Blog - Leagan Realty

From Search to Keys How Long Does Buying a Home Take

July 18, 2025 by Lisa Eagan

Buying a home is an exciting journey, but it can also feel overwhelming if you are not sure what to expect. One of the most common questions from homebuyers is how long the process takes from start to finish. The answer depends on several factors, but knowing the general timeline can help you plan and reduce stress.

The Home Search Phase
Finding the right home can take anywhere from a few weeks to several months. This phase includes deciding what you want in a home, searching listings, attending showings, and narrowing down your choices. Some buyers find their perfect home quickly, while others take more time to explore neighborhoods and weigh options. Being clear about your needs and working closely with a knowledgeable real estate agent can help speed this process.

Making an Offer and Negotiations
Once you find a home you want to buy, you will make an offer to the seller. Depending on the market, negotiations can be quick or may involve several rounds. In a competitive market, offers may need to be submitted quickly, and sellers often respond fast. In a slower market, negotiations can take longer as both sides work toward agreement on price and terms.

The Under Contract Phase
After your offer is accepted, the home is considered under contract. This phase typically lasts between 30 to 45 days but can vary. During this time you will complete important steps such as getting a home inspection, securing your mortgage loan approval, and completing any necessary appraisals or surveys. This is also the time to review disclosures and finalize your finances.

Closing and Moving In
The closing process involves signing paperwork and transferring ownership. It usually takes place a few weeks after the under contract period, often around 30 to 60 days from your initial offer depending on your lender and local practices. Once the closing is complete you receive the keys and can move into your new home.

Factors That Can Affect the Timeline
Several things can speed up or slow down the homebuying process. A strong pre-approval for your mortgage can make loan processing faster. Having a flexible closing date can help accommodate the seller’s needs. However, issues such as appraisal delays, title problems, or inspection concerns can extend the timeline. Communication with your agent and lender throughout the process is key to keeping everything on track.

Be Patient and Prepared
Buying a home takes time and patience but being informed helps reduce stress. Understanding the typical timeline and what to expect at each stage will help you feel confident and ready. With the right team supporting you, the process can be smooth and rewarding.

If you are ready to start your home search or want to learn more about what to expect, reach out. I am here to guide you every step of the way.

The Truth About Buying a Home with No Money Down

July 17, 2025 by Lisa Eagan

For many first-time homebuyers, the idea of purchasing a home with no money down sounds too good to be true. It is often advertised as a dream scenario, but the reality is more nuanced. There are options out there that allow for low or no down payment, but they come with specific requirements and considerations. Understanding these options can help you make a smart and informed decision as you plan your path to homeownership.

Understanding No Money Down Programs
There are a few loan programs that offer the possibility of buying a home without a down payment. Two of the most well-known options are loans backed by the United States Department of Agriculture and the Department of Veterans Affairs. These programs are designed to help specific groups of buyers. For example, eligible veterans, active duty service members, and certain members of the National Guard may qualify for the zero-down program through the Department of Veterans Affairs. Similarly, rural and some suburban homebuyers who meet income and location guidelines may qualify for the program backed by the United States Department of Agriculture.

It is important to know that these loans do not mean you will not pay anything at closing. You may still be responsible for closing costs, which can include fees for the appraisal, title, insurance, and other services. However, some sellers may agree to contribute toward closing costs as part of your negotiation, and there are local grant and assistance programs that may help as well.

What to Expect Financially
Even if a program does not require a down payment, that does not mean you can avoid all upfront costs. Lenders will still evaluate your credit, income, and debt to ensure you can afford the monthly payments. It is wise to have some savings set aside for unexpected expenses, home maintenance, or moving costs. No money down does not mean no responsibility. You are still committing to a long-term financial obligation, and being prepared will help you start strong.

Also keep in mind that not putting money down means you are financing a larger loan amount. This may result in higher monthly payments and more interest paid over the life of the loan. It is always helpful to review the numbers carefully with your lender and your real estate agent.

A Realistic Path to Homeownership
No money down programs can be a valuable stepping stone for those who qualify, but they are not the only way to buy a home. If you do not meet the requirements, there are low down payment options and assistance programs that may still make homeownership within reach. The key is to be educated about your choices and work with professionals who will help guide you through the process.

If you are thinking about buying a home and want to know what options are available to you, reach out. I would be happy to answer your questions and help you take the next step toward becoming a homeowner.

Beyond the Mortgage Payment What Homeownership Really Costs

July 16, 2025 by Lisa Eagan

Owning a home is a major milestone and a meaningful investment. It offers stability, personal freedom, and the chance to build equity over time. However, while many buyers focus on saving for the down payment and qualifying for a loan, there are additional expenses that often catch new homeowners off guard. Understanding the hidden costs of homeownership can help you prepare financially and avoid surprises.

Property Taxes and Insurance
Once you own a home, you are responsible for property taxes, which vary depending on your location and the value of your property. These are recurring costs that can increase over time. Homeowners insurance is also required by most lenders and protects your property from damage or loss. Both of these expenses are often included in your monthly mortgage payment, but they can still add up significantly each year.

Maintenance and Repairs
Even a well-maintained home will require ongoing care. From replacing air filters to fixing a leaky faucet, these tasks are part of protecting your investment. Larger repairs, such as a new roof, water heater, or HVAC system, can be costly and are sometimes unexpected. A good rule of thumb is to budget one to two percent of your home’s value annually for maintenance and repairs.

Utilities and Services
As a homeowner, you are now fully responsible for all utilities, including water, electricity, gas, trash collection, internet, and more. Depending on the size and age of your home, these costs can vary. You may also choose to hire services for landscaping, pest control, or regular cleanings, all of which should be factored into your monthly budget.

Appliances and Furnishings
When you buy a home, you may need to purchase or replace appliances such as a refrigerator, washer and dryer, or stove. Furnishing your new space can also be more expensive than expected, especially if you are moving into a larger home. Planning for these purchases ahead of time can help you avoid financial strain after move-in.

Homeowners Association Fees
If your property is part of a planned community or condominium complex, you may be required to pay homeowners association fees. These fees help maintain common areas, amenities, and community standards, but they can be hundreds of dollars per month depending on the location and services provided.

Plan Ahead and Stay Informed
The key to handling the hidden costs of homeownership is to plan ahead. Build a savings cushion, understand your monthly and annual expenses, and prioritize preventive maintenance to avoid larger issues down the road. A trusted real estate agent can help you understand the full financial picture before you buy, so you can move forward with confide

How to Tell If a Home Purchase Price Is Truly a Good Deal

July 15, 2025 by Lisa Eagan

Buying a home is one of the largest investments most people will make. It is exciting, but it can also feel overwhelming, especially when you are trying to decide whether the home you love is priced fairly. So how do you know if you are getting a good deal? The answer involves more than just looking at the listing price. Here are the key factors to consider.

Compare Similar Homes in the Area
The best way to evaluate a home’s value is to compare it to recent sales in the neighborhood. These are often referred to as comparable sales, and they provide a snapshot of what buyers have actually paid for similar properties. Your real estate agent can help you review recent data, including homes with similar square footage, age, condition, and features. If the home you are considering is priced higher than similar homes nearby, there should be a clear reason why.

Evaluate the Condition of the Property
A home that appears to be a bargain on paper may need costly repairs or upgrades. Before you make an offer, look closely at the condition of the roof, windows, plumbing, electrical systems, and appliances. A professional home inspection is essential and can uncover hidden problems. If repairs are needed, you can use that information to negotiate a better price or ask the seller to make the repairs before closing.

Understand the Local Market
Real estate values are influenced by supply and demand. In a hot market with low inventory, homes may sell above asking price because multiple buyers are competing. In a slower market, you may have more room to negotiate. Your agent can help you understand local trends and determine whether the asking price is in line with current conditions. Timing matters, and understanding the broader market helps you make a more informed decision.

Look Beyond the Price Tag
A good deal is more than just the purchase price. Consider factors such as property taxes, insurance costs, and any homeowners association fees. Also think about your long-term goals. If the home is in a location with strong schools, growing job opportunities, and community development, it may offer great value over time even if the price is not the lowest on the block.

Use a Trusted Professional
One of the smartest things you can do is work with an experienced real estate agent who knows the area and can help you evaluate the full picture. A good agent will give you honest advice, provide access to valuable data, and support you during negotiations.

The right home is not always the cheapest one. It is the one that fits your needs, feels like the right place to call home, and makes sense financially based on the market.

What’s Ahead For Mortgage Rates This Week – July 14th, 2025

July 14, 2025 by Lisa Eagan

This was an extremely light release week with only the Consumer Credit Report. The amount of expected credit was expected to rise but only showed half the growth — a sign that things are still in stable condition. The most important reports will be featured with next week’s releases of inflation data in the Consumer Price Index (CPI) and the Producer Price Index (PPI), as well as the Federal Reserve’s Beige book. The Trump Administration has also further extended the pauses on the tariffs which has been a welcome relief.

Consumer Credit
Total U.S. consumer credit growth slowed to a $5.1 billion gain in May, down from a $16.9 billion rise in the prior month, the Federal Reserve said Tuesday. That translates to a 1.2% annual rate in May, down from a 4% rise in the prior month.

Primary Mortgage Market Survey Index
• 15-Yr FRM rates saw an increase of 0.06% for this week, with the current rates at 5.86%
• 30-Yr FRM rates saw an increase of 0.05% for this week, with the current rates at 6.72%

MND Rate Index
• 30-Yr FHA rates saw an increase of 0.08% for this week, with the current rates at 6.35%
• 30-Yr VA rates saw an increase of 0.08% for this week, with the current rates at 6.37%

Jobless Claims
Initial Claims were reported to be 227,000 compared to the expected claims of 235,000. The prior week landed at 232,000.

What’s Ahead
Consumer Price Index, Producer Price Index, and the Beige Book will be huge determining factors on the direction of decisions for the Federal Reserve.

Tips for Selling a Home with Small Bedrooms

July 11, 2025 by Lisa Eagan

When it comes to selling a home, not every room needs to be oversized to impress potential buyers. While large bedrooms may be ideal, smaller spaces can still add value if they are presented well. If your home has compact bedrooms, there are strategic ways to highlight their functionality, comfort, and charm. With the right approach, you can turn a perceived drawback into a unique selling point.

Focus on Function and Purpose
Buyers want to visualize how they will use each room. Help them see the potential of a smaller bedroom by staging it with intention. Consider setting it up as a child’s room, a guest room, or even a stylish home office. Adding thoughtful touches like a small desk or reading nook can help buyers understand the versatility of the space.

Use Light and Color to Create Openness
Light has a major impact on how spacious a room feels. Keep curtains light and airy, or remove them altogether to let in natural sunlight. Use soft, neutral colors on the walls to reflect light and open up the space visually. Mirrors are also a great tool. Strategically placed mirrors can make a small room feel twice its size and add an element of style.

Maximize Storage Solutions
Clutter can quickly make a small bedroom feel even smaller. Make sure the room is clean, organized, and free from excess furniture. Use clever storage solutions like under-bed bins, wall-mounted shelves, or multi-functional furniture to demonstrate how buyers can stay organized without sacrificing space. A tidy room with smart storage can give the impression of more square footage.

Highlight What the Room Offers
While it may be tempting to apologize for the room’s size, focus instead on what it provides. Talk about the quality of natural light, a great view, or the quiet location within the home. If the bedroom is close to a bathroom or has a large closet, make sure to emphasize those benefits.

Stage for Scale
Avoid using furniture that overwhelms the room. Choose pieces that fit the space and leave plenty of room to move around. A twin or full-size bed, rather than a queen, may be more appropriate in a smaller bedroom. Keep decor simple and proportional. A few well-chosen accents can enhance the room without making it feel crowded.

Market the Whole Package
Remember that buyers are looking at the home as a whole. If the living room, kitchen, and main bedroom are spacious, a smaller secondary bedroom will not be a deal-breaker. In fact, some buyers may appreciate a cozier space for guests, children, or hobbies. Focus on the home’s strengths and show how every room serves a purpose.

Selling a home with small bedrooms does not have to be a challenge. With thoughtful staging, smart design choices, and a clear focus on function, you can help buyers see the true potential of every space. The key is to shift the conversation from square footage to livability.

The Pros and Cons of Buying a Vacation Home

July 10, 2025 by Lisa Eagan

The idea of owning a vacation home is a dream for many. Imagine having a personal getaway spot to escape the everyday hustle, a place where you can unwind and make memories with family and friends. While the idea is appealing, owning a second home is a big decision that comes with both advantages and responsibilities. If you are considering purchasing a vacation home, it is important to weigh the pros and cons before moving forward.

The Pros of Buying a Vacation Home

Consistent Access to Your Favorite Destination
One of the biggest advantages of owning a vacation home is the ability to return to a place you love as often as you want. Whether it is a mountain cabin or a beachside retreat, having your own space means you can enjoy familiar comforts and routines while getting away from it all.

Potential for Rental Income
Many vacation homeowners choose to rent out their property when they are not using it. This can help offset mortgage payments, property taxes, and maintenance costs. With the right location and marketing strategy, a vacation rental can generate a healthy stream of income.

Long-Term Investment
Real estate is often a strong long-term investment. A vacation home can appreciate over time, especially if it is in a desirable location. Even if you are not using it year-round, the property may build equity and provide a return if you decide to sell in the future.

Family Legacy and Personal Enjoyment
A vacation home can become a place for generations to gather, creating lasting traditions and memories. Owning a home that your family can return to again and again offers more than just financial value. It is about building a lifestyle.

The Cons of Buying a Vacation Home

Ongoing Maintenance and Costs
A second home means double the upkeep. From regular maintenance to unexpected repairs, the costs can really add up. If the property is far from your primary residence, managing those needs can be especially challenging without local support.

Financing and Insurance Considerations
Securing a mortgage for a vacation home can be more complex than for a primary residence. Interest rates may be higher, and lenders may require a larger down payment. In addition, properties in certain areas, such as coastal regions, may need specialized and more expensive insurance coverage.

Limited Use and Market Fluctuations
Some owners find that they do not use their vacation home as much as they expected. Life gets busy, and travel plans change. Also, vacation destinations can be affected by economic shifts and seasonal demand, which can impact rental income or resale value.

Responsibility When Renting Out
Renting your home to guests can be profitable, but it also comes with responsibility. From cleaning and maintenance to guest communication and local regulations, it can feel like managing a small business. Using a property manager can help, but that comes at a cost.

Owning a vacation home can be a rewarding experience, but it is important to plan carefully. Consider your long-term goals, financial readiness, and lifestyle needs. A real estate professional can help you evaluate options and find the right fit if you decide to make your dream vacation home a reality.

The Benefits of Using a Real Estate Agent and Why You Need a Pro on Your Side

July 9, 2025 by Lisa Eagan

Buying or selling a home is one of the biggest financial decisions most people will ever make. With so much at stake, having a real estate professional on your side is not just helpful, it is essential. A licensed agent brings knowledge, negotiation skills, and peace of mind to the process, helping you avoid costly mistakes and make confident choices.

Expert Guidance from Start to Finish
A real estate agent understands the local market inside and out. From pricing a home correctly to identifying red flags during a showing, agents provide expert advice every step of the way. They keep up with trends, laws, and regulations, which means you benefit from current knowledge and up-to-date strategies.
For buyers, this means access to homes that fit your needs and budget, often before they even hit the public market. For sellers, it means creating a pricing strategy that attracts interest while protecting your bottom line.

Skilled Negotiation You Can Trust
Negotiation is one of the most critical aspects of any real estate transaction. Whether it is securing the best deal on a purchase or managing offers on a listing, agents know how to advocate for their clients. They can identify when to push, when to hold firm, and how to structure offers that stand out in competitive situations.
Without an experienced negotiator, buyers risk overpaying or missing out, while sellers may leave money on the table or face unnecessary delays.

Access to a Professional Network
Real estate agents have access to a wide network of professionals, including mortgage lenders, home inspectors, appraisers, contractors, and closing attorneys. These connections can save you time, money, and stress. Instead of searching for trusted service providers on your own, you can rely on your agent’s recommendations, knowing they are vetted and experienced.

Time Savings and Reduced Stress
Buying or selling a home involves many moving parts. From paperwork and deadlines to showings and inspections, the process can quickly become overwhelming. A real estate agent manages all of it behind the scenes, ensuring nothing falls through the cracks.

They handle all of the communication with other agents, schedule appointments, organize paperwork, and provide regular updates so that you always know where things stand. Having someone take care of the details lets you focus on the big picture and make informed decisions without unnecessary stress.

You Get a Professional Advocate
Above all, your agent is your advocate. They work for you and your best interests. Whether you are a first-time buyer, a seasoned investor, or a seller looking to maximize your return, having a professional on your side helps you feel more confident and protected throughout the process.

Real estate is more than a transaction, it is a journey. Having a knowledgeable, dedicated professional by your side can make all the difference. If you are planning to buy or sell, do not go it alone. Partner with a real estate agent who will guide, support, and advocate for you every step of the way.

How the Pandemic Reshaped Real Estate

July 8, 2025 by Lisa Eagan

More than two years have passed since the official end of the pandemic emergency, but the ripple effects continue to shape how people buy and sell homes. From remote work to rising costs, the real estate landscape has changed, and buyers and sellers need to understand the trends that continue to drive the market.

The shift toward remote and hybrid work has outlasted the pandemic itself. This freedom has allowed many buyers to prioritize lifestyle over commute time. Suburban and rural areas have gained popularity, offering more space and affordability. For sellers in these areas, this has created fresh opportunities to reach motivated buyers who are looking for a change.

Although home prices have cooled in some regions, affordability is still a concern. Many buyers are grappling with higher interest rates compared to the historic lows of 2020 and 2021. This shift has reduced purchasing power and made budgeting more important than ever.

Sellers may notice that buyers are more cautious and strategic. Pricing a home competitively and presenting it in top condition is essential. Buyers, in turn, are carefully weighing their options and often prioritizing long-term value over short-term appeal.

The low inventory that defined the pandemic years has not fully rebounded. Many homeowners are holding on to low-rate mortgages and choosing to stay in place rather than list their homes. This keeps competition strong for the limited number of properties on the market.

However, new construction has started to gain traction in some areas, providing hope for increased inventory in the coming year. Sellers should be aware that they may be competing with brand-new homes and will need to highlight their home’s unique features and value.

Buyers today are not just thinking about the number of bedrooms. They want homes that support modern lifestyles. This includes dedicated office space, energy-efficient upgrades, outdoor areas for entertaining, and smart home features.

Sellers who invest in these kinds of improvements, or who simply highlight them in their marketing, can attract more interest and potentially higher offers.

The real estate market continues to evolve, shaped by changing work patterns, economic pressures, and shifting lifestyle preferences. Buyers are more intentional, and sellers need to be more strategic. Success in today’s market requires flexibility, knowledge, and the right guidance.

Whether you are planning to buy your first home or thinking about selling, understanding the trends that emerged after the pandemic will help you make confident and informed decisions.

What’s Ahead For Mortgage Rates This Week – July 7th, 2025

July 7, 2025 by Lisa Eagan

With next week featuring both the CPI and PPI reports, the release schedule for this upcoming week will be extremely light. This previous week featured a small number of notable data releases. First being the trade deficit which has shown a sharp decline due to the tariff policies, but has increased again with the pause on tariffs. The manufacturing sector has seen growth as well with the PMI Manufacturing data, but inflation also proves to have grown just as much. Lastly, employment numbers have shown a stronger than expected labor market, but there are still expectations that things will cool further.

Manufacturing PMI
The headline index from the report, the seasonally adjusted S&P Global US Manufacturing Purchasing Managers’ Index, improved to 52.9 in June, from 52.0 in May. The latest reading was the highest since May 2022, and indicative of a solid rate of expansion. It was also the sixth successive month in which the PMI has posted above the critical 50.0 no-change mark.

Manufacturers recorded a first rise in production for four months. Growth was the second-steepest since March 2024, surpassed only by February’s near three-year record.

Employment Data
The U.S. added a decent 147,000 jobs in June, pointing to resilience in the labor market. But the pace of hiring has slowed since last year as businesses grapple with trade wars and the crackdown on immigration. About half of the new jobs were created by state and local governments, taking some shine off a seemingly solid report. The private sector only added 74,000 jobs, marking the smallest increase in eight months.

Trade Deficit
The U.S. goods and services trade deficit increased in May 2025 according to the U.S. Bureau of Economic Analysis and the U.S. Census Bureau. The deficit increased from $60.3 billion in April (revised) to $71.5 billion in May, as exports decreased more than imports. The goods deficit increased $11.2 billion in May to $97.5 billion. The services surplus decreased $0.1 billion in May to $26.0 billion.

Primary Mortgage Market Survey Index
• 15-Yr FRM rates saw a decrease of -0.09% for this week, with the current rates at 5.80%
• 30-Yr FRM rates saw a decrease of of -0.10% for this week, with the current rates at 6.67%

MND Rate Index
• 30-Yr FHA rates saw an increase of 0.06% for this week, with the current rates at 6.27%
• 30-Yr VA rates saw an increase of 0.07% for this week, with the current rates at 6.29%

Jobless Claims
Initial Claims were reported to be 233,000 compared to the expected claims of 240,000. The prior week landed at 237,000.

What’s Ahead
An extremely light release week with nothing of note. The following week will feature inflation data with the CPI and PPI reports.