What I Say vs. What I'm Actually Thinking (And What It Means for You)

A few days ago I posted a carousel on Instagram about the things I say out loud as a realtor versus what's really going through my head. It was mostly for fun. But the more I thought about it, the more I realized every one of those thoughts is actually advice I give buyers and sellers all the time. I just say it a little more politely.

So here's the longer version. Six things I say, what I'm really thinking, and what it means if you're buying or selling in Morris, Minooka, Coal City, Channahon or anywhere in Grundy County.

1. "Try to look past the belongings and focus on the space."

What I'm thinking: Where do they keep ALL this stuff? 👀

If you're buying: The furniture, the photos, the collection of 40 decorative roosters. All of that leaves. What stays is the layout, the windows, the floors, the roof and the lot. Picture the room empty. And pay attention to closets and storage. If a seller has things stacked everywhere, sometimes that's a sign the storage is tight. Worth noticing.

If you're selling: Most buyers are not good at looking past your stuff. I wish they were. Before photos, pack up anything you won't use in the next couple of months. It's a head start on moving anyway.

2. "It does have a bit of a pet smell."

What I'm thinking: I have six dogs. So if I can smell it, we have a problem.

I love dogs. I live with six of them. My nose is pretty used to dog. So when I notice it at a showing, buyers definitely will.

If you're selling: You go nose-blind in your own house. Everyone does. Ask a friend without pets to be brutally honest (or ask me). Clean or replace carpets, wash the dog beds, open the windows. Heavy air fresheners usually make buyers more suspicious, not less. And have a plan for where your pets go during showings.

If you're buying: A pet smell alone isn't a dealbreaker. Carpet and paint can fix a lot. Just ask what's under the flooring and factor that into your offer.

3. "Don't get discouraged. The right house will come along."

What I'm thinking: I will find you a house even if it's the LAST thing I do.

If you're buying: Losing an offer or touring a pile of houses that aren't quite it is normal. It stings, but it's normal. What helps is getting pre-approved before you start, knowing your must-haves versus nice-to-haves, and being ready to move when the right one shows up. In a market like Morris, that can be a random Tuesday afternoon.

If you're selling: The flip side is that buyers are out there being picky. That's why pricing right from day one matters so much. Testing the market is the most expensive way to sell a home.

4. "Congratulations! We're officially under contract!"

What I'm thinking: YAY! Now let's get everyone to the closing table without anyone losing their mind.

Under contract is a big deal. It's also the start of the busiest stretch. Between contract and closing there's usually an inspection, an appraisal, final loan approval, title work and a final walk-through.

If you're buying: Don't open a new credit card, finance a car or change jobs without talking to your lender first. I've seen that one cause some very stressful weeks.

If you're selling: Keep the house in good shape for the appraiser and inspector, and don't take anything with you that was supposed to stay.

5. "Let's take a closer look at that before we make a decision."

What I'm thinking: My realtor brain has already made a list of 12 things I want to know about this.

A water stain on the ceiling. A crack in the basement wall. An old electrical panel. My advice is the same every time: don't panic, and don't ignore it either. Is it old or active? What's causing it? Does a specialist need to look? That's exactly what the inspection period is for.

If you're selling: If you already know about an issue, disclose it. It's so much easier up front than when a buyer finds it three weeks in.

6. "Let me see what I can find out."

What I'm thinking: Challenge accepted.

Buyers ask great questions I can't always answer on the spot. What have the property taxes looked like? Is it in a flood zone? (A big one for homes near the Kankakee or Illinois River.) Are there HOA rules? Can I put up a fence? Which school district is it in?

I'd rather get you a real answer than guess. So ask. There are no dumb questions when you're making a decision this big.

The part I actually say out loud

Honestly, the whole point is this: I'm thinking about the details so you don't have to carry all of it yourself. Some of those thoughts stay in my head. The advice behind them doesn't.

Quick Answers

Should I clean before listing if I have pets?
Yes. Deep clean carpets and pet areas, wash bedding and air the house out. Have someone without pets do a smell test before photos.

What happens after my offer is accepted?
Usually an inspection, appraisal, final loan approval, title work and a final walk-through before closing.

Is a stain or crack a reason to walk away?
Not automatically. Find out the cause, whether it's active and what it would cost to fix before you decide.

If you're thinking about buying or selling in Morris, Minooka, Channahon, Coal City or anywhere in Grundy County, I'd love to talk it through. Let's connect or send me a message anytime or or call/text me at 815-693-5757. let's talk strategy. No pressure, just good info.

– Christy Schmaedeke 🐾