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Fall Home Selling in Auburn and Opelika: 3 Things to Know
Fall Home Selling in Auburn and Opelika: 3 Things to Know
Fall home selling in Auburn and Opelika looks a little different than it does in many other markets. While real estate activity may slow down in some areas after summer, fall brings football weekends, returning alumni, visiting families and thousands of people into our community.
That doesn’t mean every football fan is looking for a house, but it does create opportunities for local listings to be seen by people who may already have a connection to the area.
Here are three things Auburn and Opelika homeowners should know about selling during the fall.
1. Buyers Have More Homes to Compare
The days of simply putting a home on the market and expecting multiple offers are no longer the norm for every property.
According to Zillow’s national fall market report, inventory has continued to increase, giving buyers more choices. We are seeing that same shift locally. Buyers are still purchasing homes, but they can afford to be more selective about price, condition and location.
That makes it important to price your home according to today’s market—not what a neighbor sold for during a stronger seller’s market or what you hope a buyer might pay.
A home that enters the market too high can lose attention during its first few weeks. Once buyers begin wondering why it has been sitting, even a later price reduction may not create the same excitement.
The goal is not to be the cheapest home. It is to make sure buyers can clearly see the value compared with the other homes they are considering.
2. Football Season Brings More Eyes to Auburn
Fall may technically be a slower season, but Auburn doesn’t exactly become quiet.
Jordan-Hare Stadium holds more than 88,000 people, and Auburn’s home football schedule brings alumni, parents, investors and visitors into town throughout the season. Many arrive before Saturday and stay through Sunday, giving them time to explore Auburn, Opelika and the surrounding communities.
Some visitors are simply here for the game. Others may be considering a future move, looking for housing for an Auburn student, exploring an investment property or thinking about purchasing a game-day home.
That makes fall an opportunity, but sellers still need the right strategy.
Game-day traffic can make showings difficult in certain parts of Auburn, especially close to campus. Depending on the property, it may make more sense to schedule showings before the weekend, offer flexible appointment times or plan an open house around, not during, the busiest game-day hours.
The increased number of people in town can help create exposure, but the home still needs strong marketing to reach the visitors who may actually be interested in buying.
3. Well-Priced, Well-Presented Homes Can Still Stand Out
A market with more inventory does not mean homes are not selling. It means buyers are paying closer attention to which homes offer the best combination of price, condition and presentation.
Professional photography, accurate property information and a thoughtful marketing plan matter even more when buyers have several listings open on their phones at the same time.
Fall also comes with a few seasonal considerations. Sellers should keep leaves cleared from walkways, make sure exterior lighting works as the days become shorter and avoid letting holiday decorations overwhelm the home in listing photos.
Inside, warm lighting, clean gathering spaces and a comfortable temperature can help a home feel welcoming. Buyers should be able to picture themselves spending the holidays there without feeling like they are walking through someone else’s holiday storage.
Showing flexibility is also important. Between football games, school schedules, travel and the holidays, buyers may have limited opportunities to visit. Making the home available when serious buyers are in town can make a meaningful difference.
Should You Wait Until Spring?
Not necessarily.
Spring may bring more buyers, but it usually brings more competing listings too. Fall buyers often have a specific reason for moving, such as a job change, family need, investment timeline or upcoming semester.
The right time to sell depends on your home, your goals and the competition within your particular price range. A well-prepared home with realistic pricing and strong marketing can still attract attention during football season and into the holidays.
If you are considering selling in Auburn, Opelika or the surrounding area, the Kent McCown Group can help you understand what buyers are seeing, how your home compares and whether listing this fall makes sense for you.
More Than a Tutu: What Our First Tutu Trot Meant to Us
More Than a Tutu: What Our First Tutu Trot Meant to Us
There’s a moment from our first Tutu Trot that we’ll carry with us for a long time: looking around Town Creek Park on a chilly October morning and seeing people show up in pink tutus for something that mattered.
For months, we had been talking about this race, asking for sponsors, sharing registration links and working through the details. Then, on October 17, it became real. People were there, ready to run, walk, volunteer and cheer.
We had hoped our community would show up. Seeing it happen was something else entirely.
Why We Put on the Tutus
Our involvement began with Dare 2 Tutu and the Tutu Project, using a little humor and a willingness to look silly to bring attention and support to people affected by breast cancer.
As we continued, we wanted to bring that support closer to home.
The Tutu Trot 5K & Fun Run grew from that idea. This year’s event benefited the DOwn South Cancer Foundation and its work supporting local cancer patients, survivors and families.
We wanted to create a morning people would enjoy while giving them a way to help. A tutu made it easier to start the conversation. The reason behind it gave that conversation meaning.
Everyone Brought Something to the Morning
Some people came to race. Others came to walk with friends or bring their families. Volunteers gave up a Saturday morning to help us make it happen. Local businesses said yes when we asked for support.
Together, they shaped the event in ways we couldn’t have done on our own.
As organizers, we spent plenty of time thinking about schedules, supplies and whether we had remembered everything. But when we look back, those aren’t the things that stand out most.
We remember the pink tutus. The encouragement. The people who jumped in to help. The relief of seeing something we had worked on for months become a morning our community could share.
And yes, Aubie in a tutu was pretty memorable, too.
What We Accomplished Together
Our first Tutu Trot 5K & Fun Run raised a gross total of $9,100 for the DOwn South Cancer Foundation.
We’re proud of that number, and we’re grateful for everyone who contributed to it. Every registration, donation and sponsorship helped us reach that total.
Behind those contributions were people making a choice to support a local cause. Some gave money. Some gave their time. Some helped spread the word and brought someone along.
That generosity is what we want to remember when we think about our first year.
A Personal Thank-You
To our runners and walkers, thank you for signing up and showing up, even when the morning was cold.
To our sponsors and donors, thank you for believing in this event while it was still an idea we were asking you to be part of.
To our volunteers, thank you for giving us your time and being willing to jump in where we needed you. Megan and I couldn’t be everywhere at once, and your help meant so much.
Thank you to AORTA for helping bring the race together, and to everyone who shared a post, invited a friend or cheered someone across the finish line.
We’re still learning, and we already have ideas for what we can do better next year. But we’ll always be grateful for the people who helped us get this first Tutu Trot off the ground.
We started with an idea and a few tutus. You helped turn it into something we’ll never forget.
With grateful hearts,
Corrie & Megan
Kent McCown Group
Want to relive the morning? View the race results and find your individual finish-line video, or watch the full 5K finish-line video and Fun Run finish-line video.
Four Fall Events We Love Around Auburn and Opelika
Four Fall Events We Love Around Auburn and Opelika
Fall events in Auburn and Opelika give us plenty to enjoy beyond football season. October brings family-friendly fun, outdoor movies, local traditions and a few experiences designed for people who actually enjoy being scared.
The Eerie Express may have already rolled through Monkey Park this year, but there is still plenty of fall fun ahead. Here are four local events worth adding to your October calendar.
Tour de Fright in Opelika
Friday, October 9 | 6:00–8:00 p.m.
Opelika SportsPlex Outdoor Walking Track
Free admission
Tour de Fright turns the walking trail behind the Opelika SportsPlex into a family-friendly haunted ride.
Bring your bicycles, tricycles, scooters or strollers and make your way around the decorated trail. The event is open to all ages, so it is a fun choice for families who want a little Halloween excitement without committing to a full haunted attraction.
Participants should meet in the rear parking lot behind the SportsPlex.
View the official Tour de Fright details.
Pope’s Haunted Farm in Salem
October 9–10, 16–17, 23–24 and 30–31
6:30–10:00 p.m. Central Time
Salem, Alabama
If your idea of fall fun involves darkness, chainsaws and questioning every decision that led you into the woods, Pope’s Haunted Farm is for you.
The 2026 season features three separate attractions: the Haunted Barn, Haunted Forest and Haunted Hayride. Visitors can purchase admission to one, two or all three attractions.
General admission is $20 for one attraction, $35 for two or $50 for all three. Friday visits are a good option for shorter lines and discounted three-attraction admission. The farm recommends arriving early, especially as Halloween gets closer.
This is the genuinely scary option on our list, so save it for the older kids and adults who enjoy a good adrenaline rush.
See the 2026 schedule and purchase tickets from Pope’s Haunted Farm.
Fright Night Movies in Auburn
Friday, October 16 | Beginning at 6:45 p.m.
Lake Wilmore Park Athletic Fields
Free admission
Bring a blanket or lawn chair for a Halloween double feature under the stars at Lake Wilmore Park.
The evening begins with the family-friendly movie Casper at 6:45 p.m., followed by The Ring at 8:30 p.m. Complimentary popcorn will be available, with additional food offered for purchase.
Pets are not permitted, and the event will be held rain or shine. If the weather does not cooperate, the movies and activities will move inside the Lake Wilmore Park Recreation Center gymnasium.
This is an easy option for families who want a relaxed evening outdoors—and anyone who would rather watch the scary stuff from the safety of a lawn chair.
Find the official Fright Night Movies information.
Syrup Sopping Day in Loachapoka
Saturday, October 31 | 8:00 a.m.–3:00 p.m.
Pioneer Park, 6500 Stage Road, Loachapoka
Free admission
Syrup Sopping Day has been a Lee County tradition for more than 50 years, welcoming thousands of visitors to Pioneer Park each fall.
Guests can watch sugar cane being ground and cooked into syrup using traditional methods while exploring historic buildings and demonstrations such as blacksmithing, quilting and other pioneer crafts.
The festival also includes live music, more than 100 arts, crafts and food vendors, and plenty to eat. Early arrivals can try the famous sweet potato and sausage biscuits with fresh syrup before they sell out.
It is local, a little old-fashioned and exactly the kind of tradition that makes fall in Lee County feel special.
Learn more about Syrup Sopping Day from the Lee County Historical Society.
Fall Is Better Close to Home
One of our favorite things about living in the Auburn–Opelika area is that there is always something happening nearby. Our communities give us plenty of ways to spend time together, support local organizations and build traditions that make this area feel like home.
A Little Labor Now Can Save a Lot Later
A Little Labor Now Can Save a Lot Later: Fall Home Maintenance for Auburn and Opelika Homeowners
Fall home maintenance in Auburn and Opelika may look a little different than it does in cooler parts of the country. Labor Day may mark the unofficial end of summer, but our warm weather usually sticks around longer, making September a great time to check on your home and prepare for the months ahead.
Start With Your HVAC System
Your air conditioner has probably been working overtime through the Alabama summer. Begin by replacing or cleaning the air filter and checking your vents for excessive dust or restricted airflow.
If the system has been making unusual noises, struggling to maintain the temperature, or causing higher-than-normal utility bills, it may be worth scheduling a professional service call. Addressing a small issue now could help prevent a bigger problem later.
Check Gutters and Drainage
Leaves, pine straw, and debris can quickly collect in gutters and downspouts. When water cannot drain properly, it may spill over near the roofline or collect around the foundation.
Clean the gutters, make sure downspouts are securely attached, and confirm that water is being directed away from the house. After a heavy rain, take a walk around the property and look for standing water or unusually wet areas.
Water problems are much easier to manage before they become moisture damage, wood rot, or foundation concerns.
Look for Gaps Around Windows and Doors
Inspect the caulking around windows, doors, siding, and exterior openings. Alabama heat, humidity, and storms can cause caulk to crack or separate over time.
Sealing those gaps can help keep moisture and pests out while making the home more energy-efficient. Check the weatherstripping around exterior doors as well. If you can see daylight around a closed door, it may be time to replace it.
Give the Roof a Visual Inspection
You do not need to climb onto the roof to look for potential trouble. From the ground, check for missing or damaged shingles, loose flashing, sagging areas, or debris collecting in valleys.
Inside the home, look at ceilings and attic spaces for discoloration, water stains, or signs of moisture. Catching a roof leak early can make a significant difference in the cost and extent of the repair.
Test Your Safety Devices
Test smoke alarms and carbon monoxide detectors throughout the home. Replace batteries when needed and confirm that each device is working properly.
It is also a good time to locate your fire extinguisher, check its expiration date, and make sure everyone in the household knows where it is.
These tasks only take a few minutes, but they are some of the most important items on any home-maintenance checklist.
Walk the Exterior
Take a slow walk around your property and look at it the way a buyer might. Notice peeling paint, damaged siding, loose handrails, cracked walkways, overgrown shrubs, or tree limbs hanging too close to the roof.
You do not have to tackle everything at once. Start a list and prioritize anything related to water intrusion, safety, or ongoing damage.
Small Maintenance Matters When You Sell
Deferred maintenance does not always seem urgent while you are living in a home. However, those smaller issues often become more noticeable during a buyer’s showing or home inspection.
Keeping up with routine maintenance can help protect your investment, reduce last-minute repair requests, and make your home feel well cared for when it is time to sell.
A little labor now really can save a lot later.
If you are considering selling a home in Auburn, Opelika, or the surrounding Lee County area, Kent McCown Group can help you identify which repairs and improvements are worth completing before your home reaches the market.
120 Years of Real Estate: What Has Changed…and What Hasn’t
120 Years of Real Estate: What Has Changed…and What Hasn’t
Real Estate Explained
Think about what buying a home looked like in 1906.
There was no Zillow. No scrolling through listing photos from the couch. No electronic signatures, virtual tours or text messages from your REALTOR® telling you, “They accepted your offer!”
In fact, much of what we now consider a normal part of buying or selling a home would have been unimaginable.
But people still needed homes.
They still moved for jobs. They got married, had children, built businesses, lost loved ones, started over and looked for places where they could build their lives.
And that may be the most interesting thing about looking back at 120 years of real estate.
Almost everything about the way we buy and sell homes has changed.
The reasons we call a place home really haven’t.
Coldwell Banker Started During a Time of Rebuilding
The Coldwell Banker story began in San Francisco in 1906, following the devastating earthquake and fires that changed the city forever.
Colbert Coldwell saw a community facing an enormous rebuilding effort and founded what would eventually become Coldwell Banker on principles of honesty, integrity and service.
It was a very different real estate industry from the one we know today.
And yet, 120 years later, those ideas still matter.
Because no matter how sophisticated the technology becomes, real estate ultimately involves something deeply personal: where people are going to live their lives.
120 Years of Real Estate Has Changed a LOT
Imagine telling a homebuyer in 1906 that someday they would carry a device in their pocket that could show them almost every home for sale in their area.
They could look through dozens of photos without leaving their couch.
They could tour a home virtually.
They could sign a contract from their phone while sitting at their child’s ballgame.
And their REALTOR® could send an offer across town, or across the country, in seconds.
The technology alone would probably sound like science fiction.
But technology isn’t the only thing that has changed.
Homes have changed.
Neighborhoods have changed.
Financing has changed.
Contracts have changed.
Marketing has changed.
The way buyers search has changed.
The amount of information consumers have available to them has changed dramatically.
In fact, the role of a REALTOR® has evolved as buyers and sellers have gained access to more information than ever before.
And even within the same market, some homes sell quickly while others sit…a topic we’ve explained before.
Additionally, sellers are constantly trying to decide which changes buyers actually care about and whether they should renovate before listing.”
The Market Has Changed More Than Once, Too
If you’ve spent any time around real estate lately, you’ve probably heard someone talk about how much “the market has changed.”
And they’re right.
But here’s the thing:
The market has always changed.
Over 120 years, real estate has experienced periods of rapid growth, recessions, housing shortages, building booms, high interest rates, low interest rates, buyer’s markets, seller’s markets and just about everything in between.
Whatever market we’re experiencing today isn’t permanent.
Neither was the one before it.
And the next one won’t be either.
That’s one reason experience and good guidance still matter. The tools may change, but people still need someone who can help them understand what those changes mean for their situation.
What Hasn’t Changed in 120 Years?
This is our favorite part.
Because behind all those market statistics, contracts, mortgage rates and home values are actual people.
And people still move for remarkably human reasons.
A couple needs more room because they’re expecting a baby.
Someone accepts a new job and moves to a city they’ve never called home before.
Parents realize the house that once felt too small suddenly feels awfully big after the kids leave.
Someone gets married.
Someone gets divorced.
Someone loses a spouse.
Someone wants to live closer to their grandchildren.
Someone buys their very first home and stands in an empty living room imagining where the furniture will go.
Someone sells the house where they raised their children and hands the keys to another family who will begin making memories there.
Those stories would have been recognizable in 1906.
They’re recognizable in 2026.
That’s the part of real estate that hasn’t changed.
Why We’re Still Proud to Be Coldwell Banker
There are plenty of places we could hang our real estate licenses.
We choose to proudly serve under the Coldwell Banker name.
Part of that is because there’s something meaningful about being connected to a company that has weathered 120 years of real estate—through changing markets, changing technology and generations of homeowners—while continuing to focus on helping people find their way home.
Today, Coldwell Banker has grown far beyond its beginnings in San Francisco, with affiliated agents around the world.
But for us, that big history becomes very local.
It’s the family buying a home in Auburn.
It’s the seller moving out of the house they’ve owned for 30 years in Opelika.
It’s the first-time buyer who isn’t quite sure where to begin.
It’s the family relocating to East Alabama who needs someone to teach them not only about houses, but about neighborhoods, schools, traffic, traditions and what it’s actually like to live here.
Those are the tiny pieces of a 120-year story that we get to be part of.
And that’s pretty special.
1906 Looked Very Different From 2026. Home Didn’t.
A house in 1906 probably didn’t have an open-concept kitchen, smart thermostat or Wi-Fi.
Nobody was checking their doorbell camera from vacation.
And we’re pretty confident nobody was arguing about whether gray flooring had finally gone out of style.
But home?
Home was where babies were brought home.
Where children grew up.
Where people gathered around the table.
Where birthdays were celebrated.
Where families grieved.
Where ordinary Tuesday nights happened.
Where people dreamed about what came next.
And 120 years later, it still is.
That’s why this anniversary feels worth celebrating to us.
Not simply because a real estate company has been around for 120 years.
But because behind those 120 years of real estate are 120 years of people finding home.
We’re proud to be one small part of that history.
And we’re even more excited about the stories that haven’t been written yet.
Happy 120th Birthday, Coldwell Banker.
Here’s to what’s next.
Kent McCown Group proudly serves buyers and sellers throughout Auburn, Opelika and East Alabama with Coldwell Banker Kennon & Parker Alliance. Whether you’re buying your first home, selling one filled with decades of memories or simply wondering what your next move might look like, we’re here to help you find your way home.
Where Does a REALTOR’s Commission Actually Go?
Where Does a REALTOR’s Commission Go?
When people hear that a home sold for $400,000, it’s easy to assume the REALTOR® just walked away with a huge paycheck.
I hear comments like this all the time:
“Wow! You must have made a fortune on that sale!”
The reality is…that’s almost never how it works.
One of the biggest misconceptions in real estate is that REALTORS® keep the entire commission. In reality, the money is negotiated, divided, and used to cover the many costs of running a real estate business.
Let’s pull back the curtain and take a look at where a REALTOR’s commission actually goes.
First Things First: REALTORS® Only Get Paid if the Transaction Closes
This surprises a lot of people.
Most REALTORS® don’t earn an hourly wage or salary.
We don’t get paid for:
- Showing homes
- Hosting open houses
- Writing offers
- Negotiating contracts
- Coordinating inspections
- Driving across town for showings
- Answering evening and weekend phone calls
- Solving last-minute problems before closing
If a transaction falls apart before closing, the REALTOR® has often invested dozens…or even hundreds…of hours without receiving any compensation.
That’s simply part of the business.
How Commission Works Today
Let’s use a simple example.
Imagine a home sells for $400,000.
When a seller lists their home, they negotiate and agree to a listing fee with their listing brokerage. That fee covers the professional services provided to market and sell the property.
The seller may also choose to offer compensation to a buyer’s broker, but they are not required to do so.
If a seller chooses not to offer buyer broker compensation, or offers less than what a buyer and their agent have agreed to, the buyer can ask the seller to contribute toward that compensation as part of the purchase offer. Just like the purchase price, repairs, or closing costs, buyer agent compensation can be negotiated during the transaction.
Every real estate transaction is unique.
Speaking of common misconceptions, you may also enjoy reading What Actually Stays with the House When You Sell?
Then the Commission Is Divided
Whether the compensation comes from the listing agreement, a negotiated seller concession, the buyer, or a combination of those sources, the money doesn’t simply go straight into one REALTOR®’s bank account.
Instead, the funds are distributed according to the agreements in place.
That often means the money is divided between:
- The listing brokerage
- The listing agent
- The buyer’s brokerage
- The buyer’s agent
Exactly how that distribution looks depends on the transaction and the agreements everyone has in place.
Where Does a REALTOR’s Commission Actually Go?
Let’s imagine a REALTOR®’s brokerage receives $12,000 in compensation from a transaction.
Many people assume that’s what the REALTOR® takes home.
In reality, that’s just the starting point.
Before an agent ever receives a paycheck, that money may be reduced by things like:
- Brokerage split
- Transaction fees
- Franchise or royalty fees (if applicable)
- Errors & Omissions (E&O) insurance
- MLS fees
- Local, state, and national REALTOR® association dues
- Licensing fees
- Continuing education
- Marketing and advertising
- Professional photography and videography
- Signs and lockboxes
- CRM and technology subscriptions
- Fuel and vehicle expenses
- Office expenses
- Self-employment taxes
- Health insurance
- Retirement savings
Most REALTORS® are independent contractors, meaning they pay these expenses themselves.
Like any small business owner, they’re responsible for investing back into their business so they can continue serving clients.
REALTORS® Don’t Have a Guaranteed Paycheck
Unlike many professions, REALTORS® don’t receive:
- Paid vacations
- Sick leave
- Employer-sponsored retirement plans
- Guaranteed weekly paychecks
Some months include several closings.
Other months may include none, even though the work never stopped.
That’s why REALTORS® spend so much time building relationships, continuing their education, marketing their business, and serving clients long before payday ever arrives.
So…Is It Worth It?
Absolutely.
Helping first-time buyers get the keys to their first home.
Helping growing families find more space.
Helping empty nesters start their next chapter.
Those moments are why so many REALTORS® love what they do.
Behind every successful closing are weeks…or sometimes months…of work that most people never see.
The Bottom Line
The next time you hear someone say,
“That REALTOR® made a fortune on one sale.”
Remember there’s much more happening behind the scenes.
Before a REALTOR® ever sees a paycheck, the compensation has often been negotiated, divided according to multiple agreements, and used to cover the many costs of operating a real estate business.
And perhaps the biggest misconception of all?
REALTORS® don’t get paid when they start working.
Most only get paid if they successfully make it to the closing table.
Have Questions?
Real estate has changed over the past few years, and there’s a lot of misinformation floating around.
If you have questions about how commissions work, buyer agreements, or the home buying and selling process, we’re always happy to help.
The more you understand, the more confident you’ll feel when it’s time to make your next move.
If you’re preparing to sell, you may also enjoy our article on Should You Renovate Before Selling Your Home?
So, Where Does a REALTOR’s Commission Go? “It depends.”
Should You Renovate Before Selling Your Home?
Real Estate Explained
Should You Renovate Before Selling Your Home?
If you’re thinking about selling your home, you’ve probably asked yourself one of the most common questions homeowners face:
“Should I renovate before I list my home?”
The honest answer?
It depends.
Some improvements can help your home sell faster and potentially for more money. Others may cost thousands of dollars without adding much value at all.
So, Before you start knocking down walls or replacing every countertop, here’s what you should know.
Start With the Simple Things
The best return on investment doesn’t always come from major renovations.
Sometimes, the biggest impact comes from making your home feel clean, well-maintained, and move-in ready.
A few simple updates like:
- Fresh paint
- Deep cleaning
- Touch-up landscaping
- Replacing burned-out light bulbs
- Decluttering
- Cleaning windows
can completely change a buyer’s first impression.
Many buyers aren’t looking for perfection, they’re looking for a home that has been well cared for.
Not Every Renovation Pays You Back
One of the biggest mistakes sellers make is assuming every dollar they spend will increase the value of their home.
Unfortunately, that’s not always how it works.
A $40,000 kitchen remodel doesn’t automatically increase your home’s value by $40,000.
In fact, some highly personalized upgrades may actually make it harder for buyers to picture themselves living there.
Instead of asking,
“What do I want?”
ask,
“What will today’s buyers appreciate?”
Every Neighborhood Is Different
The improvements that make sense for one home may not make sense for another.
For example:
A home in one neighborhood may need updated flooring to stay competitive.
Another neighborhood may place more value on outdoor living spaces.
In some cases, buyers expect fully updated homes.
In others, they expect to personalize the home themselves.
That’s why local market knowledge matters.
Focus on Repairs First
Before investing in cosmetic upgrades, make sure the basics are covered.
Buyers notice things like:
- Leaky faucets
- Damaged flooring
- Peeling paint
- Broken door handles
- Loose railings
- HVAC issues
Small maintenance items can create the impression that larger problems have been ignored.
Because of this, fixing these issues first often provides a better return than expensive cosmetic renovations.
Should You Renovate?
Here’s a simple guide.
Renovations that often pay off:
✔️ Fresh neutral paint
✔️ Updated lighting
✔️ Landscaping
✔️ Professional cleaning
✔️ Minor kitchen or bathroom updates
✔️ New hardware and fixtures
Renovations to think carefully about:
- Luxury kitchen remodels
- High-end appliances
- Removing walls
- Custom finishes
- Swimming pools
- Highly personalized upgrades
Every situation is different.
Talk to a REALTOR® Before You Spend the Money
One of the biggest advantages of working with a local REALTOR® is knowing where to invest and where not to.
Before spending thousands of dollars, ask an agent who understands your neighborhood and current buyer expectations.
Sometimes, spending $500 wisely can have a bigger impact than spending $20,000 in the wrong place.
The Bottom Line
Should you renovate before selling your home?
It depends.
The right improvements can absolutely help your home attract buyers and maximize its value.
The wrong improvements can cost time, money, and unnecessary stress.
Before starting your next project, let’s have a conversation about what makes the most sense for your home, your neighborhood, and your goals.
Sometimes the smartest renovation is knowing when not to renovate.
Why Some Homes Sell Fast… and Others Sit on the Market
Why Some Homes Sell Fast…and Others Sit on the Market.
Real Estate Explained
Every time a home sells in a weekend, people ask the same question:
“What made that house sell so fast?”
And every time a home sits on the market for weeks or even months, people assume the answer is simple.
“It must be overpriced.”
Sometimes that’s true.
But not always.
The truth is, there are usually several factors working together to determine how quickly a home sells.
I’ve watched homes that needed cosmetic updates receive multiple offers because they were priced well and marketed effectively. I’ve also seen beautifully updated homes sit on the market because they missed the mark on pricing or presentation.
Price Is Important… But It Isn’t Everything
Pricing is one of the biggest pieces of the puzzle.
A home that’s priced too high can scare buyers away before they ever schedule a showing.
But pricing isn’t just about picking a number that “sounds right.” It’s about understanding the local market, comparable sales, current competition, and buyer demand.
Sometimes pricing a home competitively creates more interest, more showings, and even multiple offers.
First Impressions Start Online
Today’s buyers usually see your home online before they ever step through the front door.
That means your listing photos matter…a lot.
Bright, professional photos can make a home feel inviting.
Dark, blurry, or poorly composed photos can cause buyers to scroll right past a perfectly wonderful house.
Your online listing is your home’s first showing.
Make it count.
Condition Matters
You don’t need a fully renovated kitchen to sell your home.
But buyers do notice the little things.
Fresh paint.
A clean entryway.
Well-maintained landscaping.
Working light bulbs.
Small improvements can help buyers focus on the home instead of a growing list of projects.
Timing Can Make a Difference
Spring is traditionally a busy season, but homes sell year-round.
In fact, selling in the fall can sometimes mean less competition because there are fewer homes on the market.
The “best” time to sell depends on your goals and your local market, not just the calendar.
Marketing Is More Than Putting a Sign in the Yard
A great home deserves great marketing.
Professional photography.
Thoughtful descriptions.
Social media exposure.
Targeted advertising.
Agent networking.
The more qualified buyers who see your home, the better your chances of finding the right one quickly.
Buyers Don’t Just Buy Houses
They buy possibilities.
If you’re beginning your home search, browse homes currently available in Auburn and Opelika.
They picture birthday parties in the backyard.
Coffee on the porch.
Holiday dinners around the table.
The homes that create an emotional connection are often the ones buyers remember long after the showing ends.
So… Why Do Some Homes Sell Faster?
It’s rarely because of just one thing.
Usually it’s a combination of:
- Pricing
- Presentation
- Marketing
- Timing
- Buyer demand
- Strategy
The good news?
Most of those things are within your control.
Selling a home isn’t about luck.
It’s about making thoughtful decisions before your home ever hits the market.
Whether you’re thinking about selling next month or next year, having a plan can make all the difference.
What Actually Stays With the House When You Buy It?
What Stays With the House When You Buy It?
Have you ever walked through a home and wondered, “Does that refrigerator come with it?” Or maybe you fell in love with a porch swing, a beautiful chandelier, or even a one-of-a-kind carousel horse in the backyard. What Stays With the House When You Buy It?
The answer might surprise you.
One of the biggest misconceptions in real estate is that everything you see during a showing automatically comes with the home. In reality, some items stay with the property, while others belong to the seller unless they’re specifically included in the purchase agreement.
Let’s break it down.
What Usually Stays
In general, anything considered a fixture stays with the home. A fixture is something that’s permanently attached to the property.
Common examples include:
- Built-in cabinets and shelving
- Light fixtures and ceiling fans
- Bathroom mirrors that are attached to the wall
- Window blinds or shades
- Built-in appliances like dishwashers and ovens
- Mailboxes
- Landscaping that is planted in the ground
These items are considered part of the property and are typically included in the sale unless the seller specifically excludes them.
What Usually Doesn’t Stay
Personal property belongs to the seller and usually moves with them.
This often includes:
- Furniture
- Televisions
- Rugs
- Artwork
- Patio furniture
- Grills
- Potted plants
- Decorative mirrors that are simply hung on a nail
Even if an item looks like it “belongs” with the home, that doesn’t necessarily mean it’s included.
The Gray Areas
This is where things can get interesting.
Items like these often create questions:
- Refrigerators
- Washers and dryers
- Security cameras
- Porch swings
- Playsets
- Sheds
- Mounted televisions
- TV wall mounts
- Hot tubs
- Garage shelving
Some sellers plan to leave them. Others intend to take them.
The only way to know is to ask.
What If You Love Something Unique?
Maybe it’s a custom-built dining table that fits the breakfast nook perfectly.
Maybe it’s the porch swing where you can already picture yourself drinking coffee.
Or maybe it’s a vintage carousel horse sitting proudly in the backyard.
If it makes the property feel like home, don’t be afraid to ask if it can stay.
The seller may say no, but they might also be perfectly happy to leave it behind. Sometimes they don’t want the hassle of moving it, and sometimes they’re simply willing to include it as part of the negotiation.
You never know unless you ask.
The Most Important Rule
Real estate contracts are designed to eliminate assumptions.
If you want something to stay, it should be written into the purchase agreement.
If the seller plans to take something that buyers might reasonably expect to remain, that should be clearly stated as well.
Clear expectations help prevent misunderstandings and keep everyone on the same page.
Before writing an offer, it’s important to make sure everything you want to stay (or not stay) be discussed with your agent. This also will help determine what a great offer looks like.
Final Thoughts
If you’re just beginning your search, you can browse homes currently available in the Auburn and Opelika area.
Buying a home isn’t just about four walls and a roof. Sometimes it’s the little details that make you fall in love with a property.
Whether it’s a refrigerator, a porch swing, or a carousel horse, remember this simple rule:
If you want it, ask for it. If it’s important to either party, put it in writing.
Because when it comes to real estate, clarity is always better than assumptions.
Have questions about what should be included in your offer? We’d be happy to help.
Why Price Per Square Foot Can Be One of the Most Misleading Numbers in Real Estate
Price Per Square Foot – The Most Misunderstood Number In Real Estate
Helping buyers and sellers across East Alabama understand real estate, one question at a time.
“What’s the price per square foot in my neighborhood?”
As Realtors®, this is one of the most common questions we get from homeowners.
It’s an understandable question. Price per square foot is easy to find online, it’s often mentioned in market reports, and it seems like a quick way to estimate what a home might be worth.
In fact, many sellers become attached to that number before we ever sit down to discuss pricing.
The problem is that relying too heavily on price per square foot can create unrealistic expectations. In today’s market, pricing a home based on a simple calculation instead of its true market value can lead to fewer showings, lower offers, and ultimately more time on the market.
Before we talk about why, it’s important to understand what price per square foot actually tells us…and what it doesn’t.
What Is Price Per Square Foot?
Price per square foot is exactly what it sounds like. You take the sale price of a home and divide it by its finished square footage.
For example:
- A home that sells for $400,000 with 2,000 square feet sold for $200 per square foot.
It’s a useful statistic because it helps identify general trends in a neighborhood or local market.
The key word, however, is general.
It’s a market indicator, not a pricing formula.
No Two Homes Are Truly the Same
Imagine two homes that are both 2,000 square feet.
One backs up to a golf course.
The other sits on a busy road.
One has a beautifully renovated kitchen with custom cabinetry and quartz countertops.
The other still has its original finishes from twenty years ago.
One has a screened porch overlooking a private backyard.
The other has no outdoor living space at all.
Even though they’re exactly the same size, they are unlikely to sell for the same price.
Square footage is only one piece of the puzzle.
Smaller Homes Often Have a Higher Price Per Square Foot
This surprises many homeowners.
A 1,400-square-foot home may actually sell for a higher price per square foot than a 3,200-square-foot home in the very same neighborhood.
Why?
Because certain parts of every home carry significant value regardless of size.
Think about the kitchen.
Bathrooms.
The garage.
The roof.
The HVAC system.
The lot itself.
Those costs don’t double simply because the house is larger. Since those fixed-value features are spread across fewer square feet in a smaller home, the price per square foot is often higher.
That’s completely normal.
Buyers Don’t Shop With Calculators (Well, Most buyers anyway)
When buyers walk through a home, they aren’t thinking:
“This feels like exactly $212 per square foot.”
Instead, they’re asking themselves questions like:
- Can I picture my family living here?
- Is the kitchen updated?
- Do I love the backyard?
- Is there enough storage?
- Does the layout work for our lifestyle?
- Is this home worth the asking price compared to others I’ve seen?
Those emotional and practical decisions influence value far more than a simple mathematical formula.
Location Can Change Everything
You’ve probably heard the phrase:
Location, location, location.
There’s a reason it’s still one of the biggest factors in real estate.
Two nearly identical homes can have very different values simply because of where they’re located.
Things like:
- Neighborhood demand
- School districts
- Privacy
- Lot size
- Views
- Nearby amenities
- Traffic patterns
- Future development
all influence what buyers are willing to pay.
That’s true whether the home is in Auburn, Opelika, or one of the many wonderful communities throughout East Alabama.
Appraisers Don’t Use Price Per Square Foot Alone
One of the biggest misconceptions is that appraisers determine value by multiplying square footage by a dollar amount.
They don’t.
Professional appraisers compare similar homes that have recently sold and then make adjustments for differences such as:
- Size
- Age
- Condition
- Updates
- Lot characteristics
- Garages
- Pools
- Outdoor living spaces
- Overall appeal
This process creates a much more accurate picture of a home’s market value than a simple price-per-square-foot calculation ever could.
So… Is Price Per Square Foot Useless?
Not at all.
It’s actually a valuable tool when it’s used correctly.
Real estate professionals use price per square foot to identify market trends and compare similar properties.
The problem comes when it’s treated as the only factor in determining value.
Every home has its own story.
Every neighborhood is different.
Every buyer values different features.
That’s why pricing a home is both a science and an art.
The Bottom Line
Pricing a home isn’t about finding a magic number and multiplying it by the square footage.
It’s about understanding how buyers see your home in today’s market.
A well-priced home often attracts more interest, generates stronger offers, and creates a smoother selling experience.
On the other hand, pricing too high because of an oversimplified price-per-square-foot calculation can cause a home to sit on the market longer than necessary. As time passes, buyers naturally begin to wonder why it hasn’t sold, and that can make achieving your desired price even more challenging.
That’s why I prepare a Comparative Market Analysis (CMA) for every seller. A CMA looks beyond square footage to evaluate the things buyers actually pay for—location, condition, updates, amenities, lot characteristics, and recent comparable sales.
Our goal isn’t simply to tell you what your home is worth.
Our goal is to help you price it strategically so you can attract the right buyers and maximize your opportunity in today’s market.
Have a question you’d like us to explain?
Send it our way! Your question could inspire a future edition of Real Estate Explained. Whether you’re buying, selling, investing, or simply curious about the market in East Alabama, we’re here to help.
