Facebook
X
Pinterest
Copy Link
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.
Alabama Housing Market Update | What Buyers & Sellers Need to Know This Summer
Alabama Real Estate Market Update
What the Latest Data Means for Buyers & Sellers This Summer
As we head into the second half of 2026, one question keeps coming up:
“How’s the market?”
The latest statewide data from Alabama REALTORS® gives us a good snapshot of where things stand. While these numbers reflect the most recent statewide report available, they help paint the bigger picture of what’s happening across Alabama and how those trends compare to what we’re seeing here in the Auburn-Opelika area.
Here’s what stands out.
Home Prices Continue to Rise
According to the latest Alabama REALTORS® report, the statewide median home price is $263,518, up 15.2% compared to the same time last year. Year-to-date, median home prices have increased 18.2%, showing that home values continue to appreciate across the state.
For homeowners, that’s welcome news.
If you’ve owned your home for several years, there’s a good chance you’ve built more equity than you realize.
Find out what your home is worth.
Buyers Are Still Buying in the Alabama Real Estate Market
Despite higher mortgage rates, buyers haven’t disappeared.
The latest statewide report shows more than $1.8 billion in residential home sales, an increase of nearly 20% compared to the previous year.
That tells us one important thing:
People are still buying homes.
They’re simply taking a little more time, asking more questions, and making thoughtful decisions before writing an offer.
Inventory Is Giving Buyers More Choices
One of the biggest shifts we’ve seen this year is inventory.
Alabama’s housing supply has grown to 4.8 months, giving buyers more homes to choose from than they’ve had in several years.
For buyers, that’s great news.
Instead of feeling pressured to make an offer within hours, many buyers now have the opportunity to compare homes, negotiate terms, and make confident decisions.
For sellers, it means pricing your home correctly is more important than ever. Buyers have options, and the homes that are priced well and show beautifully continue to attract the most attention.
Mortgage Rates Continue to Fluctuate
Mortgage rates remain one of the biggest topics in real estate conversations.
The average 30-year fixed mortgage rate has stayed above 6%, causing some buyers to pause, but not necessarily stop looking.
Life doesn’t wait for interest rates.
People still get married, grow their families, relocate for work, downsize, and invest in real estate. Those life changes continue to drive the housing market.
First-time homebuyer resources
What We’re Seeing Here in Lee County
Statewide reports are helpful, but real estate is always local.
Here in Auburn, Opelika, and the surrounding Lee County area, we’re seeing many of these same trends. Well-priced homes continue to attract strong interest, while buyers have a little more breathing room than they did just a couple of years ago.
Homes that are updated, well-maintained, and priced appropriately are still selling. Homes that are overpriced or need significant work are taking a little longer.
The market isn’t “hot” or “cold.”
It’s becoming more balanced, and that’s creating opportunities for both buyers and sellers.
Should You Wait?
I get asked this question almost every week.
The truth is, there’s rarely a “perfect” time to buy or sell.
The best time is when it makes sense for your family, your finances, and your goals.
Whether you’re thinking about upsizing, downsizing, investing, or simply wondering what your home could sell for, having the right information makes all the difference.
If you’re curious about today’s market or want to know what your home might be worth, I’d love to help.
No pressure. Just honest advice.
Thinking about buying or selling in Auburn, Opelika, or anywhere in Lee County? Let’s talk about your goals and create a plan that’s right for you. The market may have changed, but opportunities are still out there. Contact Kent McCown Group Now!
What Do Higher Mortgage Rates Really Mean for Home Buyers?
What Do Higher Mortgage Rates REALLY Mean for Buyers?
Every time mortgage rates make the news, my phone starts ringing.
“Should I wait?”
“Are rates going back down?”
“Is now a terrible time to buy?”
The truth is, Higher Mortgage Rates do affect affordability. But they don’t always mean you should put your home search on hold.
Let’s break down what higher rates really mean.
First…What Causes Mortgage Rates to Go Up?
One of the biggest misconceptions is that mortgage rates are set by one person.
In reality, they’re influenced by a combination of factors like inflation, the overall economy, employment, investor confidence, and decisions made by the Federal Reserve. While the Federal Reserve doesn’t directly set mortgage rates, its policies can influence where rates head over time.
That’s why rates can change from week to week, and sometimes even from day to day. It can feel confusing when the news talks about the Federal Reserve and mortgage rates. If you’d like to better understand the connection, the Federal Reserve offers helpful information about its role in the economy.
Yes, Higher Mortgage Rates Mean Higher Payments
This is the part everyone notices first.
If you’re borrowing the same amount of money, a higher interest rate usually means a higher monthly payment.
That may affect:
- The price range you shop in.
- How much home you can comfortably afford.
- Your monthly budget.
For some buyers, that simply means adjusting expectations rather than giving up on buying altogether.
But Here’s What Most Headlines Leave Out…
Many buyers assume that if rates are higher, they should wait until they come back down.
The problem?
Nobody knows exactly when, or if, that will happen.
Waiting also comes with risks.
Home prices may continue to rise.
Competition may increase if rates drop and more buyers jump back into the market.
And the perfect home you’re waiting for today may not be available six months from now.
Trying to “time the market” is incredibly difficult.
That’s one reason I believe in staying informed about the real estate market instead of relying on headlines alone.
Don’t let one day’s headline determine your plans. Freddie Mac’s weekly mortgage rate report is a great resource for understanding how rates are changing over time and putting today’s numbers into perspective.
A Little Perspective Helps
Today’s mortgage rates feel high because many of us remember the historically low rates during 2020 and 2021.
But those rates were the exception, not the rule.
According to the Alabama REALTORS® Economic & Real Estate Report, the average 30-year fixed mortgage over the past 40 years has been approximately 6.5%. While rates have moved up and down over time, today’s market is much closer to the long-term historical average than many people realize.
That doesn’t make higher payments any easier, but it does remind us that today’s rates aren’t unprecedented.
Even with higher mortgage rates, many buyers still find that the long-term benefits of homeownership outweigh waiting on the sidelines.
Remember…You Can Always Refinance
One thing many buyers overlook is that your purchase price is permanent.
Your interest rate isn’t.
If rates decline in the future, many homeowners choose to refinance into a lower rate while continuing to enjoy the home they already own.
Of course, refinancing isn’t guaranteed and depends on future market conditions, but it’s an option many buyers keep in mind when deciding whether to purchase now.
Buying a home is a big decision, and the more informed you are, the more confident you’ll feel. The Consumer Financial Protection Bureau has a great collection of home buying resources that can help answer questions before you even begin your search.
Focus on What You Can Control
Instead of worrying about predicting interest rates, focus on the things you actually control.
You can:
- Improve your credit score.
- Save for a larger down payment.
- Reduce debt before applying for a mortgage.
- Shop with an experienced lender who can explain different loan options.
- Work with a REALTOR® who can help you negotiate the best possible purchase.
Those decisions often have a greater impact on your home-buying experience than trying to guess what rates will do next.
My Advice
Every buyer’s situation is different.
For some people, waiting makes sense.
For others, buying now is absolutely the right decision.
That’s why my answer is almost always…”It depends.”
It depends on your finances, your goals, your timeline, and the local market.
If you’re wondering whether now is the right time to buy, let’s have a conversation. It’s important to prepare before you start house hunting so you’re ready when the right home comes along. We can look at your options together, run the numbers, and decide what makes the most sense for you—not what the latest headline says.
