If you're planning to buy or sell a home in the next couple of years, there's a major change coming that could affect your transaction: the way appraisals are done is getting a complete overhaul.

Starting in September 2025, a new digital appraisal system—called UAD 3.6—will begin rolling out for all loans backed by Fannie Mae and Freddie Mac. By November 2026, it will be the new standard for most home purchases using conventional financing. Here's what you need to know, and why it matters to you.

What’s Changing?

For decades, appraisals have been done using forms that were literally designed for typewriters. They’ve been clunky, hard to read, and not always helpful in showing a home's true value. That’s about to change.

With UAD 3.6, appraisals will be:

• Digital-first and dynamic, meaning they can expand to fit the specifics of each property
• More visual, with photos and detailed interior descriptions upfront
• Clearer, with better-organized information so everyone—lender, buyer, seller—can understand the appraiser’s findings more easily

This isn’t just a facelift—it’s a whole new structure that makes the appraisal process more transparent and modern.

Why It Matters to Buyers

If you’re buying a home, the appraisal can make or break your deal—especially if you're financing your purchase. The new format means:

• Faster, clearer results – Less confusion and fewer delays caused by unclear or incomplete appraisals
• More accurate assessments – Dynamic forms allow appraisers to provide more detailed, property-specific information
• Better communication – You'll have an easier time understanding how the appraiser arrived at the home’s value

Why It Matters to Sellers

For sellers, a smooth appraisal is crucial to keeping your deal on track. Here’s how UAD 3.6 benefits you:

• Fewer delays – The new process reduces the chances that the appraiser will need to come back for missing details
• Clearer value support – A well-structured report helps justify your asking price with better documentation
• Improved collaboration – Your agent can provide the appraiser with upfront details that help speed up the process

Stay Ahead of the Curve

These changes won’t happen overnight, but the transition starts in late 2025. It’s important to work with real estate professionals who are staying current on appraisal standards and know how to guide you through the process.

Want to learn more? The National Association of REALTORS® recently hosted a webinar featuring experts from Fannie Mae and Freddie Mac to explain what’s changing and why.

Bottom Line:
Whether you're buying or selling, the appraisal is a key part of the deal. The new UAD 3.6 format is designed to make that process smoother, faster, and more accurate. Knowing what’s ahead—and working with professionals who are ready—can give you a big advantage in tomorrow’s real estate market.

Resource: Realtor.com - Keisha Wilkinson | May 30, 2025

At first glance, a townhome and a townhome condo might look exactly the same—often attached side-by-side, offering more space than a typical apartment. But when it comes to ownership and responsibilities, there are some key differences every buyer should know.

Townhome (Fee Simple Ownership):
When you buy a traditional townhome, you typically own both the interior and exterior of the unit—including the roof, yard, and the land beneath. This means you have more control but also more responsibility for maintenance and repairs.

Townhome Condo (Condominium Ownership):
With a townhome condo, you own the interior space of the home, but the exterior, land, and common areas are owned collectively by all the condo owners. A homeowners association (HOA) handles upkeep, but you'll pay monthly fees for that service—and have to follow HOA rules.

In a Nutshell:

• Townhome = more ownership, more responsibility

• Townhome condo = less maintenance, more rules

Knowing the difference can help you decide which lifestyle—and level of responsibility—is right for you!

If you're buying or selling real estate, one crucial step that often gets overlooked is the land survey. Whether you're making a new home purchase, planning to build, or simply want to know exactly where your property boundaries lie, getting a professional land survey can save you time, money, and potential legal trouble.

Key Times to Get a Land Survey

1. Before Buying a Property
A land survey helps you verify the exact size and boundaries of the property. This ensures there are no encroachments or easement issues that could affect your investment. Consider doing a survey for your real estate investment.

2. When Building or Renovating
Planning a new fence, driveway, or addition? Knowing your property lines ensures you're not building on someone else’s land—avoiding costly property line disputes.

3. After Subdividing Land
If you're dividing a large parcel into smaller lots, a land survey is required to map out accurate divisions and access points.

4. Resolving Boundary Disputes
Disagreements with neighbors over land use or boundaries are common. A land survey provides legal clarity and can help settle the issue amicably.

Why It Matters

A land survey is more than just a map—it’s a legal document that protects your rights as a property owner. Whether you’re buying, selling, or building, knowing your exact property boundaries gives you peace of mind and helps you avoid disputes down the road.

Thinking of making a real estate move? Contact a licensed surveyor or real estate professional to ensure you're starting on solid ground.

Buying your first home is a big step—and now is a great time to get started. With more financing options and increased summer inventory, first-time homebuyers have more opportunities to enter the real estate market.

Top Tips for First-Time Homebuyers

Get Pre-Approved Early - Know your budget and show sellers you’re serious. Work with a reputable lender who will guide you throughout the process. Have your pre-qualification letter ready.

Understand Your Mortgage Options - Look into FHA, VA, or first-time buyer programs that offer low down payments.

Work with a Local Real Estate Agent - An experienced agent will guide you through the process, from house hunting to closing.

Budget for More Than Just the Mortgage - Factor in closing costs, taxes, insurance, and maintenance. Also have money saved for repairs and other expenses.

2025 First-Time Buyer Perks

Look into tax breaks and down payment assistance programs to help you make the leap.

Ready to buy your first home?

Start your journey today with a trusted local agent who understands your needs.

Whether you're buying your first home, selling a property, or just updating your homeowner’s insurance, one critical piece of information that can significantly impact your real estate transaction is the insurance claims loss history. Understanding what it is, why it matters, and how to get it can save you from unwanted surprises—and potentially save you money.

What Is an Insurance Claims Loss History Report?

An insurance claims loss history report, commonly referred to as a CLUE Report (Comprehensive Loss Underwriting Exchange), provides a record of insurance claims that have been filed on a property or by an individual over the past seven years. This includes information such as:

• Dates of past claims
• Types of loss (e.g., water damage, fire, theft)
• Amounts paid by the insurance company
• Status of the claim (open or closed)

Why Is It Important in Real Estate?

1. Affects Insurance Premiums:
   A property with a history of frequent or significant claims may be more expensive to insure—or even harder to insure altogether.
2. Signals Potential Property Issues:
   Repeated water damage or fire claims may indicate unresolved structural or maintenance problems that could impact your buying decision.
3. Builds Trust in a Sale:
   Sellers who proactively provide a clean or transparent loss history can give buyers added peace of mind, helping transactions move more smoothly.

How to Get a Copy of Your Claims Loss History

Here’s how to obtain your CLUE report or insurance loss history:

For Homeowners (or Sellers):

As a homeowner, you can call your insurance agent at anytime and ask for a loss history, which is free. If something shows up on the report that's wrong, go to LexisNexis. You have the right to request a free copy of your CLUE report once every 12 months. 

• Visit LexisNexis:
  Go to https://consumer.risk.lexisnexis.com
• Request Your Report:
  You can ask your insurance agent or request your report online, by phone, or by mail. You'll need to verify your identity by providing personal information and property details.
• Review the Report:
  Check for accuracy. If you find errors, you can dispute them through LexisNexis.

For Buyers:

Due to privacy laws, you cannot directly request the CLUE report on a property you don’t own. However, you can:

• Ask the Seller:
  Request that the current homeowner obtain and share the CLUE report with you. Many sellers include it proactively, especially in competitive markets.
• Consult Your Agent:
  A real estate agent will help coordinate this request.

Final Thoughts

Getting your insurance claims loss history is a smart move whether you're buying, selling, or just reviewing your homeowner’s insurance policy. It can shed light on potential risks, help you avoid pitfalls, and build confidence in your investment.

Contact us today for guidance on buying, selling, and insuring your home with confidence.

Moving can be overwhelming. With packing boxes, renting trucks, and managing timelines, it’s no surprise that moving ranks high on the list of life’s most stressful events. Here’s the easiest way to move, broken down into clear, manageable steps.

1. Start Early and Declutter First

Begin the process at least 4–6 weeks before your move date. Before you even touch a box, go through each room and donate, sell, or toss anything you no longer need. Less stuff means fewer boxes and less hassle.

2. Hire Professional Movers (If You Can)

Hiring a reputable moving company is the single easiest way to take the stress off your plate. They’ll handle the heavy lifting, packing (if you want), and transportation. Always read reviews and get a written quote before booking.

3. Use a Moving App or Checklist

Staying organized is key. Use a moving checklist or free apps like Sortly or MoveAdvisor to keep track of tasks, inventory, and deadlines.

4. Pack Smart, Not Hard

Pack by room and label everything. Use color-coded tape or stickers for even easier unpacking. Keep an "open first" box with essentials like toiletries, chargers, snacks, and a change of clothes.

5. Transfer Services Early

Set up utilities, change your address with USPS, and transfer or cancel services like internet and cable ahead of time so you’re not scrambling on move-in day.

6. Consider a Hybrid Move

Want to save money without going full DIY? Consider a hybrid move—rent a moving container (like PODS or U-Haul U-Box) that you pack yourself, then let the company transport it to your new place.

Bottom Line

The easiest move is a planned move. Start early, stay organized, and get help where you can. With the right approach, your move can be more of a fresh start than a frantic sprint.

When you work with us, you are welcome to use our 6' x 12' trailer on a first-come, first-serve basis.

When preparing your home for sale, one common dilemma is deciding whether to replace stained carpet or offer a credit (or "allowance") to buyers so they can handle it themselves. While both options have merit, the best choice often depends on your local market, the condition of the carpet, and your timeline.

Replacing the Carpet
If the carpet is heavily stained, outdated, or has an odor, replacing it can give your home an instant facelift. A fresh, neutral carpet helps buyers focus on the space instead of the flaws. It also photographs better—an important factor in attracting online interest. Even a mid-range carpet can make your home feel cleaner, more modern, and move-in ready.

Offering a Carpet Allowance
An allowance gives buyers the flexibility to choose their own flooring, which can be appealing, especially in a higher-end market where buyers may want to upgrade to hardwood or luxury vinyl. However, this strategy only works if buyers can look past the current condition. A badly stained carpet can leave a negative first impression and cause buyers to question how well the home has been maintained overall.

Bottom Line
If your carpet is just slightly worn, an allowance may be fine. But if it’s badly stained or smells, replacing it is usually the better investment. First impressions matter—fresh flooring can help your home sell faster and for a better price.

Paying cash for a home can be a smart financial move. It simplifies the buying process, speeds up closing, and eliminates mortgage interest altogether. But even when there’s no lender involved, buyers still need to budget for closing costs—those often-overlooked expenses that come due on the day the keys change hands.

If you're planning to purchase a home with cash, here’s what to expect when it comes to closing costs.

Note: These are ranges / estimates. Consult an agent or title company for more accurate information.

What Are Closing Costs?

Closing costs are the fees and expenses associated with finalizing a real estate transaction. When buying with a mortgage, many of these are tied to the loan process. But even cash buyers have their share of costs, including:

Typical Closing Costs for Cash Buyers

Here are some of the common fees you might encounter:

Settlement Fees, Title Search, & Title Insurance

• The settlement fee is about $175. (This is half of the fee as it is often split by the buyer and seller.)
• A title search ensures the property is free of liens or legal issues.
• Title insurance protects you (and your heirs) against future title claims.
• Estimated cost: $500–$1,500, depending on property value and location.

Attorney Fees (if applicable)

• In some states, real estate attorneys are required to close the deal.
• Even if not required, some cash buyers consult an attorney
• Estimated cost: $500–$1,200+

Recording Fees

• Charged by your local municipality or county to legally record the sale.
• Estimated cost: $25–$250

Prorations

• Prepaid items are prorated (ND taxes are paid at the end of the year.)
• HOA / insurance fees

Home Inspection (optional but recommended)

• You’ll want a professional home inspection for peace of mind.
• Estimated cost: $300–$600 (depending upon what options you choose)

Appraisal (optional)

• Not required without a lender, but some cash buyers opt for one to confirm value.
• Estimated cost: $850

Total Estimated Closing Costs

While closing costs vary by location and purchase price. 

Why It Still Pays to Work with a REALTOR®

Even in a cash deal, a REALTOR® can help ensure you're not overpaying and that all required documents are properly handled. They’ll also help you negotiate the best deal and connect you with trusted local professionals for inspections, title work, and more.

Bottom Line:
Buying a home with cash simplifies the process—but it doesn’t mean you can skip budgeting for closing costs. Plan ahead, work with a knowledgeable REALTOR®, and know exactly what to expect when it’s time to close the deal.

Buying a home is one of the most exciting—and important—financial decisions you’ll ever make. But before you start browsing listings and dreaming about paint colors, it’s essential to ask: Am I financially ready to buy a home?

1. Start with a Realistic Budget

Before anything else, take a close look at your current financial picture:

• Income: Know how much you take home each month.

• Expenses: Track everything from rent and utilities to groceries and subscriptions.

• Debt: Include student loans, credit cards, auto loans, and any other monthly obligations.

• Credit score: Your score plays a major role in mortgage qualification and interest rates.

• Savings: Especially for a down payment, closing costs, and emergency funds.

This self-assessment will give you a clear view of what you can truly afford—not just the purchase price, but the monthly payment, too.

2. Improve Your Credit Health

If your credit could use some work, don’t worry—there are steps you can take:

• Pay bills on time, every time.

• Reduce credit card balances.

• Avoid taking on new debt.

• Review your credit report for any errors you can dispute.

Improving your credit score can mean lower interest rates, which saves you money over time.

3. Explore First-Time Buyer Programs

Many first-time buyers think they need a 20% down payment—but that’s not always the case. You may qualify for:

• FHA loans, which require just 3–5% down.

• State and local assistance programs, which can help with down payments, closing costs, or even provide forgivable loans.

These resources are designed to make homeownership more accessible—especially if you’re working with a tight budget.

4. Can You Buy a Home With Student Loans or Other Debt?

Yes, you can! What matters most to lenders is your debt-to-income (DTI) ratio—how much of your monthly income goes toward paying off debts. A manageable DTI can show lenders that you’re financially capable of taking on a mortgage, even with student loans or other obligations.

5. Staying Financially Stable After You Buy

Homeownership doesn't end at closing. It comes with ongoing responsibilities like:

• Property taxes

• Homeowners insurance

• Routine maintenance and unexpected repairs

To stay on track financially:

• Create a detailed monthly budget.

• Set aside emergency funds.

• Stay current on maintenance to avoid costly fixes later.

Some communities also offer post-purchase counseling, which can be a great resource for new homeowners.

6. REALTORS® Are Here to Help

REALTORS®—members of the National Association of REALTORS®—are leading the charge to make housing more available and affordable. In a time of record housing shortages, REALTORS® advocate for policies that expand housing access and support stable communities.

More importantly, REALTORS® commit to ethical practices and fair treatment for all buyers—ensuring you have the support, resources, and representation you deserve throughout your journey.

Ready to take the next step toward homeownership? Talk to a REALTOR® to learn what’s possible for you. Whether you're just starting to budget or you're ready to tour homes, having a knowledgeable advocate by your side makes all the difference.

If you're preparing to sell your home, you’re likely thinking about curb appeal, pricing, and finding the right real estate agent. But there’s one smart step that often gets overlooked: a pre-listing home inspection.

Here’s why it can make a big difference:

1. Avoid Surprises

A pre-listing inspection helps you uncover issues—like roof damage, plumbing leaks, or outdated electrical systems—before potential buyers do. Knowing these problems in advance puts you in control of how they’re addressed.

2. Speed Up the Sale

By resolving major concerns ahead of time or disclosing them upfront, you reduce the chances of last-minute renegotiations or a deal falling through after the buyer’s inspection.

3. Boost Buyer Confidence

When buyers see a recent inspection report, it shows transparency. It builds trust and reassures them that your home has been well cared for, which can lead to stronger offers.

4. Price More Accurately

Understanding your home’s condition allows you and your agent to set a realistic price. If repairs are needed, you can factor them into your asking price or adjust accordingly after fixing them.

5. Negotiate from a Stronger Position

If you've already made necessary repairs or disclosed known issues, there’s less room for the buyer to demand large discounts later. You hold the cards.

Final Thought:

A pre-listing inspection is a proactive step that can save time, money, and stress. It’s a small investment that could lead to a smoother, faster, and more profitable home sale.