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Waived the Home Warranty to Win the Offer? You Can Still Add One After Closing

In a competitive real estate market, buyers often make sacrifices to stand out. One common strategy? Waiving the home warranty in the initial offer to appear stronger to sellers. But here’s something many buyers don’t realize:

You can still add a home warranty after you close escrow.

What’s a Home Warranty, Again?

A home warranty is a service contract that covers the repair or replacement of major home systems and appliances—think HVAC, plumbing, electrical, water heaters, kitchen appliances, and more. It can be a lifesaver, especially in the first year of homeownership when surprises are most unwelcome.

Why You Might Have Waived It

In a bidding war, every term counts. Waiving the home warranty can be a tempting way to simplify the offer and make it more attractive to the seller. It’s not uncommon—but it does carry risk. If something goes wrong after closing, you could be on the hook for repairs that a warranty might have covered.

The Good News: It’s Not Too Late

If you waived the warranty to win the deal, you can still purchase one yourself after closing. Many home warranty providers allow new homeowners to enroll within 30–60 days after closing—even if a warranty wasn’t included in the sale.

What It Might Cost

A standard home warranty plan usually costs between $300 and $600 per year, depending on coverage. It’s a small investment for peace of mind, especially if your new home has aging systems or older appliances.

When to Consider Adding One

You waived it to make your offer more competitive
The home inspection revealed older systems
You’re a first-time buyer and want extra protection
You don’t have a large emergency repair fund

Winning the home was the goal—and you did it. But protecting your investment is just as important. A home warranty is one way to do that, even after the ink has dried. If you waived the warranty during negotiations, don’t worry—you’ve still got time to add one and enjoy a little more peace of mind.

If you’re considering a move or investment and require a trusted Real Estate Broker, we’re here to assist you. Contact us via email at TEAM@McDanielCallahan.com, complete the form below, or give us a call at 925-838-4300. We are ready to provide expert guidance and support for all your real estate needs. Terry McDaniel DRE License #00941526

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What to Offer on a Home That’s Been on the Market for Over a Month

If you’re house hunting and find a property that’s been sitting on the market for over a month, it’s natural to wonder: Is something wrong with it? Can I make a lower offer?

The answer? Maybe. But not always.

A home sitting unsold doesn’t necessarily mean it’s flawed—it might just be overpriced, poorly marketed, or caught in a slow season. Here’s how to approach your offer with confidence and strategy:

1. Do Your Homework

Before making an offer, have your agent run a comparative market analysis (CMA). Look at:

Recent sales of similar homes in the neighborhood
Current competition on the market
Any price reductions already made

This gives you a data-driven foundation for your offer—especially if you’re thinking of coming in below asking price.

2. Understand Why It’s Still Available

Ask your agent to find out:

Has it had any offers already?
Was there an inspection or financing issue?
What’s the seller’s timeline or motivation?

If the home is overpriced or has minor cosmetic issues, you may be in a position to negotiate. If the seller’s just not flexible, that’s important to know upfront.

3. Consider Offering Less—But Be Respectful

It’s okay to offer less than asking, especially if the market supports it or the home has been sitting for a while. But make a thoughtful offer—not an insult. A well-reasoned offer backed by comps is more likely to be taken seriously than a lowball offer with no explanation.

4. Look for Other Leverage

If the price isn’t negotiable, you might still gain value by asking for:

Closing cost assistance
Flexible closing date
Credits for repairs
Inclusion of appliances or furniture

These extras can save you money and sweeten the deal without changing the price.

5. Don’t Wait Too Long

A home sitting for a month might suddenly get new interest—especially if there’s a price drop or renewed marketing. If you love the home, don’t assume no one else will make a move. Time your offer wisely.

When a home’s been on the market for over a month, it’s an opportunity—but one that needs strategy. Work with your agent, do your research, and make an offer that’s fair, informed, and aligned with your goals.

You might just land a great home at the right price.

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Should You Rebuild Your Deck Before Selling Your Home?

Q: We’re building a new home and plan to sell our current home this December. We’ve lived here for 13 years, and our deck (now 10 years old) is showing signs of wear. We received a quote to rebuild it for $15,000. Our home is in a highly desirable neighborhood with a woods-facing lot, a built-in fire pit, and a playset. Is it worth spending the money to replace the deck, or should we sell as-is?

This is a great—and very common—question for homeowners preparing to sell.

The short answer? It depends.

Ask Yourself These Key Questions:

Is the deck a safety hazard?
If the deck is structurally unsound or visibly dangerous, repairing it might be necessary. Buyers—and their inspectors—will flag safety issues. If it’s just worn, aged, or purely cosmetic, you likely have more flexibility.
How competitive is your market?
In high-demand neighborhoods where homes sell quickly regardless of condition, buyers may be more forgiving. If location is the biggest draw, they may be willing to overlook an outdated deck.
Are buyers expecting move-in ready homes?
In some areas, buyers want a finished product. In others, especially with limited inventory, buyers expect to make some upgrades themselves.
Is the deck a unique feature?
If the deck is custom-built with special design elements or integrated outdoor living features, updating it might hold more value. But if it’s a standard rectangle, buyers might prefer the chance to reimagine the space themselves—especially if they plan to replace it with composite or change the footprint.
What condition is the rest of the house in?
If everything else in your home is updated and turn-key, a tired deck might stand out more. But if there are a few areas that need a little love, the deck becomes just one of many future projects the buyer may accept.

From a Recent Buyer’s Perspective:

Some buyers want to put their own stamp on a home. Replacing a deck with the layout and materials they prefer can be more appealing than inheriting a brand-new wood deck that they feel obligated to maintain or eventually replace.

In short, unless your agent believes the deck is a major deterrent to a sale—or it poses a safety concern—you may be better off pricing the home accordingly and letting the next owners decide what to do with it.

When in doubt, talk to your real estate agent. They’ll understand local buyer expectations and market trends—and they’ll help you balance what to repair vs. what to leave as-is. Sometimes, the best investment before selling isn’t in rebuilding, but in strategic staging and pricing.

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Who Should Pay for Repairs? Navigating Inspection Issues as a Home Seller

You’re selling your home, and the buyer’s inspection report flags one major issue: the oil tank needs to be replaced. You agree with the finding and have already gathered an estimate—around $8,000. Now comes the big question: Who should pay for it?

While your real estate agent can offer advice, it’s smart to think through your options and consider how other sellers might handle this situation. Especially if your home is priced competitively in a cooling market and the buyer made a full-price offer, you want to weigh your choices carefully.

Here are three possible responses you could consider:

1. Cover the Full Cost Yourself

If you’re eager to keep the deal on track and avoid delays, covering the full cost might be the cleanest route. This shows good faith to the buyer and reduces any negotiation back-and-forth.

Pros:

Keeps the sale moving smoothly
Avoids renegotiation or potential fallout
Builds goodwill with the buyer

Cons:

You take on the full financial burden
No guarantee of a higher selling price as a result

2. Negotiate a Shared Cost with the Buyer

If the buyer is motivated and the issue wasn’t factored into their original offer, it’s reasonable to ask them to share in the cost. You could propose splitting the cost 50/50 or offering a seller credit at closing.

Pros:

Reduces your financial hit
Shows you’re being fair and collaborative
Keeps the buyer invested in the deal

Cons:

Requires negotiation, which can delay progress
Buyer might push back or ask for additional concessions

3. Offer a Credit Instead of Doing the Work

If you prefer not to handle the replacement yourself, offering a credit at closing gives the buyer flexibility to manage the repair post-sale.

Pros:

Avoids project delays or logistical headaches
Buyer can choose their own contractor or timeline
Keeps the sale moving forward

Cons:

Buyer may want a larger credit than the repair estimate
Some lenders may require repairs before closing

There’s no one-size-fits-all answer—each real estate transaction has its own rhythm and dynamics. Think about your timeline, your bottom line, and how motivated your buyer is. Open communication and fairness can go a long way toward keeping your deal intact while protecting your interests.

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Real Estate Advice: Bright Walls, Bold Personality… But Will It Sell?

Why Going Neutral Might Be the Smart Move When Selling Your Home

You’ve decided to sell your home. You’ve got bright red in the kitchen, lime green in the guest bedroom, turquoise in the bathroom, and your personal favorite—sunset orange in the office. Every room tells a story. But here’s the big question: Will buyers want to read that story?

Your real estate agent is gently (or maybe not so gently) advising you to repaint with more neutral, cohesive colors before putting the home on the market. You’re wondering: Why? What’s wrong with a little personality? Who’s right here?

Let’s break it down.

Bold Paint Colors = Bold Opinions

Paint is one of the most personal expressions in a home, and bright colors can absolutely make a space feel unique. But when you’re selling, your goal is to appeal to the widest audience possible. Bright, unconventional colors can be polarizing. While you might love your purple dining room, a potential buyer might see it as a to-do list item—or worse, a reason to walk away.

Neutral Doesn’t Mean Boring

Buyers aren’t looking for a blank canvas—they’re looking for a canvas they can imagine themselves in. Neutral tones like soft grays, beiges, and warm whites allow them to see the home’s features instead of getting distracted by the colors. Neutral, cohesive paint also makes rooms feel larger, cleaner, and more move-in ready—all selling points that can influence a faster and higher offer.

So… Who’s Right?

Short answer: Your real estate agent.
They’re not trying to erase your style—they’re helping you position your home for the market. Your favorite colors can always go with you to your next home. Right now, the goal is to showcase your house, not your taste.

Your home’s personality got you through the years—but now it’s time to let buyers imagine their own. A fresh coat of neutral paint is one of the most cost-effective ways to boost your home’s appeal. It’s a small change that can make a big difference in how quickly—and for how much—it sells.

Trust your agent. Go neutral. Let the house speak for itself—and for the buyer’s future.

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Understanding Market Shifts: Why Pricing Based on Sold Comps Matters in Today’s Real Estate

If you’ve been following the housing market over the last few years, you’ve probably noticed some dramatic shifts—prices skyrocketed in many areas shortly after 2020, then started cooling off and correcting in 2023 and beyond. Whether you’re buying or selling, understanding these market dynamics is crucial to making smart real estate decisions.

What’s Really Driving the Market Change?

Many markets, including places like Austin, TX and parts of Arizona, saw home prices nearly double after 2020 due to low interest rates, high demand, and limited inventory. But now, with rising interest rates and more inventory available, the frenzy is calming down.

What’s important to understand is this: the market is correcting itself. This means homes that were once overpriced during the boom are now adjusting to reflect current demand, affordability, and buyer expectations.

The Difference Between “For Sale” Listings and Sold Comps

One common mistake sellers make is pricing their homes based on what’s currently listed for sale rather than what has actually sold recently. Active listings show what sellers hope to get, but sold comparables (comps) show what buyers actually paid.

Focusing on sold comps gives you a realistic picture of the market and helps set a competitive and fair price.

Why Pricing Based on Sold Comps Matters

Avoid Sitting on the Market: Overpriced homes tend to linger unsold. In some markets, especially at higher price points, homes can stay listed for months or even years if pricing isn’t aligned with buyer expectations.
Attract Serious Buyers: Fair pricing based on sold comps invites buyers who are ready and willing to make a move.
Sell Faster: Pricing competitively often results in quicker sales, reducing the stress and cost of carrying a property long-term.
Reflect Market Conditions: Interest rates, buyer demand, and economic factors all influence what buyers are willing to pay. Sold comps account for these realities better than just listing prices.

Don’t Forget the Value of Your Yard and Features

In markets like Arizona, a well-maintained yard can be a major selling point. Outdoor space matters more than ever, so highlight those features. However, also be honest about your home’s interior features. Even if the house is clean and well-kept, outdated or builder-grade finishes may affect the perceived value.

Lessons from Austin: Price Realistically to Sell Successfully

In Austin’s recent market, many homes have struggled to sell because sellers priced them based on past highs or current listings, not on recent sales. Meanwhile, sellers who priced homes according to what’s actually selling—considering interest rates and buyer demand—were able to sell quickly.

If you’re thinking about selling your home, take the time to analyze sold comps carefully. Work with a knowledgeable real estate agent who understands current market trends and can help you price your home to sell. The market may be cooling, but a smart pricing strategy can still get your home sold — and at a price that makes sense.

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What Today’s Market Means for Your Home Listing: Advice from Your Agent

If your home is on the market right now, you might be feeling frustrated—or just plain confused. Showings are slower, buyers aren’t rushing to make decisions, and offers feel like they’re taking forever to come in.

You’re not alone. The market has shifted in recent weeks, and as your agent, I want to give you a transparent view of what’s happening—and what we can do about it.

Buyers Have Options… and They’re Taking Their Time

Gone are the days when a buyer walked through once and made an offer the same day. Just recently, I had a listing where the buyer took 2.5 weeks, viewed the home three separate times, and only then made an offer. This is becoming more common, not because your home isn’t desirable, but because buyers now have time to breathe, compare, and think.

Pricing Is More Important Than Ever

Even comparable sales from just 60 days ago may not reflect what buyers are willing to pay today. The market has slowed noticeably in just the past 2–3 weeks. Homes need to be priced below comps in many cases—sometimes by as much as $20,000—to generate serious interest.

This isn’t about “giving your home away.” It’s about being competitive in a buyer-sensitive market. The right price attracts attention and creates momentum. A stale listing, on the other hand, encourages lowball offers or worse—no offers at all.

The New Build Factor: A Tough Competitor

If you’re in an area with a lot of new construction, there’s another challenge: builders are pulling out all the stops. Some are offering 4.99% interest rates and $20K+ in buyer concessions. That’s tough for resale homes to compete with unless we highlight your unique value and adjust the price accordingly.

So, What Should You Do Right Now?

Be Patient—but Realistic
Yes, this market requires patience. But it also demands action. If showings have slowed or feedback points to price concerns, it may be time to make a strategic reduction.
Focus on Presentation
Make sure your home shows beautifully—inside and out. A well-staged, clean, move-in-ready home is still highly attractive to buyers.
Stay Informed and Flexible
I’ll keep you updated on market changes, buyer behavior, and local competition. The more flexible we can be with pricing and terms, the better position we’ll be in.

Let’s Stay Proactive

This isn’t a “bad” market—it’s just a different one. Homes are still selling, but sellers who succeed are those who adapt quickly, price competitively, and stay committed to the process.

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Buying a Condo or Townhouse: 3 Things to Remember Before You Commit

When it comes to purchasing a condo or townhouse, the process can be exciting, but there are a few unique factors you should keep in mind before making an offer. These types of homes offer a lot of benefits—such as lower maintenance responsibilities and access to amenities—but they also come with some specific considerations. Here are three things to remember before you buy:

1. Can You Rent It Out?

Many condo and townhouse owners view these properties as potential income-generating investments, whether through long-term rentals or short-term vacation rentals. However, not all properties allow for renting, or they may have specific guidelines about how and when you can lease your unit.

Before buying, check the association’s rules or speak with a real estate agent about any rental restrictions. Some Homeowners’ Associations (HOAs) have strict guidelines that limit renting, which could impact your ability to rent the property in the future. Knowing these rules upfront will help you plan your financial future.

2. Understand the HOA Guidelines

HOAs often have strict rules that can dictate everything from the appearance of your property to noise levels and even pet ownership. When buying a condo or townhouse, it’s essential to understand these HOA guidelines before committing.

Take the time to review the HOA’s rules and regulations to ensure they align with your lifestyle. Are there restrictions on what you can do with the exterior of your unit? What about common areas? Also, be sure to ask about any fees associated with the HOA, as they can vary greatly and may impact your overall budget. Some HOA fees cover things like landscaping, exterior maintenance, and amenities like a pool or gym.

3. Consider the Resale Value

While condos and townhouses can be great homes, they may not always have the same resale value as single-family homes. Consider factors such as location, the condition of the property, and whether the HOA is well-managed. A strong HOA with a healthy reserve fund can ensure that maintenance and repairs are properly taken care of, which helps protect your investment.

Additionally, think about the demand for this type of property in your area. Is the neighborhood growing? Are other condos or townhouses in the area appreciating in value? A good real estate agent can help you assess these factors to ensure you’re making a smart investment.

Buying a condo or townhouse can be a great decision for the right buyer, but it’s crucial to understand the unique considerations that come with owning one. If you’re thinking about purchasing a condo or townhouse, be sure to ask about rental restrictions, review HOA guidelines, and consider the long-term resale value of the property.

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The Power of Talking to Neighbors: Why Open Houses Are the Perfect Opportunity

When you attend an open house or run into neighbors out and about, take advantage of the opportunity to ask questions. While it’s easy to focus on the features of the house itself, don’t forget that the neighborhood can be just as important—if not more. Neighbors can offer valuable insights that could make or break your decision to buy a home.

Here’s why talking to neighbors can be a goldmine for information:

1. Get a Feel for the Neighborhood Vibe

Neighbors can give you an inside look at the overall atmosphere of the area. Is it quiet and peaceful, or is there a lot of noise? Is there a sense of community, or do people keep to themselves? You’ll get a better sense of whether the neighborhood fits your lifestyle and preferences.

2. Learn About Local Amenities and Hidden Gems

Neighbors often know the best local spots—whether it’s a hidden park, the best coffee shop, or nearby stores. They can also share details about the proximity of schools, hospitals, or gyms, making it easier for you to assess convenience and accessibility.

3. Find Out About Local Issues

No one knows the ins and outs of a neighborhood like the people who live there. By talking to neighbors, you might uncover potential issues you wouldn’t otherwise know about. Are there ongoing construction projects? Does the neighborhood get flooded often? Are there noise complaints? These insights can help you make a more informed decision.

4. Get the Scoop on the Home’s History

Neighbors are often the first to know about a property’s past. They can tell you if the house has had previous issues, if it was well-maintained, or if there are any upcoming changes that could affect your decision to buy.

5. Build Relationships

Even if you’re just considering buying, getting to know your potential future neighbors can help ease the transition. Building a good relationship early on can give you a sense of community and connection if you do decide to move in. You might even find a welcoming group of people to help you settle in.

6. Ask About the Homeowners

If the property is currently being sold, neighbors might know why the owners are leaving and can share insight on how the home has been maintained. You can learn a lot about a property by simply asking.

When you visit an open house or see neighbors while you’re out, seize the moment to chat. Even casual conversations can lead to valuable information about the area, the home, and the neighborhood dynamics. The more you know, the better prepared you’ll be to make a confident decision.

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Selling Off the MLS: What You Need to Know Before Going Off-Market

When it comes time to sell your home, most sellers list their property on the Multiple Listing Service (MLS). But did you know there’s another option? Selling off the MLS—also known as an off-market or pocket listing—can offer some unique advantages, depending on your situation.

Here’s what to consider before making that decision:

📌 Why Sell Off the MLS?

1. Privacy:
If you don’t want a “For Sale” sign in your yard or don’t want nosy neighbors touring your home, selling off-market offers discretion. This can be appealing to high-profile sellers or anyone wanting to keep the sale quiet.

2. Less Disruption:
You may avoid the constant stream of showings, open houses, and staging. This can make life a little easier, especially if you’re still living in the home.

3. Targeted Marketing:
Some agents maintain buyer databases and may already have a qualified buyer looking for a home like yours. A well-connected agent can match your home with a buyer without ever hitting the MLS.

🚩 Potential Downsides

1. Limited Exposure:
MLS listings are seen by a wide audience, including buyers’ agents, online shoppers, and other brokers. Selling off-market means fewer eyes on your home—and potentially fewer offers.

2. Lower Offers:
With less competition, buyers may not feel the pressure to offer top dollar. On the MLS, bidding wars can drive up your home’s price. Off-market? That’s less likely.

3. Fewer Protections:
Selling outside the MLS can reduce transparency and may leave room for negotiations that favor the buyer. It’s important to work with an experienced real estate professional to protect your interests.

✅ Should You Do It?

The answer depends on your goals. If privacy, flexibility, and convenience are top priorities—and you’re working with a trusted agent—an off-market sale could make sense. But if maximizing exposure and profit are more important, the MLS is probably your best bet.

Talk with your agent about your specific needs to make the most informed decision.

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