Then you notice one number: 90 days on market.

Immediately, you start wondering: What's wrong with it?

The answer? Maybe nothing.

Days on market can absolutely be useful information when evaluating a property, but that number alone doesn't always tell the whole story.

What Does "Days on Market" Actually Tell You?

Days on market generally gives us an idea of how long a property has been listed for sale. Naturally, when buyers see a home with a higher number, they may assume it has been sitting on the market without any interest.

Sometimes that's true.

But sometimes the story behind that number looks completely different.

Imagine a home is listed for sale and receives an offer. The sellers accept, and the property goes under contract.

It remains under contract for the next 30 days, but before closing, the transaction falls apart.

Now the home is back on the market.

A buyer scrolling through listings may see a relatively high days-on-market number and think, Nobody wants this house.

In reality, someone wanted it enough to put it under contract.

Why Do Homes Come Back on the Market?

There are plenty of reasons a real estate transaction may not make it to the closing table, and they don't all mean there is something wrong with the house.

A buyer's financing could fall through. Their employment or financial circumstances could change. They may need to sell another property and be unable to do so. Sometimes buyers simply have a change in circumstances that prevents them from completing the purchase.

Of course, there are also situations where an inspection, appraisal, or another issue with the property contributes to a contract falling apart.

That's exactly why it's worth digging deeper.

Rather than assuming you know what happened based on days on market alone, your real estate agent can help you look at the property's history and gather more information.

Sometimes 90 Days Does Tell Us Something

We also don't want to completely dismiss a high days-on-market number.

If a property has genuinely been available for months without receiving an acceptable offer, that can tell us something about how the market is responding to it.

Maybe the home was initially priced too high.

Maybe its condition is limiting the pool of interested buyers.

Maybe it's a unique property that naturally takes longer to find the right buyer.

Or maybe demand in that particular price range or location simply isn't as strong.

Those are all things worth considering. The key is putting the number in context rather than treating it as the answer itself.

A High Days-on-Market Number Can Also Create Opportunity

There's another reason buyers shouldn't automatically overlook a home that's been listed for a while: it may create an opportunity.

A seller whose home has been on the market longer may be more willing to consider an offer they wouldn't have entertained during the first week of the listing. That could mean flexibility on price, closing costs, repairs, or other terms.

That doesn't automatically mean the seller is desperate or that you should submit an unrealistic offer. It simply means days on market can become one piece of the negotiation strategy.

Understanding why the home has been on the market is what helps determine whether that opportunity actually exists.

Look at the Story, Not Just the Number

Real estate websites give buyers access to more information than ever before—and that's a good thing.

But individual numbers rarely tell the entire story of a property.

Days on market is one piece of information. Price history is another. Previous contracts, comparable sales, property condition, current competition, and the seller's situation can all add context.

So if you find a house you love and notice it's been on the market for 90 days, don't automatically cross it off your list.

Ask questions.

Look at the history.

Find out whether it has previously been under contract.

Consider the price and condition relative to competing homes.

And most importantly, make your decision based on the complete picture—not one number on a listing.

There may be more to the story.

And those things matter. You should love the home you're buying.

But some of the most valuable features of a home probably aren't the things that made you stop scrolling in the first place.

Look Beyond the Pretty Stuff

When you actually start touring homes, pay attention to more than finishes and décor. Look at the improvements that can tell you how the home has been maintained over the years.

Things like:

• A newer roof
• Updated HVAC systems
• Newer windows
• Updated plumbing or electrical systems
• Water heaters and major appliances that have been replaced
• Foundation, drainage, or exterior improvements
• Regular maintenance and documented repairs

A beautiful kitchen is exciting. A roof that was replaced two years ago may not photograph quite as well—but it could potentially save you thousands of dollars after closing.

Updates and Upgrades Aren't the Same Thing

There's an important difference between a home that has been updated and one that has been maintained and upgraded.

New countertops, flooring, fixtures, and paint can make a house feel brand new. But cosmetic improvements don't necessarily tell you what's happening behind the walls—or how much money you may need to spend on the home over the next several years.

That's why we encourage buyers to ask questions.

How old is the roof? When was the HVAC replaced? Has the electrical system been updated? What major repairs or improvements have the sellers made?

The answers can completely change how you look at a property.

Think About the House You'll Own After Closing

When you're buying a home, you're not just buying what you see during the showing. You're also taking responsibility for everything that comes with it.

That doesn't mean an older roof or HVAC system should automatically scare you away. Every home requires maintenance eventually. The key is simply knowing what you're buying and understanding what expenses could be coming down the road.

A home that has been thoughtfully maintained may give you something that isn't nearly as exciting in listing photos: peace of mind.

So when you're touring your next home, enjoy the beautiful kitchen and picture yourself sitting on the back porch.

But don't forget to look at the roof, either.

Thinking About Buying a Home?

There's a lot more to evaluating a property than deciding whether you like what you see online. Having someone help you understand the home's condition, improvements, potential expenses, and overall value can make a major difference.

The good news is that you don't have to know everything before you get started. But knowing a few of the most common mistakes ahead of time can help you make better decisions and avoid unnecessary stress along the way.

Here are three mistakes buyers hould avoid. 

1. Don't Confuse What You're Approved for With What You Can Comfortably Afford

One of the first steps in buying a home is talking with a lender and determining how much you qualify to borrow.

But there's an important distinction between what you can qualify for and what you actually want to spend.

Depending on the loan program and your overall financial situation, you may qualify for a monthly payment that takes up a significant portion of your household income. Just because a lender is willing to approve you for a certain amount doesn't necessarily mean spending that amount makes sense for your lifestyle.

Before you start looking at homes, take a realistic look at your monthly budget.

What payment would allow you to comfortably cover your other expenses? Do you want room in the budget for travel, eating out, hobbies, saving for retirement, or simply having some breathing room each month?

There's nothing wrong with buying below your maximum approval amount. 

Start with the payment you're comfortable with, not simply the maximum purchase price you qualify for.

2. Don't Make Major Financial Changes Without Talking to Your Lender

Getting pre-approved isn't the end of the financing process.

Your lender may continue reviewing and verifying your financial information throughout the transaction and before your loan closes. Changes to your credit, employment, income, or debt can potentially affect your ability to qualify.

That means the time between getting pre-approved and closing on your home generally isn't the time to finance a new vehicle, open a new credit card, take out a personal loan, or make a major career change without first having a conversation with your lender.

Even something that seems completely unrelated to buying your home could change your financial picture.

A simple rule we like to give buyers is:

If you're considering a financial change while buying a home, call your lender before you make it.

That quick conversation could save you from a much bigger headache later.

3. Don't Try to Navigate the Process Alone

You're navigating pre-approvals, contracts, inspections, appraisals, earnest money, insurance, financing, closing costs, repair negotiations, deadlines, and plenty of other things — often all at once.

You shouldn't feel like you're expected to figure all of that out on your own.

Surround yourself with people you trust and feel comfortable asking questions. Your real estate agent, lender, home inspector, insurance agent, closing attorney, and other professionals involved in the transaction have experience that can help you understand the decisions you're making.

A good professional shouldn't just tell you what to do. They should help you understand why, explain your options, point out potential concerns, and give you the information you need to make your own informed decision.

Their experience can also help you recognize potential pitfalls that you simply wouldn't know to look for as a buyer.

This is your home and your money. You deserve to understand the process.

You Don't Have to Know Everything to Buy A Home

Buying a home can feel like a lot, but you don't need to become a real estate expert before you start.

Know what you can comfortably afford. Be careful about making financial changes during the process. And most importantly, surround yourself with experienced people you trust.

The goal isn't to know everything going into a home purchase — it's to have the right people beside you when you don't.

It's quick. It's convenient. And it gives you a number in seconds.

But how accurate is that number really?

A Zestimate can be a helpful starting point when you're curious about your home's value. However, if you're thinking about selling, it's important to understand how that number is created—and what it may not tell you about your home.

How Is a Zestimate Calculated?

A Zestimate is an automated estimate of a home's value generated using an algorithm.

The technology can analyze a tremendous amount of information, but there's a difference between analyzing data about a property and understanding the complete picture of that property.

And that difference can matter when it comes time to sell.

Your Home Is More Than the Data

Imagine two homes located down the street from each other.

They have similar square footage, the same number of bedrooms and bathrooms, and were built around the same time.

On paper, they look very similar.

But one homeowner recently remodeled the kitchen and bathrooms, replaced the roof, and meticulously maintained the property. The other home hasn't been updated in years and needs significant work.

Are those homes necessarily worth the same amount?

Probably not.

That's where relying solely on an automated estimate can become a problem.

An algorithm may not fully account for the extent of your renovations, your home's current condition, unique property features, or the differences between your property and nearby homes.

Your Zestimate Could Be Too High—or Too Low

It's important to understand that this works both ways.

Your Zestimate could be higher than what buyers in the current market would realistically pay for your home.

It could also be lower than what your property might actually sell for.

Either way, relying too heavily on that number can create unrealistic expectations when it comes time to list your property.

What Actually Determines Your Home's Market Value?

When determining a potential listing price, there's much more to consider than a single online estimate.

Recent comparable sales are an important part of the equation, but so are your home's condition, updates, location, acreage, amenities, current competition, buyer demand, and the overall local market.

The goal isn't simply to find homes nearby that have sold.

It's to determine which properties are truly comparable to yours and understand how the market responded to them.

That's why real estate professionals perform comparative market analyses and lenders continue to use professional appraisals.

Your home is likely one of your largest financial assets. If you're considering selling, determining its market value deserves a closer look than an automated estimate alone can provide.

On the surface, that makes sense. A lower interest rate can mean a lower monthly payment and less interest paid over the life of a loan.

But there's another side of the equation that buyers sometimes overlook:

What happens to home prices while you're waiting?

Let's look at a simple example.

Imagine you're considering purchasing a $300,000 home today.

If that home appreciates at an average of 4% per year, its value would be approximately $325,000 two years from now.

That's roughly $25,000 more for the same home.

So, even if mortgage rates are lower two years from now, you could be borrowing at a better rate—but borrowing more money to purchase the home.

Of course, home values aren't guaranteed to increase every year. Real estate markets can appreciate, remain relatively flat, or even decline depending on conditions.

The point isn't that prices will be higher two years from now.

The point is that waiting has its own financial risks, too.

There Is More to the Equation Than Your Interest Rate

It's easy to focus on the mortgage rate because it has such an obvious impact on your monthly payment.

But your purchase price matters, too.

So does the equity you could potentially build while owning the home.

Many homeowners who purchased before or during the period of historically low mortgage rates also benefited from rising home values. Buyers who waited for conditions to become even better sometimes found themselves facing higher home prices and increased competition instead.

There is rarely a moment when every part of the housing market is working in a buyer's favor.

Lower rates can bring more buyers into the market and increase competition. Higher rates may reduce purchasing power, but they can sometimes create opportunities for buyers to face less competition or negotiate more favorable terms.

Every market comes with tradeoffs.

What About Buying Now and Refinancing Later?

Another option buyers sometimes consider is purchasing a home when they're financially ready and refinancing if mortgage rates become more favorable in the future.

Refinancing is never guaranteed. It depends on future rates, your financial situation, the property's value, loan qualifications, and the costs associated with refinancing.

But it can be an option.

There's an important distinction:

You may have the opportunity to refinance your interest rate later. You can't go back and change the price you paid for the house.

That doesn't mean you should purchase a home today simply because rates might fall. A purchase should make financial sense based on today's payment—not a future refinance you're hoping will happen.

So, Should You Buy Now or Wait?

There isn't one answer that applies to everyone.

Buying a home generally makes more sense when you're financially prepared, comfortable with the monthly payment, have found a property that fits your needs, and expect to own it long enough for the costs of buying and selling to make sense.

For some buyers, waiting is absolutely the right decision.

For others, waiting solely because they're hoping to perfectly time mortgage rates could mean missing opportunities that make sense today.

The goal shouldn't be to perfectly time the real estate market. It should be to make a good real estate decision based on your life, finances, and the market that actually exists today.

If you're considering buying a home, we'd be happy to help you look at the numbers, understand the current local market, and decide whether buying now—or waiting—makes the most sense for you.

And we understand why we may hear this. Interest rates, home prices, inventory, and the economy all play a role in deciding whether buying or selling a home makes financial sense.

But here's something we've learned after helping people through different markets:

Most people don't move because the real estate market is perfect. They move because something in their life changes.

Maybe a new job means relocating to another area. Maybe your family is growing and the house that once had plenty of room suddenly feels a little tight. Maybe the kids have moved out and maintaining a larger home no longer makes sense.

Sometimes it's wanting a better school district, a shorter commute, more land, less maintenance, or simply being closer to family.

Those are the things that usually create a move.

The real estate market is simply something we have to navigate when that moment comes.

We've Experienced It Ourselves

When we decided to move, one of the biggest reasons was simple: we wanted to be closer to family.

Making that decision meant giving up a great interest rate.

Could we have stayed where we were and waited for rates or market conditions to become more favorable? Absolutely.

But how long would we have been waiting?

At some point, we realized we weren't making the decision solely based on an interest rate. We were deciding where we wanted to live our lives.

For us, being closer to family was worth making the move.

The "Perfect Market" Doesn't Really Exist

Think about the last several years.

When interest rates were historically low, buyers often dealt with intense competition, bidding wars, homes selling almost immediately, and prices climbing quickly.

As rates increased, some of that competition cooled—but borrowing became more expensive.

Every market gives you something, and every market takes something away.

There are seller's markets and buyer's markets. There are high-interest-rate markets and low-interest-rate markets. There are markets with too little inventory and markets where buyers have more negotiating power.

There are real markets. There just isn't a perfect one.

That doesn't mean everyone should buy or sell right now. 

But if the only thing keeping you from making a move that otherwise makes sense for your life is waiting for every market condition to line up perfectly, you could be waiting for a very long time.

Life keeps moving whether the real estate market is perfect or not.

And when life gives you a reason to make a move, our job as real estate professionals is to help you understand the market you're actually in—and figure out the best way to navigate it.

"What would you do?"

It's a fair question. Along with the transactions we handle today, we buy, renovate, investg in, and sell properties ourselves. Looking back at our first flip house reminds us how much those experiences shaped the way we approach real estate today.

Every buyer, property, and financial situation is different. But whether we're looking at a potential home or investment property, there are three things we personally don't compromise on.

1. Location

You can change almost everything about a house. You can renovate the kitchen, replace the flooring, add a bathroom, change the exterior, or even completely rework the floor plan.

But you can't move the house.

That's why location is one of our first considerations.

For a homeowner, that might mean proximity to work, schools, family, or local amentites. For an investor, location can have a major impact on rental demand, resale value, and the long-term potential of the property.

A house can be improved. Its location is permanent.

2. The Numbers Have to Make Sense

It can be easy to fall in love with a property and then start looking for ways to make the numbers work.

Whether we're evaluating a primary residence or an investment, the financial side of the purchase needs to make sense for the individual buyer and their goals.

That doesn't mean there is one perfect formula. A payment that is comfortable for one household may not be right for another. Likewise, an investment that works for one investor may not make sense for someone with a different strategy.

The important part is being willing to look objectively at the numbers rather than forcing a deal.

3. Don't Ignore Your Gut

Sometimes everything looks right on paper, but something just doesn't feel right. Experience has taught us not to ignore that feeling.

That doesn't mean making a major financial decision based purely on emotion. It means slowing down long enough to figure out why you're hesitant.

Maybe you've noticed something about the property that you haven't fully processed yet. Maybe the financial commitment is making you uncomfortable. Or maybe it's simply not the right house.

Whatever the reason, buying real estate is too significant of a decision to ignore genuine hesitation.

We've bought, renovated, built, invested in, and helped clients buy and sell many more properties since our first flip home. But the fundamentals we use when evaluating real estate haven't changed much:

Location. Numbers. Intuition.

Our job isn't to convince someone that every property is a good purchase. It's to help our clients look beyond the listing photos, evaluate the bigger picture, and make a decision that makes sense for them.

If you're considering buying a home or investment property in Columbus, Lowndes County, or the surrounding Golden Triangle area, we're always happy to help you work through the decision.

The Livingston Group | Crye-Leike Properties Unlimited
662.328.1150

American Airlines is launching a new service with one daily round-trip flight between GTR and Dallas/Fort Worth International Airport (DFW). This direct route connects travelers to one of the largest airline hubs in the country, providing easy access to numerous domestic and international destinations.

What This Means for Local Travelers The introduction of this flight service offers several advantages, including:

• Greater Travel Convenience: The direct link to Dallas/Fort Worth simplifies access to key business and leisure destinations.
• Smoother Domestic & International Travel: Connecting through DFW, one of the busiest airports globally, facilitates travel to international locations.

Improved Business Travel: Companies in the Golden Triangle can enhance their travel efficiency with this new option.

• Boosted Local Economy: Increased air traffic can draw in more businesses, promote tourism, and create fresh economic opportunities for the area.
• Impact on Real Estate & Local Growth Enhanced air connectivity is expected to invigorate the Golden Triangle's real estate market.

The easy access to a major travel hub makes the region more attractive to relocating professionals, investors, and frequent travelers. Moreover, businesses seeking strategic locations will find the Golden Triangle increasingly appealing.

Stay Updated on Travel & Real Estate Trends The new American Airlines service at GTR marks a significant development for the region, making travel more accessible and convenient than ever. Whether you're traveling for business, planning a getaway, or considering relocation, this expansion opens up exciting new opportunities. For the latest flight schedules and booking details, visit Golden Triangle Regional Airport.

Golden Triangle is Growing – Now's the Time to Invest!
With American Airlines expanding flights at GTR Airport, the region is seeing increased connectivity, economic growth, and rising real estate demand. Whether you're looking to buy, sell, or invest, our team at Crye-Leike Properties Unlimited is here to help you capitalize on this opportunity.

Schedule a consultation today at (662) 328-1150 or visit www.cryeleikepropertiesunlimited.com to explore the best properties in this high-growth market.

In the intricate dance of real estate transactions, one partner plays a pivotal role behind the scenes: the lender. Choosing the right lender is not just a matter of convenience; it can significantly impact your financial well-being and the success of your real estate venture. Let's delve into why selecting the right lender is crucial and the factors to consider in making this decision.

Financial Health: Your lender is not just a facilitator of funds; they are a financial partner. Their stability and reputation matter. Opting for a reputable lender with a solid financial standing ensures that your loan process proceeds smoothly and that your financial interests are protected.

Tailored Solutions: No two real estate transactions are alike. The right lender understands this and offers personalized solutions tailored to your unique needs. Whether you're a first-time homebuyer, a seasoned investor, or a business owner seeking commercial property, a lender who can provide customized loan options is invaluable.

Competitive Rates and Terms: The interest rate and terms of your loan can significantly impact your overall costs and monthly payments. A reliable lender will offer competitive rates and transparent terms, allowing you to make informed decisions about your financial commitments.

Efficiency and Responsiveness: Time is of the essence in real estate transactions. Delays in financing can jeopardize deals and lead to missed opportunities. Choosing a lender known for their efficiency and responsiveness ensures that your loan process progresses smoothly and on schedule.

Expertise and Guidance: Navigating the intricacies of the lending process can be daunting, especially for first-time buyers or investors. A knowledgeable lender acts as a trusted advisor, guiding you through each step of the process and providing clarity on complex financial matters.

Flexibility and Innovation: The real estate market is dynamic, and financing needs may evolve over time. Partnering with a lender who is flexible and embraces innovation ensures that you have access to a diverse range of loan products and financing solutions to meet your changing needs.

Long-Term Relationship: Real estate transactions mark the beginning of a long-term relationship with your lender. Choosing a lender who prioritizes customer satisfaction and values long-term relationships ensures that you have a trusted financial partner for future endeavors.

In conclusion, the importance of choosing the right lender in real estate ventures cannot be overstated. From financial stability and tailored solutions to competitive rates and expertise, your lender plays a crucial role in the success of your real estate endeavors. Take the time to research and select a lender who aligns with your financial goals, values, and long-term vision. After all, in the intricate tapestry of real estate, the right lender can make all the difference.

• 

  How to Shop Around for a Mortgage Loan

  Home buyers who do mortgage loan shopping can avoid leaving money on the table. Read

• 

  How to Shop Around for a Mortgage Loan

  Home buyers who do mortgage loan shopping can avoid leaving money on the table. Read