by Sheila Nanninga | Sep 10, 2026 | Uncategorized
Spring often gets the most attention in real estate. New listings appear, open houses fill the weekends, and buyers rush to find homes before summer.
But the busiest season is not automatically the best season for every buyer.
For someone who is financially prepared and willing to take a thoughtful approach, fall can offer advantages that are easy to overlook.
That may be particularly relevant in 2026.
As September begins, buyers in many markets are seeing a somewhat different environment than they experienced during the most competitive years of the housing market. Nationally, existing-home inventory stood at approximately a 4.6-month supply in July. Late-August data also showed new listings rising while pending sales weakened, giving buyers additional leverage in some markets.
Those national numbers do not guarantee a bargain in every community, but they do illustrate why fall buyers should take a fresh look at their options.
You May Face Less Competition
One of the biggest potential benefits of shopping in fall is a smaller buyer pool.
Families trying to move before a new school year may already have completed their purchases. Summer vacations are over. Other prospective buyers may decide to postpone their search until spring.
That can create breathing room.
Instead of competing with a long line of offers within hours of a property being listed, buyers in some areas may have more time to tour a home, review disclosures, evaluate comparable sales and make a carefully considered offer.
Competition can still be intense for exceptional properties, particularly in low-inventory neighborhoods. But a quieter seasonal market can sometimes give buyers more negotiating power.
Sellers May Be More Motivated
Consider two homes.
One was listed yesterday. The other has been available since June.
The owners may have very different attitudes toward negotiation.
A seller whose property has been on the market for several weeks—or months—may become more receptive to an offer that includes a reasonable price adjustment, closing-cost request, repair credit or flexible closing date.
That does not mean submitting an unrealistic low offer. It means understanding the seller’s situation and writing an offer that addresses what matters to both sides.
Days on market, previous price reductions and comparable sales can provide important clues.
Fall Makes It Easier to Evaluate Certain Features
Buying during fall can also reveal things about a property that are harder to notice on a perfect spring afternoon.
How does the yard handle falling leaves?
Are gutters functioning properly?
Do windows feel drafty?
How much natural light reaches the interior as days become shorter?
Does water collect in certain areas after an autumn rain?
No season reveals everything about a house, but cooler weather can help buyers evaluate features related to heating, drainage, insulation and seasonal maintenance.
A professional home inspection remains an important part of evaluating a property when included in the buyer’s purchase strategy.
More Negotiating Room Can Mean More Than a Lower Price
Negotiation does not begin and end with purchase price.
Depending on local conditions and the strength of an offer, a buyer might discuss closing dates, repairs, seller concessions, appliances or other terms.
Sometimes the best transaction is not the one with the lowest purchase price. It is the one that creates the strongest overall financial and logistical outcome.
This is where experienced guidance becomes valuable. A real estate professional familiar with recent local transactions can help a buyer identify where negotiation may be realistic and where pushing too aggressively could jeopardize the purchase.
Financing Still Matters
Fall opportunities do not erase affordability challenges.
Freddie Mac reported an average 30-year fixed mortgage rate of 6.66% on August 27, 2026. Rates change frequently, and individual borrowers may receive different rates depending on credit, loan type, down payment and other factors.
That is why buyers should begin with the financing conversation rather than waiting until they find the perfect home.
A strong preapproval can clarify your price range and help you compare the true monthly cost of different properties.
Don’t Wait for a “Perfect” Market
Trying to predict exactly where home prices or mortgage rates will be six months from now is difficult.
A better question is whether buying makes sense for your finances, lifestyle and expected time horizon.
If you have stable income, appropriate savings, manageable debt and expect to remain in the home long enough to justify the transaction costs, fall could be an excellent time to explore your options.
The best opportunity may not come during the busiest season. Sometimes it appears when fewer people are looking.
Thinking about buying this fall? Contact me to review current homes for sale, recent local sales and the opportunities buyers may have in today’s market.
by Sheila Nanninga | Sep 10, 2026 | Uncategorized
A cozy, savory-sweet September dinner with apples, onions, herbs, and a simple cider pan sauce.
September is a wonderful time to bring a little fall flavor back to the dinner table without committing to a complicated meal. This one-pan apple cider chicken dinner combines juicy chicken, crisp apples, sweet onions, fresh herbs, and apple cider in a savory sauce that feels seasonal but still works for a busy weeknight.
The best part is the cleanup: most of the cooking happens in a single oven-safe skillet. Serve it with mashed potatoes, rice, roasted vegetables, or a simple green salad for an easy dinner that feels just special enough for a cool September evening.
Recipe at a Glance
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Serves
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Prep
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Cook
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Total
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4
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15 min
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30-35 min
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45-50 min
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Ingredients
For the Chicken
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4 boneless, skinless chicken breasts or 6 boneless chicken thighs
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1 teaspoon kosher salt, plus more to taste
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1/2 teaspoon black pepper
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1 teaspoon dried thyme or 1 tablespoon fresh thyme leaves
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1/2 teaspoon garlic powder
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1 tablespoon olive oil
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1 tablespoon unsalted butter
For the Apple Cider Pan Sauce
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1 medium yellow onion, thinly sliced
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2 crisp apples, such as Honeycrisp, Gala, Fuji, or Pink Lady, cored and sliced
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2 cloves garlic, minced
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1 cup apple cider
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1/2 cup low-sodium chicken broth
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1 tablespoon Dijon mustard
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1 teaspoon fresh thyme leaves or 1/2 teaspoon dried thyme
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1 tablespoon unsalted butter, for finishing
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Optional: 1 teaspoon apple cider vinegar for a brighter finish
Instructions
1. Heat the oven: Preheat the oven to 400°F. Pat the chicken dry with paper towels, then season both sides with salt, pepper, thyme, and garlic powder.
2. Sear the chicken: Heat the olive oil and 1 tablespoon butter in a large oven-safe skillet over medium-high heat. Add the chicken and cook for about 3 to 4 minutes per side, until lightly browned. The chicken does not need to be fully cooked at this stage. Transfer it to a plate.
3. Cook the apples and onions: Reduce the heat to medium. Add the sliced onion to the same skillet and cook for 3 to 4 minutes, stirring occasionally. Add the apples and cook for another 2 to 3 minutes, just until they begin to soften around the edges. Stir in the garlic and cook for about 30 seconds.
4. Build the sauce: Pour in the apple cider and chicken broth, scraping up the browned bits from the bottom of the skillet. Whisk in the Dijon mustard and thyme. Let the mixture simmer for 2 to 3 minutes so the flavors begin to come together.
5. Finish in the oven: Return the chicken and any accumulated juices to the skillet, nestling the pieces among the apples and onions. Transfer the skillet to the oven and bake for 12 to 18 minutes, depending on the thickness and cut of the chicken, until the center reaches 165°F.
6. Finish and serve: Carefully remove the skillet from the oven. Stir 1 tablespoon butter into the sauce. If you prefer a little more brightness, add the optional apple cider vinegar. Taste and adjust seasoning. Spoon the apples, onions, and cider sauce over the chicken before serving.
Kitchen Note: Always use a food thermometer to confirm that chicken has reached a safe internal temperature of 165°F in the thickest part.
Helpful Tips
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Chicken thighs are especially forgiving and stay juicy, but chicken breasts work beautifully if they are similar in thickness.
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Use apple cider rather than apple juice when possible. Cider usually provides a deeper apple flavor that stands up better to the savory ingredients.
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Choose apples that hold their shape when cooked. Honeycrisp, Pink Lady, Fuji, and Gala are all good options.
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For a richer sauce, stir in 2 tablespoons of heavy cream after the chicken comes out of the oven.
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If your skillet is not oven-safe, transfer the sauce, apples, onions, and chicken to a baking dish before the final baking step.
Make-Ahead & Storage
Leftovers can be refrigerated in an airtight container for up to 3 days. Reheat gently on the stovetop or in the microwave, adding a small splash of broth or cider if the sauce has thickened.
You can slice the onions and apples a few hours ahead, but toss the apple slices with a small amount of lemon juice to slow browning. The chicken can also be seasoned earlier in the day and kept refrigerated until cooking time.
A Simple Taste of Fall
This is the kind of dinner that makes the transition from summer to fall feel easy: warm enough for a cooler evening, fresh enough for September, and simple enough for a weeknight.
Pair it with roasted Brussels sprouts, green beans, mashed potatoes, wild rice, or crusty bread to soak up the cider sauce. It is also an easy recipe to double when you are feeding a larger table.
by Sheila Nanninga | Sep 10, 2026 | Uncategorized
Selling a home when buyers have plenty of choices requires thoughtful preparation. As market conditions shift, buyers may take more time to compare properties, making accurate pricing, strong presentation and effective marketing especially important.
Start With the Right Price
Price is one of the most important factors in attracting buyers. An asking price that is too high can cause buyers to overlook your property. A well-prepared comparative market analysis should consider recent sales, current competition, condition, improvements, location and other property features.
Make a Strong First Impression
Fall brings shorter days and changing weather, so presentation matters. Keep entryways well lit, clean windows, maintain outdoor areas and minimize excessive seasonal decorations. The goal is to make your home feel clean, bright and welcoming.
Strengthen Your Online Listing
Most buyers see a home online before visiting. Professional photos and clear listing information should highlight meaningful features such as renovations, layout, storage and outdoor space. Focus on what makes the property valuable rather than relying on generic marketing phrases.
Listen to Buyer Feedback
If your home receives showings but no offers, pay attention to the feedback. Buyers may be signaling concerns about price, condition or presentation. Be prepared to adjust your strategy when the market provides new information.
Make Your Home Easy to Choose
Small improvements can make a difference. Complete minor repairs, declutter, organize closets and make sure the home feels clean and well maintained. These details help buyers focus on the property’s strengths.
Strategy Matters
Homes can sell successfully in the fall when they are priced appropriately and presented well. Before listing, or if your home has been sitting on the market, review current competition and recent sales with your real estate professional.
Planning to sell this fall? Contact me for a fresh look at your home’s pricing, positioning and marketing strategy.
by Sheila Nanninga | Sep 8, 2026 | Uncategorized
Buying a home is one of the biggest financial decisions you can make. With changing home prices, mortgage rates, inventory, and financing options, having a clear plan can make the process easier and more manageable.
Start With a Realistic Budget
Before touring homes, determine what you can comfortably afford. Remember to account for more than the mortgage payment. Property taxes, insurance, utilities, maintenance, HOA fees, and closing costs can all affect your total housing expenses.
Your lender can explain your financing range, but your personal budget should guide the final decision. Choose a payment that leaves room for savings and other financial priorities.
Get Pre-Approved
Mortgage pre-approval can help you understand your financing options and establish a realistic price range. Lenders typically review income, credit history, debts, assets, and other financial information.
Getting pre-approved early can also help you move more efficiently when you are ready to make an offer.
Understand Your Down Payment Options
You do not always need a 20% down payment to purchase a home. Requirements vary by loan program, lender, and financial circumstances.
Depending on eligibility, buyers may have access to conventional, FHA, VA, USDA, or other financing options. Compare your down payment with your savings, closing costs, emergency funds, and long-term financial goals before deciding how much to put down.
Know What You Need in a Home
Think about the features that matter most, such as bedrooms, parking, storage, workspace, layout, and outdoor space. Separate essential features from preferences.
Cosmetic details such as paint, lighting, and some finishes can often be changed later. Knowing your priorities can help you focus on the property’s overall value.
Research the Property
Look beyond the home’s appearance. Review property taxes, disclosures, improvements, major systems, the roof, HVAC, utilities, insurance considerations, and any HOA fees or rules.
Recent comparable sales can also help you evaluate the asking price. A professional home inspection may identify issues that are not immediately visible.
Look Beyond the Purchase Price
The purchase price is only part of the cost. Closing expenses may include lender fees, title-related costs, appraisal and inspection fees, prepaid taxes, insurance, and other transaction expenses.
After closing, plan for regular maintenance and unexpected repairs. Building an emergency fund can help manage these costs.
Compare Mortgage Options
Interest rates, loan terms, fees, and monthly payments can vary between mortgage products. When comparing options, consider the overall cost rather than focusing only on the advertised rate.
Review the loan term, annual percentage rate, closing costs, points, lender credits, payment, and whether the loan has a fixed or adjustable rate.
Make an Informed Offer
An offer involves more than the purchase price. Depending on the transaction, financing terms, closing timeline, inspection provisions, appraisal provisions, earnest money, and seller concessions may also be important.
Review the available information with your real estate professional so you understand the terms before submitting an offer.
Stay Focused Throughout the Process
Buying a home involves deadlines, documents, and many decisions. Avoid making a purchase simply because you feel pressured.
At the same time, understand important deadlines and respond promptly when action is required. The goal is to purchase a home that fits your finances, priorities, and long-term plans.
Prepare for Life After Closing
Homeownership continues after you receive the keys. Create a maintenance schedule, keep important documents organized, and set aside funds for future repairs.
Prioritize improvements over time rather than trying to complete everything at once. Consistent maintenance can help protect the condition and value of your property.
Final Thoughts
Successful home buying starts with preparation. Understanding your budget, comparing financing options, researching properties, and considering the full cost of ownership can help you make confident decisions.
The right home should work with your financial situation, priorities, and long-term plans. Taking the time to prepare can make the home buying process more manageable from start to finish.
Ready to begin? Connect with a real estate professional and mortgage lender to discuss your options and take the next step with confidence.
by Sheila Nanninga | Sep 1, 2026 | Uncategorized
Looking to refresh your living space without breaking the bank? Simple home projects can add personal touches while improving your home’s functionality and appearance. Here are five practical upgrades that can make a noticeable difference in your living space.
1. Paint an Accent Wall
One of the easiest and most impactful home projects is painting an accent wall. Choose a bold color that complements your existing decor and adds personality to the room. An accent wall can create a focal point and make the space feel more dynamic.
Whether you choose a deep blue, vibrant yellow, or sophisticated gray, this project can often be completed in a weekend and can instantly refresh the room.
Tips
- Use painter’s tape to create clean edges.
- Choose high-quality paint for a smooth finish.
- Consider using a stencil for added texture and design.
2. Install Floating Shelves
Floating shelves are a stylish and functional addition to many rooms. They provide extra storage space and can be used to display books, plants, photos, and decorative items.
Installing floating shelves can be a relatively simple project with the right tools and preparation.
Tips
- Use a level to ensure shelves are straight.
- Choose shelves that complement your room’s decor.
- Arrange items in a balanced and visually appealing way.
3. Upgrade Cabinet Hardware
Replacing outdated cabinet hardware with modern pieces is a quick way to refresh a kitchen or bathroom. This simple update can give cabinets a new look while complementing the overall design of the room.
With many styles and finishes available, homeowners can choose hardware that works well with their existing decor.
Tips
- Measure existing hardware before purchasing replacements.
- Choose a finish that complements faucets, light fixtures, and other features.
- Use a template to maintain consistent placement.
4. Create a Gallery Wall
A gallery wall is a creative way to display artwork, photographs, and prints. It can add visual interest and create a personalized focal point.
Frames in different sizes and styles can add depth and character to the display. Keep the layout simple, or expand it over time as you add new pieces.
Tips
- Plan the layout on the floor before hanging frames.
- Combine different frame sizes and styles for visual interest.
- Consider adding mirrors or other decorative elements.
5. Add Under-Cabinet Lighting
Under-cabinet lighting can improve both the functionality and appearance of a kitchen. LED strip lights can provide additional task lighting for cooking and food preparation while creating a modern atmosphere.
This type of lighting can also improve visibility in areas where overhead lighting may not provide enough illumination.
Tips
- Choose LED lighting for energy efficiency and long-lasting performance.
- Follow the manufacturer’s installation instructions.
- Consider using a dimmer or adjustable lighting system where compatible.
Create a More Comfortable Living Space
Simple home projects can make a meaningful difference without requiring a major renovation. Whether you want to add color, improve storage, update cabinet hardware, display artwork, or improve lighting, small changes can help create a more comfortable and functional home.
Before starting any project, consider the cost, materials, tools, installation requirements, and whether professional assistance may be appropriate for electrical or other specialized work.
by Sheila Nanninga | Jul 17, 2026 | Residential | Active
$390,000
Active
This Lovely Home Sits Next to a Beautiful Pond With A Park Like Setting in Coveted North Waterfield Addition.
Lots of easy to clean Roll Out Windows make this home rich with Natural Light. The Kitchen Boasts of Beautiful New Tile Backsplash, New Granite Countertop, New Dishwasher & Microwave, Updated Undermount Stainless Steel Sink. Open Atrium style main living area lets you have a complete view into Family room that has a Remote Controlled Hearth & Home Ducy 3 Vented Gas Log Fireplace and walks out to Private patio & deck with a view of the pond, making it ideal for entertaining. Primary Bedroom and Bath w/walkin closet, new updated ceramic tile shower & floors, & New toilet. NEED 4 BEDROOMS???? Sub level finished & does have window & TWO walkin closets… however window is non-conforming so would be great as den/office/kids game/video room as well. New Wood Fence.
by Sheila Nanninga | Jul 14, 2026 | Residential | Active
$130,000
Active
OPPORTUNITY TO MAKE THIS HOUSE A HOME!! NEEDS TLC AND REPAIR SKILLS, BUT IN THE END, YOU WILL HAVE A GREAT HOME TO ENJOY. A FIREPLACE GRACES THE FAMILY ROOM. THIS HOUSE WAS REIMAGINED FROM A 3 BDRM TO A TWO BDRM TO ALLOW ACCESS TO THE FAMILY ROOM ADDITION. 3RD BEDROOM WAS CONVERTED INTO A FORMAL DINING ROOM WITH ORIGINAL HARDWOOD FLOOR AND A PASSTHRU WINDOW FROM THE KITCHEN, LEAVING THE ORIGINAL DINING AREA TO BE USED FOR AN OFFICE OR STUDY. ORIGINAL HARDWOODS UNDER CARPET. THE BASEMENT NEEDS SOME ATTENTION AND HAS INSIDE ACCESS. CARPORT PROVIDES EXTRA PARKING. FENCED YARD. BRING YOUR IMAGINATION AND INGINEUITY AS THE POSSIBILITIES ARE ENDLESS. Note: The air conditioner went out. HVAC company says the CONTACT went out. Seller is not going to have it fixed. Fan is on but house will not be cool. Refrigerator in kitchen does not work, but the Refrigerator downstairs does. Property being Sold AS-IS.
by Sheila Nanninga | Jul 10, 2026 | OPEN HOUSE | Residential | Active
OPEN HOUSE: Sat, Jul 11, 2026 02:00 PM – 04:00 PM
$400,000
This Lovely Home Sits Next to a Beautiful Pond With A Park Like Setting in Coveted North Waterfield Addition.
Lots of easy to clean Roll Out Windows make this home rich with Natural Light. The Kitchen Boasts of Beautiful New Tile Backsplash, New Granite Countertop, New Dishwasher & Microwave, Updated Undermount Stainless Steel Sink. Open Atrium style main living area lets you have a complete view into Family room that has a Remote Controlled Hearth & Home Ducy 3 Vented Gas Log Fireplace and walks out to Private patio & deck with a view of the pond, making it ideal for entertaining. Primary Bedroom and Bath w/walkin closet, new updated ceramic tile shower & floors, & New toilet. NEED 4 BEDROOMS???? Sub level finished & does have window & TWO walkin closets… however window is non-conforming so would be great as den/office/kids game/video room as well. New Wood Fence.
by Sheila Nanninga | Jun 26, 2026 | OPEN HOUSE | Residential | Active
OPEN HOUSE: Sun, Jun 28, 2026 02:00 PM – 04:00 PM
$400,000
This Lovely Home Sits Next to a Beautiful Pond With A Park Like Setting in Coveted North Waterfield Addition.
Lots of easy to clean Roll Out Windows make this home rich with Natural Light. The Kitchen Boasts of Beautiful New Tile Backsplash, New Granite Countertop, New Dishwasher & Microwave, Updated Undermount Stainless Steel Sink. Open Atrium style main living area lets you have a complete view into Family room that has a Remote Controlled Hearth & Home Ducy 3 Vented Gas Log Fireplace and walks out to Private patio & deck with a view of the pond, making it ideal for entertaining. Primary Bedroom and Bath w/walkin closet, new updated ceramic tile shower & floors, & New toilet. NEED 4 BEDROOMS???? Sub level finished & does have window & TWO walkin closets… however window is non-conforming so would be great as den/office/kids game/video room as well. New Wood Fence.
by Sheila Nanninga | Jun 22, 2026 | OPEN HOUSE | Residential | Active
OPEN HOUSE: Sat, Jun 27, 2026 01:00 PM – 03:00 PM
$400,000
This Lovely Home Sits Next to a Beautiful Pond With A Park Like Setting in Coveted North Waterfield Addition.
Lots of easy to clean Roll Out Windows make this home rich with Natural Light. The Kitchen Boasts of Beautiful New Tile Backsplash, New Granite Countertop, New Dishwasher & Microwave, Updated Undermount Stainless Steel Sink. Open Atrium style main living area lets you have a complete view into Family room that has a Remote Controlled Hearth & Home Ducy 3 Vented Gas Log Fireplace and walks out to Private patio & deck with a view of the pond, making it ideal for entertaining. Primary Bedroom and Bath w/walkin closet, new updated ceramic tile shower & floors, & New toilet. NEED 4 BEDROOMS???? Sub level finished & does have window & TWO walkin closets… however window is non-conforming so would be great as den/office/kids game/video room as well. New Wood Fence.
