As we start to see inventory levels creeping upward a bit – especially in certain price ranges and locations – it's becoming increasingly important to price your home appropriately from the start.

What does that mean in practice? 

We will want to look closely at what buyers have paid for similar homes in your area in recent months. Not what you hope your home is worth, and not what you'd need to get out of it to make your next move work – but what buyers are actually paying for similar homes. If buyers are paying $375K for homes like yours, the most realistic price that a buyer will pay for your home is... $375K.

A realistic, well–researched asking price is essential in today's market. But... even pricing your home just right doesn't necessarily mean it will go under contract in the first week (or even the second or third). The dynamics of the market have shifted a bit from the frenzy of the past few years. Buyers have more options now, and they're taking more time with their decisions.

And here's another important thing to keep in mind... if you price your home a bit too high when it first hits the market, and the market gives you that feedback in the form of minimal showings or no offers, you might make a price adjustment later on. That's a smart and necessary step... but again, a price reduction getting you to an appropriate list price also doesn't guarantee a quick sale.

In short: pricing your home well is necessary, but not always enough to guarantee an immediate offer. It's the foundation for attracting buyers, but timing, location, condition, and broader market conditions also come into play.

If you're preparing to sell and want a realistic sense of where your home fits in the current market – and what buyers are actually paying for homes like yours – I'd be happy to explore that with you.

  

The two conventional schools of thought are...

  

JUST ABOVE – Price your home just above your target sales price (market value) as a buyer might try to negotiate with you on price.

JUST BELOW – Price your home just below your target sales price (market value) as this is likely to generate more offers and increase the possibility of a faster sale.

I'll mention to caveats before choosing an overall winner here...

[1]  Other market metrics matter.  We need to keep in mind how much competition your home will have on the market, how many buyers are routinely buying in your price range or location, etc.  Pricing your home is not a one dimensional evaluation of a potential market value and translating that into the best list price.

[2]  All of what I have written thus far (just above, just below, etc.) is built on the foundation of some objective truth of market value.  It's not always (not usually so simple) to pin a specific number on the market value of your home and thus to be able to price it just above or just below that number.  If we analyze your home and conclude that it has a market value of $440K and we talk about pricing it just above or below that, but the market value is actually $425K then our just above and just below numbers won't be that helpful or accurate.

But, those caveats aside, sellers are almost always best served to price their home just below the target sales price / market value.

As stated above, pricing your home just below market value is likely to generate the most interest from prospective buyers and potentially generate the most offers on your house.

  

A year ago, there were 140 homes on the market for sale (not under contract) and today there are 249 homes for sale!  That's a big increase.

Given that inventory levels have risen quite a bit, I wanted to take a look whether current inventory levels are evenly distributed by price based on past buyer activity.

So as to say... would it take an equal amount of time for all lower priced homes to sell (based on the number currently for sale and the number of buyers who are buying) as compared to the amount of time it would take for higher priced homes to sell?

As shown above, current inventory levels get higher (in comparison to actual buyer activity) as prices get higher.

At the two extremes...

There are 90 homes for sale under $350K... but 55 buyers a month are purchasing homes in that price range... so it would only take about 1.6 months to sell through existing inventory... if nothing else was listed for sale.

While...

There are 10 homes for sale over $1M... and only 1 buyer a month is purchasing a home in that price range... so it would take about 10 months to sell through existing inventory... if nothing else was listed for sale.

Why does this matter?  

Sellers (now and in the near future) should keep this overall market metric in mind when listing their home for sale.  Making your pricing decisions carefully based on how much competition you have (other sellers) compared to how much buyer activity exists.

  

Above is a very broad look at the number of buyers who are buying homes in a variety of price ranges in Harrisonburg and Rockingham County based on sales over the past 12 months.

As you might have guessed, a much larger number of buyers are spending less than $350K for a home (55/month) as compared to those spending $700K+ for a home (6/month).

One important thing to know as a seller is how many potential buyers are buying a home in your price range –– as this can help you have realistic expectations for how quickly your home will go under contract.

We are still seeing many homes go under contract very quickly –– but not all homes –– and if your home does not go under contract in the first few weeks it will become even more important to consider how large the pool of buyers is that is considering a home in your price range.

When we look at the numbers for your house, we'll narrow it down further... perhaps to a $100K range... and we will potentially limit the scope a bit by location or property type.

The size of the buyer pool is just one piece of the puzzle as to understanding why your home will or won't, or does or doesn't, go under contract quickly.  We'll also be talking about how the features of your home compare to those with which it competes –– and whether your list price is optimistically high or very realistic based on recent comparable sales.

But even if you price your home very realistically, and you have it wonderfully prepared, the amount of potential buyer interest will still be limited, at least somewhat, but the size of the pool of buyers who are considering a home in your price range.

  

If you've ever sold (or tried to sell) a piece of land you've probably notice that it usually takes longer than selling a home.

But why?

There are a few key reasons why land tends to move more slowly than houses in our local market...

1. Buying a home immediately solves a need.

Most home buyers are making a decision because they need housing –– now. Whether they're relocating, buying a larger house, downsizing, or just ready to stop renting, there's usually a timeline and some sort of a sense of urgency. Buying land, on the other hand, doesn't provide immediate housing. It's just the first step in a longer process of planning, designing, permitting, and building –– that can stretch out over many months (or years).

2. Many people definitively decide to buy a home –– fewer people definitively decide to to buy land.

When someone starts their home search, they've often made a clear decision... we're going to buy a home.  With land, that decision is usually not as clear.  People often think about buying land, especially if they dream of building one day, but it's a slower, more tentative process. Many land buyers are still deciding if they want to build –– and when –– which naturally leads to a longer decision–making process.

3. It's easier to evaluate a house than a piece of land.

A buyer can walk through a home and quickly assess whether it fits their needs. With land, even if a buyer loves the location, views, acreage, or price, there are still many unanswered questions... what will we build, who will build it, how much will it cost, and more. These unknowns can make it harder for a land buyer to get to a decision on moving forward.

So, what does this mean if you're selling land?

Be prepared for a slower process. Land buyers move through their decisions much more gradually, often weighing variables that don't come into play with an existing home. It's not unusual for land to sit on the market longer than a house –– even in a strong real estate market.

That doesn't mean land won't sell –– it just means it usually takes more time, patience, and the right buyer who's ready to take on the longer journey that starts after the sale.

Buying a home is a big decision.  It's more than just selecting a house – it's choosing a neighborhood, a lifestyle, and a place to call home. Whether it's your first home purchase or your fifth, it's a big decision and one that should be made thoughtfully.  

As we work together, I'll be doing my best to understand what matters most to you –– how you live, what you need in a home, and what kind of space will truly support the life you want to live. I'll offer my insights and advice along the way, but I also encourage you to bring in voices from your own life that you trust.

If you have a close friend, family member, or advisor whose perspective you value, don't hesitate to bring them along on a showing –– or for a second look at a home you're seriously considering. They may see things you didn't, ask questions you hadn't thought of, or help you think through the decision in a new way.

Buying a home is a deeply personal choice, but that doesn't mean you have to make it alone. Surrounding yourself with people who know you well can provide clarity, confidence, and peace of mind as you move forward.

Sometimes buyers hesitate to bring along the friend, family member or confidant, thinking it's a bit too much to bring extra people along.  I disagree.  I think it can often be helpful to have those perspectives and insights if the person you are bringing along knows you well and is someone with whom you would consult on other big live decisions.

It can feel frustrating –– or even a bit disheartening –– if your home has been on the market for a few weeks and it hasn't gone under contract. Maybe you've only had a handful of showings. Maybe none. It's easy to fall into a loop of second–guessing:

Why hasn't anyone made an offer? What's wrong with my house? Will it ever sell?

If you've found yourself there, one helpful exercise is to zoom out a bit and look at the broader market around you. Instead of just asking why didn't my home sell, ask what did sell?

To really make sense of how your home is performing on the market, it helps to compare it to similar homes nearby.

Let's say your home is in the XYZ school district and it's priced between $400K and $500K. A good question to ask is:

In the past two weeks, what homes in this same price range and school district have gone under contract?

This research can be very helpful...

If several homes like yours have gone under contract recently –– but yours hasn't –– it may be time to take a closer look at your pricing, condition, or marketing strategy.

On the other hand, if very few homes like yours have gone under contract, then it may just be a sign that buyer activity in this market segment is just slower right now.

Pausing to take this broader look at the market can help us have a better sense of what buyers are actually doing (or not doing) these days to help us decide what (if anything) we might want to change.

Looking back over 25 years (above) we find the following types of trajectories in the median sales price in Harrisonburg and Rockingham County...

GRAY = 2% to 7% annual increase

RED = 8% or higher annual increase 

BLUE = 1% annual increase, or no change, or annual decrease

And now, the question at hand... what will the next 1 to 5 years look like when it comes to our median sales price?

After four solid years of a red hot market (8% or more) between 2020 and 2023 we have now seen two years of moderate increases in 2024 and thus far in 2025.

My best guess is that we will see a prolonged spell of moderate (gray, 2% to 7%) increases in the median sales price.

Your thoughts?

  

Before we list your home, we'll study recent sales, analyze the market, and come to a conclusion about the best pricing strategy for your home.  But once your home hits the market, the most important feedback comes from actual buyers –– and it usually comes fast.

In most cases, we'll know within the first one to two weeks how the market is responding to your house. 

Here's what that early feedback might tell us:

[1] Lots of showings, multiple offers = strong demand and solid pricing.

[2] Lots of showings, no offers = buyers are interested, but may see the price as too high.

[3] Few showings, one offer = a smaller buyer pool, but the price is likely just right.

[4] Few showings, no offers = fewer buyers are considering the home, and the price may need to be adjusted

That early activity helps guide our next steps –– whether that's staying the course, adjusting the price, or making other changes to attract the right buyer.
  

Most of the time, finding a home to buy takes some time and some patience. The first house we see is usually... just okay. The second and third might be so–so. By the time we get to house number four or five, we might finally see something promising –– and then we'll find the house that you like more than all the others we have seen.

But every now and then, a buyer will end up liking (really liking the very first house they go to see.

That can be a little unsettling. How do you know it’s truly the right house if you haven’t seen the ones that aren’t a good fit yet? Shouldn’t you keep looking, just in case?

It’s a good question –– and a common sentiment.

But sometimes, the first house really is the best one for you. If it checks the boxes, fits your budget, and feels like home, it’s okay to take it seriously –– even if you haven’t toured five others yet.

We can always talk through it, look at comparable homes, and make sure the price is reasonable in the current market... but if the first house you go to see turns out to be the one, and you can secure a contract on it, that's not a terrible thing.

It's better, after all, then seeing house after house that you like and not winning in a multiple offer scenario.
 

A home inspection contingency is a central part of many (but certainly not all) real estate contracts –– but it’s also a part of the process that buyers and sellers can unintentionally misunderstand, especially if it is your first time buying or your first time selling.

Buyers: Don’t assume that the inspection gives you an automatic chance to renegotiate the price. If legitimate issues are uncovered –– safety concerns, structural problems, major repairs, etc. –– it’s likely reasonable to ask the seller to address those issues or to offer you a credit to allow you to address the deficiencies after settlement. But the inspection isn’t meant to be a second round of negotiating the price down. If you agreed to a purchase price up front, you should expect to move forward at that price unless the inspection reveals something unexpected and significant.

Sellers: Don’t assume that nothing will come up during the inspection or that you won’t be asked to make any repairs or concessions. Some property deficiencies exist in almost all homes, even well–maintained homes.  Be prepared for the possibility that a buyer may request repairs or a credit –– and keep in mind that this is a normal part of the process, not a personal critique of your home or how you have cared for it.

The home inspection period (if your contract allows for one) is a time for further discovery and, if necessary, some further negotiation based on new findings. Buyers and sellers who stay flexible and realistic through this contingency tend to have the smoothest path forward through and beyond that negotiation.

  

When you're preparing to sell your home, it's natural to want to highlight its best features –– and to factor those into your asking price. Maybe you have a three–car garage, a large lot, or an extra bedroom or two. Those are real benefits, and they do add value.

But, it's important to keep mind... not all buyers value all of those features in the same way.  Every extra feature that you think is a big selling feature won't be a "must have" for every buyers.

Some buyers will gladly pay more for a home with:

 – A three–car garage, especially if they have multiple vehicles or need storage space.

 – A two acre lot, if they’re looking for privacy, room for a garden, or space for kids to play.

 – A fifth bedroom, for a larger family or dedicated home office.

 – Multiple patios, if they love to entertain or enjoy outdoor living.

But many buyers are perfectly happy with a two–car garage, a half–acre lot, four bedrooms, and one patio. For them, those extra features aren’t things for which they will be willing to pay a higher price.

It’s perfectly reasonable to adjust your asking price to reflect your home’s unique features. But if you try to assign full value to every extra bonus feature –– and build your list price as if every buyer will love and pay for all of them –– you may price yourself out of the market.

The key is balance how we value each feature. We want to highlight your home’s strengths and market it to buyers who will appreciate those extras –– but we also want to make sure the price still makes sense to a broader pool of potential buyers.
 

Buyers often love a home that is on a lot with lots of mature trees.  Something about mature trees just makes a home seem comfortable and established to many buyers.

But... if your property has lots of mature trees... in the fall your yard will have lots of... leaves!

While the changing colors of the leaves can add great color in photos of your house –– it will also likely be a visual reminder to buyers that the property requires regular upkeep, particularly in the fall.  Your leaf covered yard might cause buyers to focus more on the work involved in owning your home rather than the many features they will enjoy. 

As such, spring or summer are typically a preferred to time to sell if you lots of mature trees on your property –– the landscaping will be green and your outdoor spaces will be at their best.

Of course, we’re not trying to hide anything. Most buyers will realize and think about what is involved in maintaining a home with mature trees –– but if we can help them focus on the positives rather than the piles of leaves, it's worth considering your timing.

  

When it comes time to finalize a list price for your home, things aren't always black and white.

Let's say we take a close look at the market –– analyzing recent sales, currently competing listings, and overall market conditions ––  and it points us to a price of around $400,000. 

But something about your house, the neighborhood, this particular price range, or inventory levels over time gives us a feeling that $425,000 might be within reach.

Now we have a decision to make:

Do we price your home based strictly on the comps and expect strong interest based on how it compares to similar homes?

Do we price it based on our gut, aiming a bit higher in hopes of finding that one buyer willing to stretch.

Different sellers make different decisions, and both approaches can work –– or miss the mark –– in different ways.

Interestingly, here's what can sometimes happen:

If we price based on the comps, we might see strong early interest –– even multiple offers –– which can drive the price up toward (or to, or even above) that higher gut–level price.

If we price based on the gut, we might not see as much early activity, and we could end up negotiating back down toward what the comps originally suggested.

Pricing strategy is more clear cut with some houses, price ranges and neighborhoods than others.  While we will always start with the data, we sometimes have to factor in our gut feeling about pricing as well.

In the end, the right pricing often depends on your goals as a seller and how much risk you are comfortable with or how much certainty you prefer.
  

Happy Monday Morning, friends!

We're nearly mid–way through July... and this summer has been a whirlwind!  

It was great to see sooo many of you at Red Wing Roots in Mount Solon in June, to spend time with family and friends, and to enjoy wonderful music from so many talented artists such as The Steel Wheels.

Then, in another great community event, I ran in VA Momentum's Valley 4th Run in July with my daughter, my sisters, my niece, my brother–in–law, ok with about a thousand people it seemed.  Somehow I won my age group again in the 5K, at least partially because I'm still on the low end of that age bracket. ;–)

Most recently, I was on a trip with my wife and her parents that included a visit to Frank Lloyd Wright's Fallingwater –– this was an amazing experience to see tour the house and take in the architecture, the grounds and how they become one in this unique property.

A bit later this summer, I'll be headed to the beach with my three siblings, all the kids, and my dad.  

What has YOUR summer look like thus far, or what do you have planned for the balance of the summer?  Do you have any fun trips or experiences planned?

Now, a few more items to cover before we get to the latest data and trends in our local housing market.

[1]  Each month I offer a giveaway to the readers of my market report to a fun local or local–ish establishment.  This month, I'm featuring Monty's –– the restaurant in Hotel Madison.

Click here to enter to win a $50 gift card to Monty's.  

[2]  You can learn more about our housing market, and the home buying and selling process in general by reading my daily (M–F) email newsletter.  Recent topics have included...

  

  

  

  

Check out my daily newsletter over at Harrisonburg Housing Today, or subscribe to receive it each day by email.

[3]  If you will be selling your house soon, or if you are starting to consider a home purchase, I'd be delighted to help you with the process.  Reach out anytime by phone/text at 540–578–0102 or by email.  

While the overall market has seen an 8% decline in the number of homes selling in the first half of 2025... the City of Harrisonburg has seen a... 26% decline!  It has been difficult to find a home to buy in the City of Harrisonburg during much of 2025.

Meanwhile, in the County...

Rockingham County (which is much larger than the City) has also seen a decline in home sales in 2025... but it has only been a 3% decline... as compared to that 26% decline in City home sales.  So, it has been slightly easier to find a home in the County than the City.

Finally, let's look just at new homes...

We have seen a sharp decline in the number of new homes that have sold with a 16% decline from the first half of 2024 to the first half of 2025... though that is still well above the first half of 2023.

Which leaves... existing homes... or resale homes...

We have seen 6% fewer existing home sales in the first half of 2025 as compared to the first half of last year.

So... overall... in almost every segment or corner of the market, we are seeing fewer homes selling.  But... we're going to see some interesting new trends below, so read on!

First new trend... more home sales in a month this year than last...

The first five months of 2025 showed fewer home sales... month after month... when compared to the same month in 2024.  That changed in June... with 140 home sales this June compared to only 130 last June.  Spoiler alert... perhaps this is tied into higher inventory levels... with more homes that buyers can choose to purchase?  Read on.

Here's a different way of looking at the monthly home sales...

While we have seen a slight decline (679 to 622) in home sales between the first half of 2024 and the first half of 2025... we are actually seeing the same number of home sales in the first half of this year as compared to the first half of 2023.  Stay tuned to see how home sales will progress as we move through the balance of 2025... especially given rising inventory levels.

Next up... the main trends... visually...

So... you've heard me say it for quite a few months now... prices are rising more slowly than they have in recent years.  You'll see a broader view of that on the next graph... but here you'll note that the median sales price has risen 4% over the past 12 months, compared to 7% over the 12 months before that.

Meanwhile, we have seen 4% more home sales in the past 12 months as compared to the 12 months before that... reversing the trend of an 8% drop a year ago.

Now, that bigger picture on home prices...

If you look carefully, you'll see that we saw seven years in a row of 5% or higher increases in the median sales price in Harrisonburg and Rockingham... beginning in 2018 and stretching through 2024.

Furthermore, we saw three years in a row of 10% or higher increase in the median sales price... beginning in 2020 and continuing through 2022.

Now, though, we have only seen a 1% increase in the median sales price when comparing the first half of 2025 to all of 2024.  

I don't think we will see the median sales price start to decline... but I do think we are likely to see 3% or lower increases in the median sales price over the next few years.

Looking ahead a bit, here's what we're finding with contract activity...

Second new trend... more contracts in a month this year than last.  For the first five months of 2025 we saw the same number or significantly fewer contracts being signed this year as compared to the same month last year.  Now, in June, that has changed.

After 117 contracts being signed in June, compared to 110 last June, do you think we will see another increase (compared to 2024) in July?

And now... a big change...

Third new trend... rapidly rising inventory levels!  We started off 2025 with 23% fewer homes for sale as compared to last year... but now there are 54% more homes for sale as compared to a year ago!  

I will spend some time in the coming days looking at the specifics of which segments of the market are seeing the most significant increases in inventory levels... but for now... know that there are quite a few more homes on the market now as compared to a year ago.

What do these higher inventory levels mean for buyers and sellers?

[1]  Home buyers likely have more choices.

[2]  Home buyers likely don't have to make a decision about an offer as quickly.

[3]  Home sellers likely have more competition.

[4]  Home buyers might be able to negotiate some, or keep contingencies in their offer that they would have recently left out.

But of course... this is all specific to your specific market segment, price range, neighborhood, house, etc.  

For example... rising overall inventory levels don't help a buyer secure a contract on a house when there are three offers on that same house.  

Moving on past inventory levels... despite that increase in inventory levels, homes still seem to be going under contract just about as quickly as they have for the past year....

And finally... since only a small handful of people pay cash to buy a home... mortgage interest rates affect most buyers and most contemplated offers.  We haven't seen much change in interest rates lately, though maybe (?!?) we will soon!?

So, what does all of this mean for you?

1.  You might have more options, given rising inventory levels.

2.  Prices aren't going up quite as quickly now as they have been recently, which can help your monthly payment.

3.  Most houses are still going under contract quickly, so despite higher inventory levels, you might still need to act quickly in making an offer.

1.  Look around a bit, as you may have more competition than has existed recently.

2.  Appropriate pricing is more important than ever – buyers won't pay "any price" given that home prices aren't rising as quickly now as they have been recently.

3.  Well prepared, well priced and well marketed houses are still going under contract quickly.

  

If you're buying or selling a home this summer, you might notice that things can feel a bit... unpredictable... from time to time.

One week there seems to be a steady stream of new listings hitting the market –– then the next, hardly anything new pops up. Showings on your home might be brisk for a few days, then quiet for a stretch. 

What's going on?

More often than not, these fluctuations are simply part of the natural rhythm of our summer real estate market here in Harrisonburg and Rockingham County.

Summer is full of transitions –– family vacations, long weekends, kids out of school, time away from work, etc. All of this impacts the real estate market in small but noticeable ways. A seller may have planned to list their home in mid–July but decided to wait until after their beach trip. A buyer might have been ready to tour homes this week but is out of town visiting family.

So, if you're watching the market and find yourself wondering why there are fewer listings this week, or why showings suddenly dropped off, it may just be the timing of summer plans.

Don't be discouraged by these ebbs and flows. This rhythm is completely normal for June, July, and August –– and things typically level out again as we move toward the fall.

  

If you've attended any of the summer concerts downtown, located next to the Turner Pavilion (home of the Harrisonburg Farmers Market) you have been on the site of a planned downtown park.

In September 2024, a conceptual plan was approved by City Council for a downtown park with a stage for performances.  

And... while you have been at said concerts... you have been next door to the proposed developing shown above, which will potentially feature...

The Planning Commission met yesterday (July 9, 2025) to review this proposal and City Council will review the request on August 12, 2025.

Some additional details from the proposal include...

Here's another view of the proposed development...

For context...

City staff recommends approval of the rezoning that would allow for this develop – and the Planning Commission also recommends approval.

  

Read more about this proposal here.

 

If your home has a great view –– of the mountains, or the rolling pastures of the Shenandoah Valley –– you might wonder if a buyer will pay more for that view.  

Indeed, buyers will almost always pay more for a home with an amazing view than they would for an comparable home without that view.

But how much more?

This is where it gets a bit tricky. While it might feel like a million–dollar view, it's probably not going to add a million dollars to your home's value. :–) That said, it's still an important factor that we'll account for when pricing your home.

Ideally, We Find Comparable Sales with Similar Views

In a perfect world, we'll find a few other recently sold homes in your neighborhood or nearby that also had a great view. If those homes are similar in size, age, condition, and layout, the difference in sale price between those homes and comparable homes without a view gives us a pretty clear picture of what buyers are willing to pay for that extra scenic perk.

But Often, We Have to Make a Subjective Adjustment

Sometimes, we can't find those perfect comps with similar views. In that case, we have to make a subjective adjustment.  We might ask ourselves questions like...

How rare is this view in your neighborhood or price range?

How prominent is the view from key areas of the home –– like the living room, deck, or primary bedroom?

How much more appealing will the home feel to buyers because of the view?

And sometimes we might ask –– how much more would YOU pay to have that view?

It's not a science, but it is part of the art of pricing your home accurately –– making sure we capture every bit of value your property offers, including that phenomenal view.
  

When you're buying a home, you might find yourself trying to strike a balance between what you love and what will make the home appealing to future buyers. But how much weight should you give to resale value? There is one main variable that can be helpful to consider –– how long you plan to live there.

If you're planning to stay in the home for ten years or more, you don't necessarily need to stress about:

1.  The exact price you pay today.

2.  Whether the home has quirky features that might not appeal to everyone.

With a longer time horizon, you'll have more time for your home's value to appreciate–– so slightly overpaying now probably won't have a significant long–term impact. And if that sunken living room, bold paint colors, or uniquely shaped kitchen layout make you happy, great! You'll have many years to enjoy those features before it's time to sell.

On the other hand, if you expect to move again in just a few years, you should think more carefully about:

1.  How the price you're paying today lines up with current market value.

2.  Whether the home's features are broadly appealing or might limit your buyer pool when it's time to resell.

So, the shorter your anticipated length of ownership, the more you need to think about resale from the start. But if you're planning to stay put for a while, it's okay to make a few choices that are more about your enjoyment of the house rather than about selling it to the next owner in the future.

When you're getting ready to sell your home, chances are you'll spend weeks –– maybe even months –– cleaning, purging, organizing, simplifying, and decluttering. Every surface gets cleared off. Closets are thinned out. That collection of mismatched mugs? Boxed up. The kids' toys? Neatly contained or completely hidden.

And once all that work is done, your house will feel... peaceful... simple... uncluttered. You might even wonder why you didn't live like this all along.

But let's be honest: it's not how most of us actually live.

Here's the truth we rarely say acknowledge –– when we prepare our homes for sale, we're not just cleaning up. We're selling a lifestyle. A feeling. We're telling the next owner, "In this house, life will be different. Simpler. More organized. Less chaotic."

And yet, as soon as that new owner moves in, life takes over. Mail piles up on the counter. The garage starts to fill. The closets get full again.

Because it's not really about the house. It's just how life works.

This doesn't mean the work of simplifying and decluttering is wasted. It helps a home show better. It makes moving easier. It might even make a busy logistical time feel a bit more calm. But let's not fool ourselves –– we're not just cleaning –– we're preparing to tell a story to prospective buyers.

A lovely story. A hopeful story. But maybe, just maybe, a fictional story.