers and it has nothing to do with you. As we always try to remember in real estate, agents are in place for a reason, and we don’t always know what is going on “on the other side”. Make sure that you have an amazing lender and agent behind you so that at the end of the day, you know you’ve put your best foot forward with an offer you’re comfortable with. We have lots of tricks up our sleeve as to small ways to make offers more appealing to sellers, and we would love to share them with you! Reach out to us ANY time for a buyer consultation and we can share some of our magic with you!

Did you know 49% of homeowners saw equity gains they weren’t expecting when remodeling their home? Not only do home improvement projects enhance your living space but they can also add significant value to your property. With countless options available, it's essential to focus on projects that offer the highest return on investment. While transforming a bathroom into a spa-like space may sound appealing, the cost may not pay for itself when it comes time to sell. Conversely, investing in refinishing hardwood floors or updating the countertops in your kitchen is likely to increase a home's value, even if these projects may not evoke the same sense of luxury or upgrade. Here are the top five home improvement recommendations that will not only revitalize your space but also provide the best bang for your buck: Refinishing Hardwood Floors: There's something timeless and elegant about hardwood floors, but over time, they can lose their luster. Refinishing your hardwood floors is a cost-effective way to breathe new life into your home. Whether you're tackling scratches, stains, or simply want to update the finish, refinishing hardwood floors can instantly elevate the ambiance of any room. Plus, with proper maintenance, your newly refinished floors will continue to impress for years to come. Moreover, refinishing hardwood floors can add value to your home. Potential buyers are often attracted to homes with well-maintained hardwood floors, and refinishing them can make your property more appealing on the real estate market whenever you look to sell. According to the National Association of Realtors’ Remodeling Impact Report of 2022, hardwood flooring refinish recoups 147% of its initial cost. Fresh Paint Throughout the Home: Paint is such a simple and cost-effective way to make a big impact in your home. Most gallons of paint cost anywhere from $20 to $60, depending on brand. Prioritize the most visible spaces and stick to neutral colors as much as possible for the best value for your money and resale potential while giving a bright new look to your living space. We have custom palettes we've designed for our clients over the years and update them annually with trending colors. Let us know if you have a certain space you need color and finish recommendations for!  Kitchen Upgrade: The kitchen is the heart of the home, and investing in upgrades can yield significant returns. From modernizing appliances to revamping cabinets and countertops, there are countless ways to enhance your kitchen's functionality and aesthetics. Consider opting for energy-efficient appliances, timeless finishes, and upgraded storage solutions to create a space that's both practical and visually appealing. A well-designed kitchen not only improves your daily living experience but also boosts your home's resale value. Converting/Building a Home Office: With remote work becoming increasingly prevalent, having a dedicated home office space is more important than ever. Whether you're converting an existing room or finishing an unfinished space, creating a functional home office can add a valuable, usable space for you while adding value to your home. Consider designs that create a space that inspires creativity and efficiency. A well-designed home office appeals to potential buyers seeking versatile living spaces and also need the ability to work from where they live.  Installing a Deck: Outdoor living spaces are becoming more popular with homebuyers. Adding a deck will increase your home’s usable outdoor space while also increasing the value of your property! Installing a deck is one of the most cost effective means of increasing the value of a property prior to putting it on the market, at a 76% return of investment. Check with your town to see if you need a permit, as some towns require one to install a deck. Our team has many contacts, including contractors that could help with these projects. We also are always available for complimentary walk throughs of your home to assess what projects will most benefit you AND add the most value for every dollar spent. This is a free service we provide to all of our clients, however we are always happy to give a consult! We work with hundreds of buyers and sellers every year and know what it takes to "make a match" - and that means meeting you where you are at with your home and providing you the best resources possible to achieve your financial goals with the sale.

With a never ending list of everything you ‘should do’ when purchasing a home, it seems counterproductive to focus on what you should not do. But being aware of the dont’s is just as important as the do’s, when it comes to making the biggest financial investment of your life. And knowing what not to do, just might land you better financing and the home of your dreams. It may seem obvious to not do certain things like switching your job or co-signing a loan, but did you ever think that depositing cash or financing a new piece of furniture could affect your ability to get a mortgage? As big as your ‘to do’ list is when purchasing a property, make sure you also have your ‘not to do’ list in close reach. Read on to make sure you are avoiding these common mistakes and what to be aware of before you make your first offer on a property. #1 Don’t overestimate what you can afford Before you even begin the search for that perfect property, it is essential that you get pre-approved. Looking for homes outside of your budget is a waste of your time and can wreak havoc on your emotions. And you will be disappointed if what you are pre-approved for is substantially less than what you thought. It is best to run the numbers yourself before meeting with a mortgage broker. Mortgage brokers will likely do a debt to loan ratio. Meaning, they take your monthly debt and divide it by your monthly income. Most mortgage brokers want to keep your debt to loan or DTI below 33%. So for example, if your debt is $1,500 a month (and debt accounts for debt obligations like car payments and student loans not bills like you cell phone or power bills) and you make $6,000 a month, your DTI is 25%. They will calculate your new monthly mortgage to make sure your overall DTI is below 33%. A great way to understand your own spending habits is to track them. There are a number of apps you can use like Mint or Itab that allows you to record your daily purchases. There is a section for you bills and you can calculate how much you are saving a month as well. Once you allot for things like taxes and vacations you will have a pretty good idea of where your money is going. Replace your rent or your current mortgage payment with a monthly mortgage payment you would feel comfortable with and make sure you are in that ballpark when getting a loan. You know your own lifestyle, if you like to travel and dine, then you may want to make sure you will have the disposable income that suits your own life. #2 Don’t get emotionally invested When you find that perfect home, it can be hard not to get emotionally attached. Depending on the time of year or the market you are in, there could be other offers on the property or things could go wrong like the home inspection and the offer could fall through. Go in the home buying process with high intention and low attachment. It will keep your spirits high when looking for that perfect place. #3 Don’t make any large purchases When you begin thinking about purchasing a home, make sure you avoid making any large purchases. Large purchases such as buying a new car, a new furniture set or a home entertainment center. Banks will look at your financial history and want to see any recent activity. The mortgage pre-approval you were given is based on how much money you had in your account and how much money you owed at the time you applied. If you make a large purchase and there is less money in your account, the less money the bank will be willing to lend you for your mortgage. As tempting as it is to envision furnishing a new property or parking your new car in the driveway of your dream home, hold off till you close on the property and are sure you can afford it. #4 Don’t take out or put in large amount of cash from your bank account Do not put in or take out large amounts of cash. The bank financing you will flag large deposits coming in because they may be loans from a bank or another lender. You in turn would have to pay back those loans on top of your mortgage, which would damage your loan to debt ratio. A parent or family member may have gifted you part of your down payment in which case they may need to sign a letter stating that the money was a gift and you will not be paying them back. If you did in fact have to pay them back, it would be added to your monthly debt. If you do happen to get a large sum of money from selling something like a car or if someone pays you money back that is owned, you may just have to prove it was from a legitimate source. Most lenders will look at up to 60 days worth of bank statements. It is best to get your documentation organized prior to applying for the mortgage and make sure you can account for any large withdrawals or deposits. #5 Don’t apply for more credit How much you will get to finance your house will come down to how much money you have saved and how much money you have coming in, or your capital. Any extra debt will decrease the amount you are approved for so adding anymore credit can greatly affect how much your loan will be. #6 Don’t co-sign a loan This may seem like common sense but if a friend or family member needs you to co-sign a mortgage then you might not think anything of it. But co-signing a loan can really effect your own chance of being able to get one. If they default on their mortgage then you are responsible for the payments, which in turn would affect your ability to make your own. In cases like these, it is best to protect your own financial interests. #7 Don’t finance anything Along with new home purchases comes new appliances, new furniture and maybe a new big screen TV. But financing anything when applying for a mortgage or prior to closing will do more harm than good. Stay clear of the temptation to get every last thing you need for a new home and focus on your ability to afford it in the first place. #8 Don’t switch a job, leave a job or start a company Your ability to show you are financially stable is the single biggest determinant in getting a mortgage. Quitting a job or switching jobs can aid in your potential risk to a lender that you are not in a good financial or stable position. If you are planning on applying for a new position or starting a company, it is best to do it once you have closed on the property. And of course, try not to get fired. #9 Don’t miss loan payments If you do have any loans you’re paying off, make sure you do not miss any payments. You likely haven’t missed any if you have good credit, but be extra cautious when applying for a mortgage. Sometimes they’re honest mistakes like having been away for work or on a trip for a substantial amount of time. Or maybe you were in the hospital or a family member was sick so you were not as on top of your bills. But having a 30 day missed payment can drop your credit by more than 100 points. So be sure to stay on top of your finances, especially when your credit score is crucial to your pre-approval. #10 Don’t switch banks I mean you likely don’t switch banks very often, but sometimes banks offer freebies like televisions sets or cash back when opening an account. It can be tempting, especially given the timing, but detrimental to a mortgage pre-approval. Stick with the bank you have now so you will be able to provide at least 60 days of transactions and bank account balances. It may seem minor but can make your life a lot more complicated than it needs to be if you switch your bank last minute. Conclusion The list may be longer than you expected, but you can easily avoid a number of problems by understanding what can affect your decision making and your ability to get financing when you are getting ready to purchase a new home. By getting your finances and documents in order prior to getting a pre-approval, and by getting a pre-approval prior to searching for a home, you will be well ahead of the game. And once you have the pre-approval, you will know everything not to do, so it is still effective on closing. And that’s it! Hold off on that new car, stick with the bank you’re with and stay on top of your bills. Mortgage pre-approvals can be stressful and time consuming but well worth the extra effort once you get the key to your dream home!

Spring is in the air! The days are getting longer, temperatures are warming up, and nature is coming back to life. As we shake off the last traces of winter, it’s the perfect time to give your home a little TLC. A few simple maintenance tasks can help prevent costly repairs down the road and keep your home in top shape for the season ahead. Here’s your go-to checklist for spring home maintenance! Inspect and Clean Your Gutters Winter storms and fallen debris can leave your gutters clogged, which can lead to water damage if left unchecked. Clean out leaves, twigs, and dirt to ensure water flows freely away from your home’s foundation. Check Your Roof for Damage Snow, ice, and wind can take a toll on your roof. Inspect it for missing or damaged shingles, and look for any signs of leaks. If anything looks concerning, schedule a professional inspection. Service Your HVAC System Before you start relying on your air conditioning, make sure it’s ready to handle the warmer months. Change the filters, clean the vents, and consider scheduling a professional tune-up to keep it running efficiently. Seal Windows and Doors Check for any drafts around windows and doors. Re-caulking or adding weather stripping can improve energy efficiency and keep those cool spring breezes outside where they belong. Check Outdoor Faucets and Sprinkler Systems If you turned off your outdoor water supply for winter, now is the time to turn it back on. Check for any leaks or damage to hoses, spigots, and sprinkler systems before you start watering your garden. Refresh Your Landscaping Spring is a great time to prune dead branches, clean up flower beds, and add fresh mulch. Take a walk around your yard and see what needs attention to get everything looking vibrant and ready for the season. Pressure Wash Your Exterior Dirt and grime can build up on your siding, deck, patio, and driveway over the winter months. A good pressure wash can instantly freshen up your home’s appearance and prevent long-term damage. Check Your Foundation Look for cracks or signs of water pooling near your foundation. Addressing small issues now can help prevent costly foundation repairs in the future. Clean Your Windows and Screens Let that beautiful spring sunshine in! Wash your windows inside and out, and clean or replace screens so you can enjoy the fresh air without the bugs. Test Smoke and Carbon Monoxide Detectors Safety first! Spring is a good reminder to test and replace batteries in your smoke and carbon monoxide detectors. These small devices play a big role in keeping your home and family safe. Bring Out and Inspect Outdoor Furniture As the weather warms up, it’s time to get your patio furniture ready. Wipe everything down, check for any damage, and make any necessary repairs so you can fully enjoy those sunny days. A little effort now goes a long way in keeping your home comfortable, safe, and looking great throughout the spring and summer months. Tackle these tasks early, and you’ll be all set to enjoy the season to the fullest!

Purchasing a home will inevitably be the biggest financial discussion of your life. And the decision as to whether it is the right time to purchase a home depends on a number of factors. And it is not just your finances. Although your finances are important, other things you should consider before putting in an offer are your age, the current real estate and mortgage market and of course where you see yourself in the future. So should you rent or purchase a home? Find out by asking yourself the following questions. What are your future plans? In the short term, renting is always cheaper. There are substantially less costs involved in renting, and normally just comprise of first and last months, a monthly hydro bill and maybe the actual expense to move. Where if you decide to purchase a home there are a number of costs involved. Even once you are able to save the deposit you will need to save an additional amount to pay the costs of purchasing. Other costs include land transfer taxes, lawyers fees and potentially closing costs. And once you do move in, your monthly bills will likely be more than if you were renting. It is best to calculate how long you plan to stay where you are. If you plan to stay indefinitely, then purchasing is your best decision. If you plan to stay for only a few years, then renting may be substantially cheaper. There are scenarios where this may not be the case. If you are purchasing in a large metropolitan city or in the surrounding areas of one, there is a chance that the market could go up substantially in a couple years time, in which case you would have made money. But no one knows for sure what the market is going to do, so it is best to take the risk you feel most comfortable with. How old are you? If you are still in your twenties you may end up relocating due to relationships or career opportunities. In which case renting would give you more flexibility than purchasing. If you are in your thirties and are in a longer term relationship and are more established in your career, then purchasing may be a better option. As well, most people spend their twenties saving so they can purchase in their thirties. But the sooner you know where you want to live and who you want to be with, the sooner you should purchase. How much does it really cost? There are a number of fees that come with home ownership. And as we have gone over a few already, it is best to run the numbers yourself so you have a better idea of how much it would cost to purchase vs rent. Fees to purchase include saving the deposit, which is usually about 20% of the purchase price of the home. Lawyers fees, land transfer fees, closing costs if the home your purchased is new build and moving expenses including moving trucks. You will have to furnish the new home, you may need to purchase window treatments and do any needed renovations or repairs. And of course, your carrying costs. With renting you normally just pay your landlord once a month and then possibly a hydro bill and or tenant insurance. But when you own a home you will have to pay your mortgage, property taxes, maintenance fees if it is a condominium and any additional bills like hydro and insurance. You will also need to put some money away on a monthly basis to save for future repair or maintenance of the home including replacing the roof or furnace. Depending on how much you have saved to put down on the property and how much rent is in the city, you would have to run the numbers yourself to see what makes sense. But make sure you consider the amount of buying vs renting in the long run and the costs associated with each. Are you in high interest debt? If you have car loans, credit card debt or any other debt that has a high interest rate, it may make more financial sense to pay that off and then save up for the deposit for a home. Buy taking out a mortgage when you are already in a substantial amount of debt, may be putting yourself in a worst financial situation. And the likelihood of getting a mortgage or a mortgage with a good interest rate, will be lower if you already have a number of loans. Take care of the debt you are in, and then sign off on the big mortgage loan. Do you have the deposit saved? If you do not have between 10% and 20% of the purchase price of the home saved then your monthly payments will be a substantially lot more. Putting down as much as you can will keep your carrying costs lower. As well, if you do not have at least 20% saved, you will likely have to insure your mortgage which can up your monthly payments. Assess your current savings, see how long it will take you to save a deposit, and start looking once you have it saved. Another option, if you feel comfortable, is asking your parents to lend you a certain percentage towards the price and paying them back a certain amount every month, so you can sooner get into the market. Run the numbers and know what makes the most sense for you. Is your job stable? How many years have you been in your job? Do you plan to stay in the field you are in? These are the types of questions you should be asking yourself when thinking about purchasing. If you are happy in your line of work, you plan to stay in the city you are in and you are confident that your job is stable, then purchasing is likely your best bet. But if you are in a line of work that involves contract, seasonal work or if you have just started your job or would consider moving somewhere else, then you should hold off on purchasing until you are more decisive. Conclusion It may seem like the obvious choice to build equity and bank in on future appreciation, but purchasing may not always be your best option. If you are just starting out in your career, have other debts, have not saved a sufficient deposit, are not established in your line of work or might consider moving, then you might want to consider renting until you are in a more stable and confident position about the future.

Ready. Set. SELL! When looking to sell your home, it’s more than worth it to bring in the professionals. The first impression any buyer will have with your home is its online presence. With so many listings competing for buyers’ attention, it’s important to stand out with professional, stellar real estate photography. Remember the saying, “A picture is worth a thousand words.” You want buyers to see your listing online and say “get me into that house!” So, what benefits come along with getting your home professionally photographed? For starters, according to the Center for REALTOR® Development (CRD), listings with high quality photos sell 32% quicker than those without it, and those with aerial photos (when it makes sense for the property – just ask us!) sell 68% faster. Professional photos are more visually appealing and garner higher interest with online viewers. Photographers curate a collection of photos that show the best features of your home, allowing buyers to consider your home more valuable because of the strong first impression and potentially increasing the price they put an offer in at. Marketing is an essential part of selling a home in this digital world, and online advertising is only playing a larger and larger role in successful home sales. Homes with professional photography get 61% more views than those without them, according to the Wall Street Journal. Buyers appreciate when they can get a close look at the home the first time they view, even if it’s online. The ability to correctly advertise and highlight these professional photos online allows the possibility to market to as many buyers as possible, from all around the area. Did you know that our team has a professional, full time background in digital marketing? It’s not just about taking amazing photos – it’s getting them in front of the right buyers. We pay to have all of our listings professionally cleaned and photographed before going on the market. If you’re looking to make the most out of your home sale reach out today and we can come up with a personalized plan for selling your home.

We’ve all heard at least one horror story about a family leaving for a period of time and returning home only to find that their house has been broken into or a pipe has burst in their absence. Horrific!!? I know. Fortunately for you, we have compiled a list of tips to help prep your house for safety while out of town, allowing you to truly enjoy it. Cost-Friendly Tips: – Don’t indicate your absence for the time being. Making it known that your home will be empty for a few days is an invitation to some. Hold off on those photos on social media or tagging a different location, unless only trusted friends and family members can see it. – Remove stashed keys Keeping your stashed keys outside of your home allows anyone to find them and get inside. Removing them from their hiding spots for the time being can prevent burglars from finding the key to inside. – Lock everything! This seems to be an easy step, but is surprisingly forgotten often. Make sure to lock all doors and windows. Close your blinds and curtains to avoid anyone looking in. – Check or replace batteries This one’s pretty simple, but often gets overlooked. Check all security and safety devices – motion detectors, cameras, smoke detectors, etc – to make sure the batteries won’t fail while you’re gone. Opt-out for high-quality batteries over budget batteries, as you’re likely to get more life out of them. – Unplug nonessential electronics Unplugging nonessential electronics – TVs, computers, coffee makers, fans, lamps, etc. – not only will both reduce the risk of fire and save you money, but also can protect against electrical surges. – Clear storm drains and gutters Keeping your storm drains and gutters clear of debris is always important, and especially critical during storms to allow the drainage of water off your home. Instead, it could accumulate too close to the house and seep inside. – Ask a trusted friend or family member to check in periodically Have someone stop by from time to time while you’re away to make sure all things are in check, such as attempted entry, burst pipes, etc. Ask them to park in the driveaway, and possibly adjust some blinds or move some outside furniture to suggest that someone is around. Tips That Cost Money: – Install outdoor security lights Lighting up any dark or hidden spots around your home can prevent burglars from sneaking inside. You can illuminate these hiding posts by installing outdoor security lights, most being motion activated or will only come on at night. – Install a Video Doorbell A video doorbell allows you to answer your front door from anywhere. You’re alerted when anyone rings your doorbell, or even steps foot on your porch. Through the doorbell, you are both able to record the interaction and even talk to them.

Facing pre-foreclosure can be an overwhelming and stressful experience. If you’re finding yourself in this situation, you’re not alone. Many homeowners go through this challenging period, and it’s crucial to know that there are resources and professionals ready to assist you. Our mission is to guide you through this process with as much support and care as possible, ensuring that you retain control over the sale of your home and avoid the severe consequences of foreclosure. What is Pre-Foreclosure? Pre-foreclosure is the stage that occurs before a home is officially repossessed by the lender. It begins when a homeowner misses a few mortgage payments, leading the lender to issue a notice of default. This notice is a formal warning that the bank is moving forward with the foreclosure process if the debt isn’t resolved. During this time, homeowners have the opportunity to take action. Key Facts About Foreclosure The Timeline May Vary In Maryland (MD) and Pennsylvania (PA), foreclosure timelines can differ significantly. Understanding the specific laws and deadlines in your state is essential for navigating this process effectively. We can assist with helping you understand where you’re at in your timeline and what options remain. Impact on Your Credit Foreclosure can severely damage your credit score, making it difficult to obtain future loans or mortgages. By addressing pre-foreclosure issues proactively, you can mitigate this impact. Possible Options Homeowners in pre-foreclosure might explore various options, including negotiating with the lender, modifying the loan, or selling the property. Each option has its pros and cons, and it’s important to evaluate them carefully. Financial Implications Foreclosure can be costly. Besides the potential loss of equity in your home, there are legal fees, maintenance costs, and other expenses that can accumulate. How We Can Help We specialize in assisting homeowners facing pre-foreclosure. Here’s how we can support you through this challenging time: Expert Guidance We are local, experienced real estate agents who understand the ins and outs of the pre-foreclosure process in both MD and PA. We help you navigate the complexities of selling your home, dealing with HELOCs, and addressing any other liens on your property. Advocacy and Negotiation Our team acts as your advocate, making the necessary phone calls and handling negotiations with lenders and other parties involved. We work to ensure you get the best possible outcome without having to deal with the stress on your own. No Upfront Costs Unlike some solutions that require upfront fees or unexpected charges, our services come at the cost of a standard real estate commission settled at closing. There are no hidden fees or surprises. Local and Legal Resources We have a network of local and legal resources available to help you through every step of the process. Our goal is to provide you with all the support you need to move forward. Success Story: Turning a Difficult Situation Around A year ago, I started working with a couple that was 4 months behind on their mortgage. They also had a HELOC and mechanic’s lien against the home. The situation seemed hopeless to them – and I can understand why. Even with selling the home, the mechanic’s lien would not be paid off and the HELOC would not be paid in full. I helped connect them with a title company to help negotiate the different loans, and helped navigate the process with the foreclosure law firm, both banks, and contractor myself, to allow them to move forward with the sale of their home, on THEIR terms. We were able to use the equity they had in their home to sell it, pay off their current mortgage, and negotiate with the HELOC and contractor to settle their balances. Every situation is different, but the worst thing you can do is wait for the bank to take your home and become farther behind on the mortgage, incur fees and interest, incur charges from the restoration company to maintain your home, etc. We’re Here for You If you’re facing pre-foreclosure, please know that you don’t have to navigate this alone. We are here to offer support, answer your questions, and help you take the necessary steps to protect your financial future. Feel free to reach out to us at any time via phone or text at . Let us help you find a solution that works for you, so you can focus on moving forward with confidence. *Please note that while we provide guidance and facilitate the sale of your property, we are not legal advisors and do not offer legal advice. We work to assist you in dealing with your mortgage and liens, helping you achieve the best possible outcome in your situation.

What is the Settlement? In 2023, there was a Federal Class Action Lawsuit in Missouri where a jury ruled that NAR and major real estate brokers colluded to artificially raise seller paid commissions. Under the terms of the proposed settlement, NAR would pay $418 million over 4 years.  In addition, there would be a new rule for Multiple List Services (MLS) services prohibiting offers of broker compensation be displayed on the MLS. This would mean that while the broker compensation is not posted as part of a listing, it would continue to be an option consumers can pursue off the MLS through negotiation and consultation with real estate professionals.  NAR also agreed to create a new rule requiring MLS participants working with buyers to enter into written agreements with their buyers before the buyer tours a home. The Facts  – Commissions to buy and sell homes have always been negotiable. Many agents offer different commission structures based on the value and services they provide – There is NO law or agreement nationally, statewide, or locally, that states you must charge a commission, or a certain amount of commission, to a consumer for providing real estate services.  – Consumers do NOT need to use a real estate agent to buy or sell a home. However, the majority of consumers choose to work with real estate agents so they have a knowledgeable professional working in their best interest to guide them through one of the largest investments of their lifetime.  – The co-operative relationship between a listing agent and a buyer’s agent in a transaction is most often in the best interest of both parties so that everyone has their own representation (especially when high performing agents are involved).  – The National Association of Realtors (NAR) is a VOLUNTARY membership association that does not represent the standards or criteria required to become a real estate licensee.  Potential Effects on the Real Estate Market:  – Buyers may not want to view homes not offering buyer agent compensation if they cannot afford to pay for their own representation by a buyer’s agent. First time buyers, which make up 1/3 of the buyer pool nationally, on average put 8% or less down on a home. The likelihood of them having additional funds at their disposal to pay an agent is low.  – The average home buyer nationally puts less than 20% down, also limiting the liquidity of buyers and their ability to pay an extra percentage or flat fee to secure their own representation.  – Buyers may be less likely to want to look at homes offering no buyer agent compensation – The process for real estate agents will become convoluted, as communication will need to happen “offline” or off the MLS about compensation.  – Home prices are NOT likely to fall as a result of this proposed settlement. Appraisers do not take commissions or seller credits into account when they are performing an appraisal on a property to determine its value as part of a real estate sale. 5-6% commission is not “baked in” to the list price – this is why we go over net sheets with our sellers beforehand so they can see what they are making. Home prices are not inflated to accommodate commissions, especially since their value is determined by a third party.  – A buyer purchasing a home unrepresented are leaving themselves open to being negotiated against (the listing agent legally has only the seller’s best interest and intentions at heart) every step of the way on the process  – A seller not offering buyer agent compensation may be limiting their pool of buyers who insist on representation  Questions? Want to learn more? Click here to view our NAR Settlement PDF

It’s the most wonderful time of the year – the season of twinkling lights, cozy gatherings, and, of course, picking out the perfect Christmas tree! Whether you’re on the hunt for a towering fir or a smaller, more compact spruce, the search for your ideal holiday tree is an experience that never gets old. And with so many local tree farms opening their doors this season, you’re in for a fun and festive adventure! From family-owned farms to those offering extra special touches like hot cocoa, hayrides, and even visits with Santa, the perfect tree is just waiting for you. Check out our list of nearby Christmas tree farms to begin your holiday tradition today! Carroll County: Starting off with the tree farms in Carroll County, Maryland! Hirt Tree Farm is a small, family-owned business located in Westminster Maryland and opening for the season on November 29th! Following the opening day, the farm will be ready for visitors from 9am-4pm daily! They thrive to put love and care into each of their trees and hope that you will join in on their traditions! As an added bonus- your four legged family members (dogs only) are welcome to join! https://hirttreefarm.com/ Next is Shovaker’s Tree Farm, located in Manchester Maryland! Showvaker’s will be kicking off their season on November 24th from noon to 5pm. Following this day, they will be opening daily on November 29th! Hours include: Monday-Friday 12PM-5PM and Saturday-Sunday 9AM-5PM. Fun fact: Showvaker’s started selling trees out of a small shed and this year will be their 30th season! https://www.qualityevergreens.net/ Davidson Tree Farm is located in Upperco, Maryland and will open their doors for the season on November 23rd! After Thanksgiving, Davidson Tree Farm will be open Monday-Thursday 12pm-5pm and Friday-Sunday 8:30am-5pm! Whether you are continuing a Christmas tradition or starting a new tradition by cutting down your own tree, Davidson Tree Farm is ready to help! The farm even has a few trees measuring up to 18ft tall! Wow! https://www.davidsonchristmastreefarm.com/ Stop in to Wolfe’s Pine Valley Farms in Sykesville, Maryland where there are 110 acres of trees to choose from! This family owned farm strives to provide the “perfect” tree in a family friendly atmosphere! With a Christmas barn full of wreaths, and hot cocoa or cider poured for guests, this farm is worth the trip! Hours of operation are: Thanksgiving Day 9am-3pm, Tuesday-Sunday! https://wolfespinevalleyfarms.com/#hours Frederick County: Dreamland Christmas Tree Farm is located in Middletown, Maryland and will open for the season on November 23rd! Following, the Farm will be open Fri. 12pm-7pm, Sat: 9am-5pm, and Sun: 9am-5pm. Check out their website for more information on the types of firs you will find and how to properly take care of your Christmas tree! https://dreamlandchristmastreefarm.com/  E&E Trees in Walkersville, MD is open for business on Saturdays from 9am-4pm and Sundays from 9am-5pm. With raving reviews from past customers, E&E Trees could help to make your Christmas tree adventure amazing! Next is Eberle Christmas Tree Farm in Union Bridge, MD! This location will be open Friday, December 6th at 1pm and then Friday-Sunday from 1pm-5pm. Eberle Christmas Tree Farm has options of different kinds of trees averaging 6-8 ft tall! Check out their website for photos and other tips for tree cutting! http://www.eberlechristmasfarm.com/ Mayne’s Tree Farm in Buckeystown, MD will be open November 29th for the season and M-F 9-5 and Sat & Sun 9-5. With a variety of trees and other Christmas decorations available, this is a great place to check out! Bonus- Mayne’s offers Hayrides on the weekend, too! https://www.frederick.com/maynes-tree-farm  If you’re in the Mt. Airy area, check out Gaver Farm as part of your Christmas Tree festivities! Gaver Farm is open for the Christmas Season November 23-24, 27 and November 29 – December 23 from 9 am – 5 pm daily. Here you can cut your own trees, visit the Wreath Shop and Farm Market, and even check out the Christmas Cafe (weekends and Black Friday)! https://gaverfarm.com/ York County Starting off with Brown’s Christmas Tree Farm in York, PA opening November 23rd for the season! The Farm will then be open Mon-Fri: 11:00AM-7:00PM and Sat-Sun: 9:00AM to 7:00PM. Selling Christmas trees since 1988, this crew is ready to help you find, cut, and load your new tree!  https://brownstreefarm.net/ Another tree farm located in York County, McPherson Tree Farm is a family business currently in its fourth generation of operations. The Farm is open Fri 12pm-4pm and Saturday-Sunday 8pm-4pm. Family owned and operated since 1953, our fields and trees are taken care of by hand – truly a labor of love! Warner Christmas Tree Farm in Spring Grove, PA will be open November and December,  Mon-Thurs: 3:00 pm – 4:30 pm, Fri-Sat: 9:00 am- 4:30 pm, Sun: 1:00 pm – 4:30pm. With different kinds of trees and different sizes, you’re sure to find your perfect tree! https://sites.google.com/site/warnerchristmastreefarm/home Next up is Cabin Creek Farm in Red Lion, PA! The Farm is open and ready to serve you from 8:30am-4:30pm daily. Be sure to call or check out their website for further information! The holidays are a time for tradition, togetherness, and creating new memories with those you love. Finding the perfect Christmas tree is a cherished experience that brings families together year after year. With so many wonderful local farms to choose from, you’re sure to find a tree that’s just right for your home—and maybe even start a new tradition in the process! So grab your family, bundle up, and head out to one of these charming tree farms to make this holiday season extra special. Happy tree hunting! * Be sure to check each location’s website for opening days, special events, and more festive surprises! York County: Brown’s Christmas Tree Farm 1515 Parkview Rd, York, PA 17406 Monday-Friday 11AM-7PM | Saturday-Sunday 9AM-7PM McPherson Tree Farm 5941 Mt Pisgah Rd, York, PA 17406 Friday 12PM-4PM | Saturday-Sunday 8AM-4PM Warner Christmas Tree Farm 433 Rocky Ridge Rd #8508, Spring Grove, PA 17362 Monday-Thursday 3PM-4PM | Friday-Saturday 9AM-4PM | Sunday 1PM-4PM Cabin Creek Farms 635 Perry Rd, Red Lion, PA 17356 8:30AM- 4:30PM Everyday! Carroll County: Hirt Tree Farm 917 Arnold Rd, Westminster, MD 21157 9AM-4PM Everyday! Showvaker’s Christmas Tree Farm 2020 Garrett Rd, Manchester, MD 21102 Monday-Friday 12PM-5PM | Saturday-Sunday 9AM-5PM Davidson Christmas Tree Farm 1101 Emory Church Rd, Upperco, MD 21155 Monday-Thursday 12PM-4:30PM | Friday 9:30AM-4:30PM | Saturday-Sunday 8:30AM-4:30PM Wolfe’s Pine Valley Farms, LLC 1150 Fannie Dorsey Rd, Sykesville, MD 21784 Open Tuesday-Sunday Thomas Tree Farm 3501 Hanover Pike, Manchester, MD 21102 Open Nov. 25- 9AM-5PM Frederick County: Dreamland Christmas Tree Farm, LLC 2700 Sumantown Rd, Middletown, MD 21769 Friday- 12PM-7PM | Saturday-Sunday 9AM-5PM E&E Trees 9420 Dublin Rd, Walkersville, MD 21793 Saturday 9AM-4PM | Sunday 9AM-5PM Eberle Christmas Tree Farm 13415 Liberty Rd, Union Bridge, MD 21791 Friday-Sunday 1PM-5PM Mayne’s Tree Farm 3420 Buckeystown Pike, Buckeystown, MD 21717 Monday-Friday 10AM-6PM Saturday-Sunday 10AM-5PM Gaver Farm 5501 Detrick Rd Mt. Airy, MD 21771 9AM-5PM