Tips & Insights
A little bit of everything — design ideas, market insight, tips for getting your home in shape before selling, and so much more.
Welcome to My Tips & Insights
Whether you're getting ready to list your home, dreaming about your next one, or just love a good home idea, this is the spot to find them. Come back often for new posts, fresh market updates, and ideas for your home and your move.
What's Happening in the Market
A note from the field, this fall.
The Kansas City market is shifting as we head into fall. Prices are still climbing, with the metro median now at $350,000, up 8% from a year ago. But fewer homes are changing hands. Closed sales are down almost 8%, and pending sales are down 12% as buyers weigh mortgage rates near 7%.
Homes are still selling, and selling well. The average home goes under contract in about 39 days, and sellers are getting 97.7% of their asking price. Inventory is still tight at about 2.6 months of supply, which keeps the right homes in demand.
For sellers, the takeaway is simple: buyers are pickier, so pricing and presentation matter more than ever. Fresh paint, decluttered spaces and beautiful photography are what separate a home that sells in weeks from one that lingers.
For buyers, fall is a real opportunity. There are fewer people competing for the same homes, and that means room to be selective and to negotiate with confidence. If you've been waiting for the right time to start looking, this season is worth a real look.
Every Last Thing
If it isn't attached to the house, it's got to go.
Going under contract is a thrill. Then comes the part no one gets excited about: getting every last thing out of the house.
You'll pack for weeks. You'll make trip after trip. And somewhere near the end — when the big furniture is gone and the rooms echo — it's tempting to look at what's left and think, the buyers can deal with that. The half-used paint cans in the garage. The scrap lumber in the basement. The lone chair in the corner, the odds and ends in the backs of the cabinets.
They can't. When you signed your contract, you agreed to leave your home empty and broom-clean, free of everything that doesn't convey with the sale. That's not a courtesy — it's part of the deal.
Most buyers do a final walk-through in the hours before closing, and they have every right to find the home exactly as promised. Belongings left behind, trash in the garage, a shed full of "someday" projects — any of it can delay closing, hold up funds, or give the buyer a reason not to sign. By then the movers are gone, and you're back for one more trip you never planned to make.
So treat the last ten percent with the same care you gave the first ninety. The rule is simple: if it isn't attached to the house, it goes. Anything not physically attached is considered personal property, and unless your contract specifically says it stays, it must leave with you. When in doubt, take it or toss it. Leave the buyers nothing to inherit but a clean, empty home ready for their new beginning.
Take care of this last step, and your closing goes smoother — no surprises, no delays, no last-minute trips back.
Thinking about selling in the spring? The best time to start is actually now.
Spring buyers start shopping early, and the homes that shine are the ones whose owners got a head start. Fall and winter are perfect for the things that are hard to do in a rush.
Take care of small repairs and touch-ups now, before the spring rush for contractors. Declutter one room at a time instead of all in one stressful weekend. And talk through pricing and timing early, so you have a plan, not a guess.
When spring comes, you'll be ready, not scrambling. If you're even just wondering, I'd love to answer any questions you may have.
About Those Pets
Loving your pets and selling your home.
I have dogs and cats, so trust me — I know how easy it is for a home to develop "pet smell" without us even noticing. While your house is on the market, a few small habits make a big difference.
Wash pet beds, throws, and food mats every couple of days to keep things smelling fresh. If you have a litter box, scoop it daily and change the litter more often than usual. Once your house goes under contract, you can ease up on the routine — but during showings, fresh matters.
And whatever you do, please don't try to cover pet smells with air fresheners, scented candles, or plug-ins. Buyers are more sensitive to this than you might think — and the first thing they assume when they smell air freshener is that something is being hidden. It's actually one of the top complaints I hear from buyers.
Keep it simple: clean often, ventilate well, and let your house smell like home, not like a perfume aisle.
Featured Tip
Turn your bathroom into a calm spa, in a weekend
You don't need a renovation to make your bathroom feel like a retreat. A few simple changes can completely shift the feel of the space.
Start with the towels — invest in two sets in a single, soft neutral color. White, oatmeal, soft greige. Roll them or stack them, but keep them visible.
Swap your harsh overhead bulb for something warmer — even a single dimmable bulb makes a difference. Add a candle in a clean, sculptural holder near the sink. A small plant on a counter or windowsill brings life. And keep daily clutter (toothbrush, hairbrush, lotions) tucked behind cabinet doors instead of on the counter.
Last touch: a simple, neutral bath mat replaces the printed one you've had for years. Suddenly, the whole room feels considered — like somewhere you go to exhale.
Thinking about selling?
I've created a Seller's Guide for anyone thinking about a move. Text your mailing address to 816-316-6233 or email Lisa@sellwithllhomes.com, and I'll send a copy your way.
Here When You're Ready
Stop by again soon. And if anything you've read here makes you curious about how I work with sellers, give me a call on my direct line at 816-316-6233. The advice on this page is part of what every one of my clients receives — and I'd love to bring it to your home.