9/2/2025

Here are 3 things to consider to help you navigate what you should or should not do prior to listing.

1. If there are maintenance items or simple repairs such as cleaning, caulking edges, or paint touch up, we suggest you do that prior to photos and listing the house. You only have one chance to make a great first impression and these simple things will help with the Wow factor!

Like all sellers, you want your hometo appeal to a wide range of buyers who can afford your asking price. However, to stand out in the market and get TOP dollar you need to make your home look as desirable as possible.

Tried-and-true tactics such as painting, cleaning or replacing carpet and decluttering can go a long way toward achieving this goal. Other simple home staging tips can up your home's WOW factor and lead to a quick sale.

Your Realtor will help you with this as they are not emotionally connected to the decorations you have lovingly placed around your home. Please pack up your personal belongings, you are moving soon and have to pack your things anyway.


2. If you are considering investing $5,000 or more in upgrades, first check to see if that changes the price you will net. Quite often we see that in a Seller's market, it may not be worth investing in because you can still get the money you need without that expense. Now, every situation is different which is why we counsel you through your specific situation so that you can make the best decision for you.

3. Look at the list through the eyes of the Buyer.

If you were looking at your home to purchase, would these items stand out as a problem to you? If so, fix it! Expensive maintenance items like exterior paint, new roofs, overgrown trees, driveway and concrete issues are a scary unknown $$$$ to many buyers.

While this list can help you discern what you should do, I am always just a phone call away to help you navigate that decision making process. Call me to make a game plan to get your house ready to sell!



The last couple years have been abnormal with fewer sales, less inventory available & values changing. New construction is still very popular in Idaho. It is really wonderful to have a brand new home.



Market conditions, politics, interest rates, higher lending costs & uncertainty have definately been a factor in recent Home Sales. Sellers may have longer Days on The Market then we perceive as Normal....



The value of your property today is based on the inventory of properties for sale, the number of buyers available, location, condition & the scarcity of similar properties.



Sellers can achieve a sale only by being competitive on their price.



If you choose to price competitively it will sell!



Buying and selling a home is an emotional purchase with many details. You make the decisions, I control the process. Ensuring all falls into place on the timeline you have selected. My commitment to service and integrity along with my drive to “get it right” ensures you a smooth, successful path to the closing table.

I offer you over 35 years of customer service, business management, sales and negotiating experience. I am honest and enjoy problem solving while delivering to you ethical representation! Investors and homeowners alike appreciate my compassion for their needs as well as my diligence in research and finding answers. Strategy is as important as attending to the details and I delight in helping you with both.



My passion is to work hard for my buyers and sellers. It's so satisfying to see great things happen for them!

Please contact me when you are ready for a satisfying experience for your next Real Estate Transaction. I look forward to helping you when you are ready!

Your referrals are the key to my real estate business!"

Thank you!

Sue Kropf
208-405-5785

2/5/2025

Have you been on the fence about selling your home?

Last year in February we had 3,361 homes active in our multiple listing area and 2,296 homes pending.

This year we have 4,101 homes active and 2,463 homes pending

New construction in 2024 we had 1,431 new homes active and 1,221 pending.

This year so far we have 1,712 new homes active and 1,286 pending.

Although we have higher active inventory, homes that are priced correctly, in great condition and have good floor plans sell quickly and some get multiple offers.

If you are still unsure, reach out, and I can send you a FREE comparative market analysis of your home.

Farzin Safavi
fsafavi@atova.com
208-863-9571

1/2/2025

Becoming a real estate agent later in life has been one of the most transformative experiences of my life. My journey started far from the world of open houses and market analyses. I spent the first 15 years of my adult life in the Air Force, stationed all over the country and even overseas. After leaving the military, I transitioned into the corporate world, becoming what I often jokingly refer to as a "cubicle farmer." For 30 years, I thrived (or survived) in the business world, still kind of looking for my place in the world.

Then COVID hit, and everything changed. Like many others, I suddenly found myself working from home, navigating Zoom calls and email threads from the comfort of my makeshift home office. At first, I loved it. The freedom and flexibility were refreshing after decades of rigid structure. But as time went on, I realized something was missing—connection. My interactions with people became increasingly rare. I jokingly told my wife that if it weren’t for her, my most meaningful conversations would be with cashiers. It wasn’t long before the isolation started taking its toll.

That’s when I decided to make a change. I wanted a career that would get me out of the house, meeting people face-to-face, building relationships, and making a tangible difference in their lives. Real estate checked all those boxes. I’ve always enjoyed helping people, and the idea of being my own boss was undeniably appealing. So, I took the leap.

The transition has been both challenging and exhilarating. There’s a steep learning curve, especially when diving into a completely new industry after decades in a different environment.

I’m still in the early stages of this journey, but I can already tell that real estate has the potential to be the best career I’ve ever had. It’s not just about selling houses; it’s about building connections and creating a sense of community. For someone like me, who spent so much time longing for meaningful human interaction, this career is the perfect fit. I’m excited to see where this path takes me, and I’m grateful for the chance to reinvent myself—proof that it’s never too late to pursue a new dream.

Barry Estes
bestes@atova.com
208-761-4532

12/27/2024

When it comes to real estate, the general feeling is that more is better: more square footage, more land, more amenities, more garage spaces, more, bedrooms, more bathrooms…more, more, more. But when could more actually be a bad thing? Let’s dive in!
As a Realtor part of my job is helping clients list their houses. Often at listing appointments I’m given a tour of the home and offer advice as to what the sellers could do to help sell the home quickly and for the most money. Sometimes there are items needing repair, paint or cleaned, but more often than not my number one tip is to de-clutter. Unfortunately, most homeowners have just too much stuff packed into their spaces. These items take the form of excess décor, bulky furniture, heavy drapes and genuine clutter such as piles of magazines, newspapers, and paperwork. Removing all the extraneous items from a space will immediately make the space more calming to the eye as well as give it a feeling of being, well, more spacious! This will translate to better real estate photos and more positive reactions from potential buyers touring the home. Aim to have all horizontal surfaces (think tables, countertops, dressers and desks) completely clear with the exception of just a few items. Floors are the largest horizontal surface in a home. Besides furniture (and furniture type accessories such as floor lamps) floors should be clear of piles (piles of paper, clothes, boxes, etc). Removing excess wall décor also is extremely helpful in creating a more open and airy space. The bottom line here is less is more!
If you are thinking of listing your home for sale in the next few months, consider asking your Realtor for some de-cluttering suggestions. If removing items and freeing up space in your home seems overwhelming enlist the help of family, friends, or even a professional organizer who specializes in helping people de-clutter. Ultimately having less stuff in your home will hopefully result in more…more interest from buyers and more money in your pocket after the sale!

Dianna Bentley
208-484-1182
dbentley@atova.com

10/7/2024

As we move into the final quarter of the year, the real estate market finds itself at a pivotal crossroads. Recent interest rate cuts have stirred conversations among buyers and sellers, while the looming elections add another layer of complexity. Understanding these dynamics is crucial for anyone looking to navigate the current real estate landscape.

The Impact of Rate Cuts

Recent cuts in interest rates have created a more favorable borrowing environment for potential homebuyers. Lower rates mean lower monthly mortgage payments, which can enhance affordability and attract a larger pool of buyers. This trend is particularly beneficial for first-time buyers and those looking to upgrade, as they can now secure financing at historically low costs.

However, the immediate effects of rate cuts can be twofold. While the lower borrowing costs are enticing, they can also lead to increased competition. As more buyers enter the market, homes may see a rise in demand, which can subsequently drive-up prices. This phenomenon is particularly evident in urban areas, where limited inventory combined with heightened interest can create bidding wars, pushing homes beyond their listed prices.

Seller Strategies in a Changing Market

For sellers, the current climate presents both opportunities and challenges. With lower interest rates, sellers can feel confident that buyers are more willing to engage in the market. However, the competitive landscape means sellers must be strategic in their approach. Pricing a home correctly is crucial; setting a competitive price can attract multiple offers, while overpricing may lead to extended time on the market and reduced interest.

Sellers should also consider how the upcoming elections may influence buyer sentiment. Political uncertainty can make potential buyers hesitant. Many people prefer to wait and see how policies and regulations may impact their financial situations before committing to a significant investment like a home. Thus, sellers should be prepared for fluctuations in demand as the election date approaches.

The Election Factor

Elections can have a profound impact on real estate markets, often causing potential buyers to adopt a wait-and-see approach. Concerns over changes in tax policies, housing regulations, and economic forecasts can lead to increased caution among buyers. If candidates propose policies that might affect homeownership, such as changes in mortgage interest deductions or tax incentives for home buyers, it could significantly influence buying behavior.

Moreover, the outcome of elections can affect overall economic confidence. A stable government is typically seen as a positive sign for economic growth, encouraging investment in real estate. Conversely, uncertainty or contentious elections can create a climate of hesitation, where both buyers and sellers might prefer to wait until after the election results are in.

Looking Ahead

As we approach the end of the year, it’s essential for both buyers and sellers to remain informed about economic indicators and political developments. While recent rate cuts have created a more favorable borrowing environment, the potential effects of the upcoming elections should not be overlooked.

In summary, the current real estate market is shaped by a delicate interplay of interest rates and political dynamics. Buyers should take advantage of lower rates while being mindful of competition and potential uncertainties ahead. Sellers, on the other hand, must strategically position their homes in the market to attract buyers, all while keeping an eye on the electoral landscape. By staying informed and adaptable, both parties can navigate these shifting tides with greater confidence.


Bob Poole
208.870.6931
Bpoole@atova.com

9/27/2024

Why?

There are two sides to every sale; the Seller; typically represented by an agent who has a sign in the yard, and the Buyer; who drives around looking for said signs, or cruises the internet, right? Also your favorite home improvement TV and the internet “z” and “t” sites make it look so easy!

Sellers, keep in mind that when you price your homes, you are comparing your costs to home sales and relative appraisals that typically include agent commissions. When you sell your home by yourself, you are likely going to have to dress it up for showings, attend all showings, defend and negotiate your sales price, figure out the NET in offers you may receive, proof your buyer’s financial ability to actually buy your home, navigate home inspections and achieve relative repairs, address title and contract issues, and coordinate title/escrow needs through signing, closing and funding your sale. And a whole bag of “other” stuff that comes along the way. And all this when you’re trying to move out, and find another home, right? WHEW!

Buyers, you may need an agent other than the one selling the house, because they’re busy SELLING the house! They have the Seller’s best interest in mind, not yours, so you’re going to benefit with an agent that has YOUR interest in mind. Level the playing field!

We, as realtors, are your allies, and bring a wealth of experience and perspective to benefit you in the sale and/or search of your home.

How, then, does one choose a real estate professional?

True, everyone knows a realtor, right? So many of us are either related to one or have a friend who’s a realtor. Alternatively, if you really don’t actually know one, you tend to recognize the names from signs about town, and just like the major fast food chains that sell the most burgers, they must be the best ones, right?

This ‘familiarity’ is the very reason you should look further.

You will benefit to align yourself first and foremost with someone who actually knows the neighborhood you’re selling or looking in. Unfortunately, this isn’t always your daughter’s friend, or your uncle or your best friend’s friend. Even better is to find a realtor who lives it—the schools, the area shopping and services, the character of the homes and of course their true market values. That realtor is your current and/or future neighbor, and they can help you smith out the challenges of selling and/or the benefits of buying there.

As a seller, look at MLS listing photos, remarks and descriptions, ask a realtor how they will market your property. Can they help you prepare your home for sale? How many hooks can they put out in the ocean for you, in order to gain you the very most, and the best exposure you can achieve for your home sale? Are they just going to post a sign in the yard and wait? Or are they going to schedule regular open houses, and advertise the home through various channels? Do they have experience with inspection related repairs that you may be clueless about, and relative timelines involved?

As a buyer, ask how responsive your realtor can be, how and when they will notify you of listings you may be interested in. Ask them how familiar they are with the particular neighborhood you’re looking at, because this matters!!!! Inquire as to how they might maneuver challenging negotiations or multiple offer situations—Are they skilled at investigating the home and its surrounds and potential challenges?

So, no matter who you choose to assist you in selling and/or buying homes, even if it’s your Aunt Marvelous, you should know that you can expect a real estate professional to serve you in these ways and more. Just make sure your Auntie knows the ground you’re walking on. . .

Debowden Bauer
dbauer@atova.com
208-573-4487

7/29/2024

Predictions for the national Real Estate market 2024-2028

Due to the length of the information contained in the article, I constrained the discussion to 2024/2025.
Many factors will affect the housing market in the U.S. over the remaining years of the 2020s, and there is no shortage of pundits with guesses that are all over the map. The common thread to most of these prognostications are no surprise: interest rates and supply of homes. Norada lists some specific ideas that will determine the direction of the market in 2024.

1. A continued rise in prices of homes, but at a much slower pace.
2. An increased supply of homes, most notably from new builds.
3. Mortgage rates to increase. I didn't fully understand this one, as they mention the Fed fund rates will recede. This move may create greater demand, driving up mortgage rates? Seems that tracking the 10-year Treasury is a better gauge of increased/decreased mortgage rates. Let us know your thoughts!
4. The market will remain competitive.

Zillow had predicted a 0.2% decrease in home pricing for 2024.

The moderation in pricing and rates are predicted to bring stability to the housing market. Stable prices will bring in buyers that have been waiting on the sidelines.
According to the National Association of Home Builders, a housing shortage is seen to continue through the end of the 2020s.

Other pricing factors include inflation, economic growth, supply constraints, investor activity, and remote work.

For 2025, we should see a continuation of the factors from 2024, plus the effects of job losses/employment trends, possible recession impacts, household formation (younger adults starting families), and government policy.
Oh yes, and we have an election in November, which may or may not influence the overall economy, filtering through many of the aspects listed above.

Source: U.S. News housing Market Index

Sean Boyle
sboyle@atova.com

5/20/2024

Would you be surprised to know that you can buy a home with just a little over half down and never make a mortgage payment? What kind of nonsense is that??!! The term mortgage is of French Latin derivation, and translates to "dead pledge". Who wants to be paying a mortgage until they die?

The Home Equity Conversion Mortgage (HECM) is an FHA, government-backed financing option for those who are at least 62 years of age. Previously known as a Reverse Mortgage, the HECM helps expel some old, but common misconceptions. Yes, you CAN still sell your home if you have a HECM, and your heirs ALSO may sell your home when you pass. The balance of the mortgage is simply paid off at closing, like any other home loan.

What if you are lucky enough to have paid off your mortgage, but would like to pull some equity from your home? The HECM is quickly becoming a smart financial planning tool, as recognized by many financial advisors. How about drawing some equity to take that trip of a life-time, or even retiring when you would like to, so there's no need to work as a Walmart greeter? Trust me, this can be a game changer for you!

Whether using a HECM for purchase, or for drawing equity, you must continue to pay property taxes and keep your homeowners insurance current, but that is true of any home mortgage situation.

This blogging baby boomer is planning on using it for her next home purchase, so it must be a great option!! It is important to work with a lender who has experience with HECM loans, and I am fortunate to work with several. I would love to direct you to someone who can help make your silver years much more enjoyable!!

Lori Venable
208-761-1603
lvenable@atova.com

5/5/2024

As a Boise Realtor of 30 years, I know the importance of presenting a home with it’s best foot forward, and that can begin with great curb appeal. It’s springtime in Boise and the colors are bursting everywhere. My go to for planning a well-rounded spring garden comes to you directly from Martha Stewart in her Spring Issue of The Martha Blog.

Martha’s flower garden really comes to life during spring. In it, you’ll find flowers of various sizes, colors, shapes, and textures, which add seasonal interest throughout May and beyond. While there are many different types of flowers grown on the farm, there are a few varieties we love to see year after year. Here are some of my and Martha’s favorite spring-blooming varieties, along with a few essential guidelines we keep in mind when planning the flower garden.

Tips for Planting a Successful Spring Flower Garden

There are many ways to create interest in a garden, but these are some of my favorite methods.

Grow a Mix of Perennials and Annuals

In Martha’s garden, you’ll find the perfect ratio of perennials and annuals for her space. Perennials are more work initially, but you’re rewarded with flowers year after year. Some, like roses and peonies, may even last decades, providing numerous flowers over the course of their lifetime.

On the other hand, annuals need to be planted every year, but produce more blooms in a shorter amount of time than perennials. Once they start blooming, they generally don’t stop until they are killed by frost. Since annuals only have about a year to fully complete their life cycles, they often reach the blooming stage quickly and pump out massive amounts of flowers as fast as they can.

Aim for Variety

The best way to add interest to a garden is by growing different types and varieties of flowers. Most flowers come in many different colors, heights, textures, bloom shapes, and sizes, which can be used to make the garden interesting. Choose flowers in contrasting colors, or opt for one color and plant numerous shades of it. Use various heights to provide interest and structure.

Incorporate Unique Foliage

While a flower garden is often all about the blooms, foliage can be just as pretty, so make sure to use it to your advantage when planting a mixed garden. Some plants have naturally more beautiful foliage than others. You can remedy this by planting them amongst and with each other so you can disguise unattractive foliage and allow the flowers to shine.

Martha’s Favorite Spring Flowers to Grow

Some of Martha’s favorite spring flowers grown on the farm include daffodils, alliums, lilacs, herbaceous and tree peonies, poppies, and lupine. Most of these prefer full sun, though some can tolerate a bit of shade. We grow all of these in zone 7 (formerly zone 5).

For a healthy, blooming garden, it’s important to fertilize before, during, and after bloom.
Daffodils are a bulb you plant in fall and they bloom the following spring. They tend to multiply year after year, so the patch will slowly increase in size. Daffodils prefer full sun, and generally bloom in shades of yellow, white, pink, and orange. Once planted, they are extremely low maintenance and undemanding.

At the farm, we have them in a huge border running most of one length of the property, as well as in random clumps and patches throughout different areas. After flowering, we leave the foliage to grow for the season, which creates energy for the bulb to store in fall for next year's blooms.

Alliums are the ornamental members of the onion family. Most produce spheres of various sizes, composed of numerous small florets, usually in shades of purple (though occasionally white or pinkish). They are great for creating focal points in the garden—especially the large sphered varieties—and add stately structure with their straight stems and round tops.

There is a long winding pergola at the farm filled with alliums of various heights, shades, and bloom times, which we marry with camassia, another bulb blooming before and along with the alliums. After blooming, the flower heads of the alliums are often left in the garden to dry on the plant, as they provide some texture and interest. Later on, these may be removed by cutting at ground level to allow for the summer plants, such as lilies, to fill their void.

Lilacs are medium to large shrubs that typically produce blooms in May at the farm. The flowers are in clusters and come in shades of purple, lilac, lavender, pink, blue, and white. They are extremely fragrant, and make beautiful, though short-lived, arrangements. Lilacs are planted from shrubs, which are generally available in the 5 gallon size. They need a few years to get started and root in, but will provide flowers and fragrance for years to come.

We have a set of parallel double rows of lilac shrubs at the farm, in a range of colors and varieties. The majority of these are at least 8 feet tall, with many being much taller. After blooming, the bushes and their large leaves provide a backdrop and structure in the garden.

Peonies come in a couple different forms. The most readily available type is the herbaceous peony, which is a perennial that grows from a root clump. The clump is dormant during the winter, emerges in spring, and grows through summer before dying down completely in fall. The blooms are some of the largest flowers available for cutting and come in all different shades of pink, red, and white.

We also grow tree peonies on the farm. Instead of dying back each year, they form permanent shrubs that you do not prune back. They bloom a bit earlier and on shorter stems than herbaceous peonies. However, the short-lived flowers are usually larger and come in many more colors, including reds, oranges, yellows, purples, pinks, whites, and bicolor.

We have a large square garden of herbaceous peonies arranged in rows for cutting. The tree peonies are in an elongated landscape bed nearby and are grown more for viewing than for cutting.

There are many varieties of poppies to choose from, though the main two types we grow are Oriental poppies and Breadseed poppies. Oriental poppies are fuzzy-leaved perennials that bloom in May. They die back to the ground each year, but are one of the earliest perennials to emerge, and have attractive foliage even when not blooming. While they come in a number of colors, the bulk of the ones we grow are a bright vermillion orange color. We also grow all different types of Breadseed poppies and their hybrids. These come in various colors, combinations, flower forms, and shapes—even blooms on the same plant can have different forms. They are oft Breadseed poppies are planted from their dust-like seeds, either strewn out over a light snow in late winter or when they have been allowed to self seed wherever they wish. They generally bloom in late May and June and range from annuals to short-lived perennials. Bees and other pollinators absolutely love Breadseed poppies. The sometimes fragrant blossoms are usually covered by bees all day long.

Lupine, which usually blooms in May, is a picky flower that has a reputation for being somewhat difficult to grow. Not every year is a good lupine year, it’s usually every second or third year, but when they’re good they’re amazing. They are short lived perennials, but they do self-seed where they are happy. They come in numerous colors and combinations, though the majority of them are shades of pink and purple, with the occasional yellow, white, or bicolor.

I generally let them self-seed outside to establish clumps and patches, while also starting them from seed indoors to refresh and replenish the crop. They produce tall spires of flowers, adding structure and height to the flower garden. They are extremely showy and are one of the flowers that visitors are most amazed with when they are in full bloom. While they can be used as a cut flower, we generally just let them do their thing in the garden.

Martha aka Marty Siebertz
208.336.9600
Msiebertz@Atova.com

4/29/2024

Given the current environment of stubbornly high interest rates and tight inventory, both buyers and sellers are unsure of what to do. Sellers who are contemplating listing their homes are usually faced with the harsh reality of giving up their existing low-interest loan and buying another home at rates hovering around 7%. Buyers are equally unsure of jumping into the market at this time, hoping that if they wait, rates will come down and available inventory will increase.

According to RE/Max Co-founder the housing market is getting closer to the end of an elevated interest rate cycle. However, the Feds have signaled that they may only cut their rates once this year, if at all, which means mortgage rates could remain relatively unchanged until sometime into 2025. While inventory levels in Idaho have improved, they’re only up 1% in active inventory levels from one year ago. And home prices have increased over 2% YTD. So, what should sellers and buyers do?

Both sellers and buyers may simply want to wait before making any decision, but this could mean they’re missing out on opportunities the current market provides. Sellers will benefit from higher asking prices in today’s market, and buyers may discover some deals particularly with new construction that may not be available when market conditions improve.

Of course, sellers may consider staying put and remodeling their homes. Home equity and home equity line of credit (HELOC) loans, both of which are second mortgages, are options. Check with your preferred lender to see which option may work best for you. If you must sell due to a job relocation or life changes, or you decide to sell for other reasons, then working with a reputable agent to get your home “sell ready,” properly priced and marketed is the best way to go. Once your home sells, then typically you become a buyer and may benefit from the following advice.

For buyers, consider the following:
• New construction homes often offer attractive builder incentives/contributions which can be used to offset closing costs or lower your interest rate. Check with your lender to discuss 3-2-1 or 2-1 buydown loans for which the builder will pay the upfront costs.
• For existing homes that need some work and may be offered at attractive prices (e.g., distressed properties like foreclosures and short sales, or properties set for auction) consider renovation loans. You borrow one lump sum that covers the purchase and renovation costs for your new home. You only have to apply for a single loan and pay one set of closing costs, making the whole process simpler and more affordable than in the past. Today, there is a wide selection of these “fixer-upper home loans” to choose from, including the following programs:
o FHA 203(k) Limited
o FHA 203(k) Standard
o Fannie Mae HomeStyle
o Freddie Mac CHOICERenovation
o USDA Renovation Standard
o USDA Renovation Limited
o VA Renovation
Look to your preferred lender to help you navigate the details of these various loan programs to find the one best suited for your situation. An experienced agent can help you find these properties listed in your local MLS or in mainstream listing websites and help register you for property auction alerts.

Remember, the key to your success is working with an experienced agent and a reputable lender. If you don’t have a preferred lender, consult your agent. Your agent usually know several lenders/mortgage brokers who they’ve worked with over the years.

Don’t give up on your dream of owning a home. Although there are hurdles to overcome, thinking beyond the traditional buying process may be your ticket to realizing home ownership sooner rather than later. Good luck on your journey!

Kelly McCune
208.914.5724
kmccune@atova.com