Jon Simisky - 8z Real Estate

POV: You're scrolling Zillow, favoriting every third historic bungalow, daydreaming about how you'd lay out the living room furniture... and then the DJ interrupts the track.

The dream is gone before you can even click "contact listing agent."

What happened?

The universe (and the market) waits for no one. And closing the gap between 'just looking' and 'actively buying' means partnering with an agent and getting that pre-approval letter in hand.

I don't want you to miss out on your daydream.

If you're thinking about exploring homeownership more seriously, shoot me a DM.

Your home looks great in photos, but... does it smell great too? 👃

Scents are a very powerful trigger and could make or break your first impression with a potential buyer.

Here's what I share with my sellers:

Deep clean or replace carpets–
Ever lost something in a carpet and thought, well - that's gone forever. Compound the crumbs, dirt, pet hair, sweat, and skin cells over years of use and... you start to smell things. Investing in a deep clean or exploring replacement options is something I typically recommend.

Scrub the kitchen–
Grease builds up in places you wouldn't think –on top of the fridge, cabinets, microwave– and next thing you know, that quaint kitchen starts to smell like an industrial grease trap. Wipe down all surfaces with hot soapy water a time or two. 🧽

(And, it goes without saying - avoid cooking fish or foods that give off strong odors ahead of showings (unless it's banana bread). 🍌🍞

Open doors and windows–
This one's obvious but works great for bringing some fresh air into the mix. Make sure to open multiple windows or doors on opposite sides of the house to create a cross-breeze.

Add scents *sparingly*–
There's nothing worse than an overly perfumed room. It could signal to buyers you're trying to mask a bigger problem.
Scents that are getting lots of attention these days - Santal, bergamot, vetiver, black rose.

The riskiest thing about real estate investing? 🤔

It's the possibility that it flops.

Over the years, I've witnessed several successful real estate investors in our city.

Here's what they mastered before signing on the dotted line:

Know your borrowing options 🏦

Work with a lender who specializes in investment properties & understand the loans available to you.
For example: A hard money loan is best for investors needing quick funds for short-term projects. Beware though, these loans are a higher-interest option.

Know the loopholes & tax implications 💡

Profits from homes flipped within a year are taxed as ordinary income, which could be as high as 37% depending on your tax bracket.
However, if you hold the property for more than a year, the profits may be taxed as long-term capital gains, which is typically lower (0%, 15%, or 20%). Lean on a tax professional here!

Work with an experienced agent 💼

An agent with investment experience can help you locate off-market & well-priced opportunities.
Plus, depending on the agent, they can help you assess the deal for profitability and share their rolodex of local contractors.

Want to chat more about investment properties? Send me a DM!

Check out your monthly market stats from Boulder County. If you'd like to learn more about your specific neighborhood, shoot me a message!

POV: You're settled into your new home with time to spare this fall for bonfires, football, & hosting for the holidays. 🔥🏈🎉

All is right in the world. 🌍✨

So what needs to happen to make this a reality?

August: Reach out to an agent and connect with a lender. 📞🏦

September: Make your wants vs. needs list. Then, you and your agent can start touring homes that meet your criteria. 📝🏡

October: With the help of your agent, write strong offers, and go under contract. ✍️📃

November: Move into home sweet home and break out the s'mores. 🏠🍫🔥

Curious how to make the transition from your current place? I’ve got the playbook for a seamless move, complete with the latest listings, neighborhood profiles, local intel, and service professionals to help you move. Send me a message if making a move by fall is on your mind. 💬🍁

In many areas across Colorado, we’re looking at levels of inventory that we haven’t seen in around ten years. Couple that with the recent drop in mortgage rates - there are plenty of opportunities for buyers right now. 🏡

Read more in our August Newsletter 👉 8z.com/newsletters 🔗

I won't lie

Seeing your home get views, saves, and favorites on Zillow is an amazing feeling. 😍

But there's so much more to getting your home marketed, spiffed up, and in front of the right people.

These are the things that top my list:

1. Make the exterior count 🌳

Sellers with the most success are okay with getting their hands dirty weeding, mulching, and pruning plants. Bonus points? Cleaning the front entrance - a quick sweep, a new wreath and some fresh flowers go a long way in making a great first meeting.

2. Who you know matters 🤝

When listing, my team AND my clients share the listing with our networks... who share with their networks. We host an open house for potential buyers AND for other brokers for a compounding effect.

3. Heartstrings sell homes. ❤️

It's important to remember a home is full of memories. I always ask the owners to share some of their fondest ones that I can pass along to potential buyers. It's always moving to hear how the home was previously loved.

4. Feedback is our friend. 📝

We always take note of the comments shared during private showings and make adjustments. Did guests feel cozy in the living room? Could they see their kids playing in the yard? It all helps fine-tune how we present the home.

The takeaway? Your Zillow listing is just the tip of the iceberg. It's part of a larger marketing strategy to get your home in the hands of the best buyers.

What makes a winning real estate offer these days? 🏡💼

This is what I've been seeing lately:

🔹 The earnest money deposit is at least 2% of the purchase price. This signals to the seller the buyer is serious and committed. 💰✅

🔹 The inspection contingency is waived - instead of including it in their offer, buyers conduct a pre-inspection before submitting. 🛠️🔍

🔹 The buyer has a fully underwritten pre-approval — a 'conditional mortgage approval' is considered the most comprehensive pre-approval a buyer can receive. 📄🔑

If you have questions about buying in today's market, send me a message, I'm here to be a resource!

Investors: Instead of buying an Airbnb, consider an alternative that brings greater stability and less wear & tear.

2023 saw a 94% rise in mid-term rental (MTRs) bookings of 30 days or more. Plus, they maintained a solid occupancy rate of 51%.

Unlike the unpredictable rates of short-term and traditional rentals, MTRs are booming, offering investors a more stable option with less hassle in 2024.

They’re even more lucrative for folks with homes near colleges, military bases, hospitals, and big corporations, where mid-term housing is in high demand.

Why mid-term rentals are dominating:

✅ Consistent Revenue: MTRs consistently eclipse traditional long-term leases in earnings.
✅ High Demand: There’s an urgent need for flexible housing options amidst low inventory.
✅ Lower Maintenance: With fewer turnovers than Airbnb and less wear than long-term stays, MTRs manage a higher ROI with fewer headaches.

Want to talk more about leveraging this investment strategy? Send me a message!

POV: You're a home buyer that gets pre-approved for *the magic number* from your mortgage lender.

Don't come for me on this one but... Just because the lender gives you the green light on a certain dollar amount *doesn't mean* you should stretch your housing budget to the max.

Before you sign, think about your life BEYOND the loan. Things like lifestyle preferences, discretionary habits, vacation expenses, childcare needs, etc.

Let's make sure your next home fits comfortably within your current lifestyle.

Hot Take: Home upgrades before selling can be completely unnecessary.

👉 Here's why: Not all upgrades are created equal.

For example: Sellers refacing their cabinets. While this update will look great, the expense of the project is likely not necessary for the sale.

The truth is some changes won't significantly alter buyer interest or selling price, especially if they don't align with a buyer’s taste or preferences.

So, before you rent the sander or swing the hammer, work with your agent to strategize on the best investments to maximize your home's value. ✅

Do you agree or disagree? Share your perspective below.

I'm a believer in being upfront — even when the conversation is tough.

So, here's the candid truth: For many, this might not be the ideal time to buy a home.

We're facing a market where prices are high, interest rates are holding higher than they've been, and housing inventory, while increasing, is playing catch up.

If this message resonates with you, please read on...

You might be feeling the pressure to dive into homeownership, but maybe you can consider a pause.

I'm here to say it's okay to stay put a little longer, to embrace the quirks of your current space and focus on this instead...

Create a thoughtful plan (with the help of a professional)

If you're curious about where you stand financially or what your options might look like, I collaborate with a network of understanding, pressure-free lenders.

They're here to help you explore your possibilities and make a plan.

What questions can I answer? Send me a message.

What really impacts your home's value? 🤔

The buyer's ability to move in and start living from day one.

Knowing that, this is the advice I give my sellers that usually comes as a relief. No need to do any time-consuming updates... instead focus on these quick fixes.

✨ Add a fresh coat of neutral paint.
✨ Spruce curb appeal by weeding, adding fresh mulch trimming bushes and cleaning the entry.
✨ Professional carpet cleaning to remove odors. Replace if needed.

Work with your agent to decipher what will bring the buyers ease, comfort and convenience. In most cases, that’s the key to a quick sale.

Thinking about selling your home? Use these cheat codes 👇

👉 Love letters: Write personal notes to the neighbors and invite them to the open house. They may appreciate the gesture and be happy to support (and invite their friends).

👉 Jot down your favorite thing… Write what you loved most about your home. Your agent can convey this to potential buyers. Hearing your viewpoint is super meaningful for buyers.

👉 Family-friendly open house: Work with your agent to set up a corner for kids to play. Stock it with snacks, books, stickers and crayons. This will help buyers with children browse the house with ease.

👉 Smart house: Share your home’s smart features with your agent. They can help demonstrate your home’s modern amenities.

👉 Proactive pre-inspection fixes: Consider addressing your home's little imperfections preemptively, giving buyers ease that major repairs have already been addressed.

👉 Well-documented: Organize a log of all the upkeep and upgrades you’ve made over time. This will reassure potential buyers of the home's great condition.

If you're ready to sell but need some guidance, I'm here to help.

Check out your monthly market stats from Boulder County. If you'd like to learn more about your specific neighborhood, shoot me a message!

Let’s analyze a hypothetical transaction where you have the option to lower the purchase price, or permanently buy your rate down by 1% - which would save you more in the long run?

Read more at 8z.com/newsletters 🔗

What I'd tell myself if I was on the house hunt right now...

👍 What matters most:
✔️ Structural integrity: I'd look for a home with a sound foundation, roof, and well-sealed exterior
✔️ System ages: I’d find out the age and maintenance needs of systems like HVAC, roofing, and plumbing.
✔️ Neighborhood fit: Finding the right area will shape my daily life. I'd want a good blend of ambiance and practicality.
✔️ Commute times: The toil of long commutes wears on you (financially, physically & mentally). Location and proximity to work would be front and center.
✔️ Functional layout: I’d look for a floor plan that complements my lifestyle, knowing that in some cases we can make modifications.
✔️ Growth Potential: A home that can adapt to life - I'd be looking at extra rooms or flexible spaces for kids or guests.

👎 What matters less:
✔️ Current decor: Wallpaper and paint colors are easily changed. I’d look past what’s superficial.
✔️ Furnished vs. unfurnished: Furniture arrangements and styling are personal choices that I can make later.
✔️ Landscaping: While curb appeal is nice, it’s the lot, not its current state, that matters more.
✔️ Light fixtures & hardware: These are simple, relatively inexpensive changes that won't deter me from the right home.
✔️ Appliances: While shiny and new might be appealing, appliances are replaceable and don't make or break a home’s value for me.

What's on your 'matters most' list? Share your dealbreakers below.

POV: You win the bidding war without offering the highest price.

This is what sellers are also on the hunt for in an offer...

⏰ Time
The ability to close quickly, say within 2 weeks, can give you a leg up against other offers. This involves securing a lender who can underwrite you in advance, showing the sellers you’re committed.

🤝 Terms
From escalation clauses and appraisal gap coverage to proposing an “as-is” purchase, there are a few terms that the seller will find enticing.
This is why your agent should always reach out to the seller’s agent to understand their client's motivations.

💰 Price
Don’t get me wrong, the offer price you submit will need to be in the ballpark of other offers. Your agent should run comps and review market conditions before submitting your offer to ensure you’re as close as possible.

Have questions about writing a strong offer? Send me a DM!

Owning a home is an incredible personal goal to have, but there's no doubt that external factors have created some challenges.

Things like:
👉 The rising cost of childcare: In 2023, the average weekly cost of daycare in the US was $321, up from $284 in 2022.
👉 The escalating cost of food: Food prices surged by 2.2% in February 2024 compared to February 2023, with restaurant prices rising even faster at 5.1%.
👉 Elevated interest rates: Mortgage rates averaged 2.96% in 2021, but by October 2022, the 30-year rate had skyrocketed to 7.08%, marking a nearly 400 basis point increase in just ten months.

Although it's aggravating to know you can't control the price of childcare, gas or groceries, it can also be liberating...

Because we can turn our attention to the things we can control.

Things like discretionary spending and saving where possible.

This might mean temporarily having a roommate to share rent costs, opting for a more affordable car, treating dining out as a treat rather than a routine, or sticking to a grocery list to curb unnecessary spending.

There is no doubt the path to ownership can be challenging, but with the right gameplan and some discipline, it's absolutely achievable!

Is it worth it to work with a buyer's agent?? Here are a few things to keep in mind:

❗ Buying real estate is usually the *largest single investment* a person makes in their lifetime.❗

This is how buyers can benefit with a great agent on their side...

✅ Negotiating power: A buyer's agent has your best interest in mind and knows the art of negotiation. More terms in your favor and more dollars in your pocket? That's our goal.

✅ Robust network: Having a squad of industry pros (lenders, inspectors and contractors) that we can call on during the buying process is worth its weight in gold.

✅ Expert juggler: Coordinating showings, inspections, appraisals, and closings is our bread and butter. It should be our full time job, not our client's.

✅ Creative problem solver: Fussy sellers, inspection hurdles, appraisal headaches - been there. An experienced agent has seen their fair share of hurdles and knows how to find creative solutions.

✅ Last and most importantly, a buyer's agent is your advocate: Someone dedicated to answering your questions, decoding contracts and providing a second opinion throughout the buying process.

Warren Buffett’s successor Greg Abel recently said it best: “Buying real estate is the one time in our lives where we make a massive investment. Having that council and guidance is absolutely critical.”

I think I can speak for anyone who has ever moved...

Saying goodbye to your longtime home is incredibly bittersweet and emotional.

From the quiet everyday moments to our biggest milestones, the walls of our homes have seen it all.

An agent’s role in the sale of your home entails many things:

👉 They should provide expert counsel, price the property appropriately, market it thoroughly, and negotiate favorable terms.

But most of all, a seller’s agent should be:

👍 Active listener: They pay close attention to your wishes, concerns and hesitations.
👍 Strong communicator: They keep you informed at each stage of the process and provide resources for questions that arise.
👍 Emotional intelligence: They recognize this is a significant life event. They don’t push or pressure you to make decisions and provide additional support where needed.
👍 Solutions-oriented: Hiccups are inevitable in real estate. They seek solutions and embrace a can-do attitude.

Home builders are going smaller. 🏡

In 2022, the average size of a new home was 2,560 square feet. Fast forward to the end of 2023, and that figure shrunk to 2,375 square feet.

Now, with the median price per square foot in the U.S. holding steady at around $192, that 185-square-foot decrease translates to $35,520 in savings!

The takeaway? If finding the “one” within your budget has been challenging, consider exploring slightly smaller, new builds.

Not only could they fit snugly within your budget, but they might also come bundled with great perks like price reductions or mortgage rate buy-downs.

Interested in a list of newly built homes in our area? Send me a DM!

Listings are sitting on the market longer on average, and de-listings as well as price reductions are more common. One could even make the argument that we’re finally seeing a real shift toward a buyer’s market.

Read more about the current housing market trends at https://bit.ly/3RmSrEe 🔗

This stat blew me away...

👉 80% of sellers only speak with ONE agent before choosing who will represent them in the sale of their home...

Knowing that, I want to share a few questions you should absolutely ask when interviewing a listing agent:

✔️ What is your experience selling homes similar to mine?
✔️ How will we communicate throughout the sale process?
✔️ What % of your listings sell for higher than the asking price?
✔️ What unique qualities separate you from other agents?

Want to talk more about selling or how I would answer these questions? Reach out, I'd love to chat!

Ever wonder what furniture should stay and what should go before your house hits the market? 🤔

This is one topic I cover with my seller clients as they think about putting their homes up for sale.

There's no one-size-fits-all approach but here's how I tackle it:

We'll do a home walkthrough. I'll swing by and together, we'll make our way through your home reviewing details, decor and repairs to make ahead of listing.

With your permission, I'll snap a few pictures of your current furniture, decor and layout to capture the essence of your home.

Together with a professional staging company, I'll make recommendations for what pieces I'd like to see remain in your space for showings and what items we'll bring in for staging. (This gives my clients clarity on what items to pack up and what to leave out!)

Rest assured, we'll make this process as smooth and streamlined as possible.

Thinking about selling but feeling a bit overwhelmed? Shoot me a DM, and let's start the conversation!

Your home is amazing - so why isn't it selling?

It may be time to re-evaluate the price.

Here’s the thing: Overpricing your home can lead to a longer time on the market, and that's not what you want.

Pricing your home just right can actually benefit you in the long run by:
✅ Attracting serious buyers
✅ Leading to faster offers
✅ Saving you from the headache of having your home sit on the market for months.

Curious how much your home is worth? Shoot me a message!

When the perfect home is full of hidden problems 🫠

It happens all the time: We find the most perfect home but it has its fair share of issues. In fact, in 86% of cases, home inspectors find issues that need attention.

It's all part of the buying process — After all, it's better to find issues now (and know if they're anything major) than after you've signed on the dotted line.

Situations like this highlight the importance of having a trusted and experienced agent by your side.

What questions do you have about inspections? Comment below or shoot me a message!

Let's face it: not every home that's 'under contract' actually makes it to closing.

These common pitfalls can derail your selling plans in a hurry. 👇

🔴 Inspection Issues
Did you know that a failed inspection accounts for 15% of unsuccessful home sales? It's true.

🔴 Appraisal Challenges
Appraisals can be a tricky business. If the appraisal doesn't come back at the right value, it can derail your entire home-buying process.

🔴 Change of Heart
Sometimes, sellers have a change of heart or a personal situation that prevents them from going through with the sale. That's life and 100% okay.

But fear not - you can navigate the selling process with confidence and avoid these costly mistakes. As an agent, I'm happy to guide you every step of the way.

Ready to get started? Send me a DM to learn more about how I can help you sell your home successfully.

Sellers: If the shoe was on the other foot and you were the potential buyer, would you want the homeowner to be present during showings?

Buyers are most relaxed without the sellers present — which is exactly how you want them to feel as they tour your home and envision themselves living there. They're freer to chat, ask questions, open cabinets and linger.

So long as sellers have done their part to clean, declutter, and get outta dodge, they can leave the rest to me. I’ll make sure buyers know their home's special features, upgrades, and quirks.

Have questions about selling? Send me a message, let's chat!