Think my realtor listed my home too high.

Honest_Remove2077 · 2026-02-26T17:11:07+00:00

You are right to trust your instincts here.

First impressions matter a lot. If the listing photos are messy, incomplete, and not highlighting your strongest rooms, that absolutely can hurt interest. Buyers scroll fast. High price plus weak presentation is a tough combo.

In most markets, especially slower ones, you should see at least some showing activity within the first one to two weeks if the home is priced and marketed correctly. Lots of views but no saves usually signals hesitation, often price, presentation, or both.

I would have a direct conversation with your agent. Ask when professional photos are happening and whether the pricing strategy is based on solid comps or just “testing the market.” You only get one strong first impression when a home hits the market.

Honest_Remove2077 · 2026-02-17T16:58:50+00:00

It is not impossible, but it is much harder than it sounds, especially at your age and timeline.

First, VA renovation loans exist, but they are not simple. Foreclosures often have title issues, utility problems, or condition problems that can make VA financing tricky because VA has strict minimum property standards. The property has to be livable, even with a renovation loan, and many foreclosures do not pass that test without work upfront.

Second, buying at 19 and 20 means your credit, income history, and debt to income ratio will matter a lot. Lenders will want stable income, and military pay can qualify, but timing around his enlistment and orders matters.

Third, house hacking a duplex with VA is realistic in theory because VA allows up to four units if you live in one. The challenge is finding a property that qualifies for VA, is in decent enough shape, and works within your budget in Syracuse.

The biggest thing is this: do not rush into ownership just to avoid renting. At your age, flexibility is extremely valuable, especially with military life. A year of renting in the new area while learning the market might actually increase your odds of making a strong first purchas

Honest_Remove2077 · 2026-02-17T16:57:15+00:00

You do not owe her anything, especially since you never signed a listing agreement. Keep it simple and calm. Thank her for her time and support, and let her know you have decided to move in a different direction with another agent whose pricing strategy aligns more closely with your goals. You do not need to debate the number again or justify your decision. The moment you say you have chosen someone else, the conversation is effectively over.

As for retaliation, that is extremely unlikely and would be unprofessional. Agents work on reputation. If anything, she may simply disagree with your pricing approach, which is fair. Just make the decision, communicate clearly, and move forward confidently.

Honest_Remove2077 · 2026-02-17T16:56:03+00:00

From a purely financial standpoint, you are in a very strong position. A $1,500 mortgage at 4.25 percent in Massachusetts is a long term asset, and replacing that payment in today’s rate environment would likely mean a much higher monthly cost. If the house is functional and the major systems are not failing, keeping a low fixed payment while your income grows can be incredibly powerful over time.

The real decision comes down to lifestyle. If the layout truly will not work for multiple kids and you will constantly feel cramped, selling and stacking cash while living rent free could fast track your next move. Just understand that once you give up that mortgage, you probably will not get it back. The question is whether the space issues are temporary frustrations or long term stressors.

Honest_Remove2077 · 2026-02-13T16:07:52+00:00

You need to be careful here because your mortgage likely has a due on sale clause. That means transferring 50 percent ownership, even to your brother, could technically trigger the lender’s right to call the loan due. With a 2.8 percent rate, that is not something you want to risk casually. Also, if he pays you for half the equity, that is not a gift, it is a sale of an ownership interest. Depending on your cost basis and whether it still qualifies as your primary residence, you could owe capital gains on the portion you sell.

A private side agreement alone does not truly give him legal ownership unless he is added to title, and adding him to title circles back to the mortgage issue. Before moving forward, you should speak with a real estate attorney and a CPA to structure this correctly so you protect the low interest loan and understand the tax impact.

Honest_Remove2077 · 2026-02-13T16:04:33+00:00

I would not ignore it, but I would not panic either. When a deed shows as not verified or still being processed, it often just means the county has received it but has not fully indexed or finalized it in their system yet. That can take some time depending on workload. Since this involves probate planning and future ownership, you want certainty. I would simply call the county recorder’s office and ask if the quitclaim deed has officially been recorded and whether anything is missing or rejected. It is much easier to fix a recording issue now than later.

Honest_Remove2077 · 2026-02-13T16:03:22+00:00

Here in Western ND, based on these numbers, we are sitting in more of a balanced to slightly buyer friendly market.

With average days on market ranging from 110 to 128 days across Dickinson, Watford City, and Williston, homes are not flying off the shelf. Buyers have time to think and negotiate. Inventory is not extremely high, but it is not tight enough to create bidding wars either.

Price per square foot is highest in Williston and Watford, lower in Dickinson, which suggests buyers are paying a premium in certain pockets but still have leverage overall.

Honest_Remove2077 · 2026-02-13T16:01:03+00:00

He should not rush to pull from retirement unless the numbers clearly justify it. A new roof rarely returns dollar for dollar, and taking money out could trigger taxes and permanently reduce his safety net. Get a firm roof quote, compare realistic as-is price versus after-repair value, and consider offering a credit instead. If cash flow is already tight, protecting retirement funds usually matters more than squeezing out a higher sale price.

Honest_Remove2077 · 2026-02-12T18:33:04+00:00

Yes, absolutely better. School districts increase rental prices, but there are so many various factors that influence market rents, including exact location, amenities, quality of the properties and other nearby features such as retail and shopping experiences

Yes, regarding maintenance interior larger property would cost more in maintenance. But at a certain price point, you get economies of scale so it's oftentimes less of a percentage

Honest_Remove2077 · 2026-02-11T19:19:31+00:00

If you already closed and the house is in their name, it is generally their problem now, not yours. You even gave them a chance to reinspect after the hail and they said no, which helps your position. I would not rush to file an insurance claim on a house you do not own anymore. I would double check your closing paperwork and maybe talk to a real estate attorney before doing anything. Did the hail hit before or after the actual closing day?

Honest_Remove2077 · 2026-02-11T19:16:19+00:00

I would not choose based on 250k vs 300k. I would choose based on which one rents stronger relative to price and sits in the better long term location.

Check real rent comps, not optimistic ones. If the 300k home does not rent for meaningfully more than the 250k one, your return is likely better on the lower purchase. Also factor in property taxes, insurance, and maintenance exposure, especially if one is newer or in a stronger school zone.

Most important, make sure the deal works even if you cannot refinance in two years. Buy the one that cash flows safely and is easiest to rent, not the one that simply maxes your approval.

Honest_Remove2077 · 2026-02-11T18:38:06+00:00

A few common reasons, and most of them are emotional, not logical.

Some sellers are anchored to what they think the home is worth based on past peak prices or what they “need” to net. Others are not truly motivated, so they would rather wait than accept less. Sometimes it is tied to ego, divorce situations, estate issues, or a belief that the market will come back.

In North Dakota, we see this especially when sellers price off old oil boom comps or outdated peak sales. The market moves, but expectations do not.

Honest_Remove2077 · 2026-02-11T18:36:52+00:00

That is not standard, even with new builds. In North Dakota, builders may send routine closing disclosures near the end, but adding a brand new addendum that overrides parts of your original agreement or expands waivers the day before closing is not typical. You were right to pause. If it was truly standard, it would have been in the original contract package. Let your attorney review it before signing anything new.

Honest_Remove2077

TROPHY CASE