Saturday, January 24 | 1:00–3:00 PM

If you’ve been searching for a home that blends walkable convenience, flexible living space, and meaningful upgrades, this one deserves a spot at the top of your list.

Join us this Saturday for an open house at 109 Herndon Street in Berea, a spacious and thoughtfully updated home located just steps from the heart of town - and now featuring a brand new roof installed in January 2026 for added peace of mind.

A Truly Walkable Berea Lifestyle

One of the most compelling features of this home is its unbeatable location. From your front door, you’re less than half a mile from some of Berea’s most loved destinations, including:

• Boone Tavern
• Berea College
• Tillie Memorial Dog Park
• Boone Square
• Papa Leno’s
• Local shops, dining, and community events

Whether you enjoy morning strolls, evenings downtown, or the ease of leaving your car parked more often, this neighborhood offers the kind of walkability that’s hard to find.

Open-Concept Living with Modern Updates

The upper level welcomes you with vaulted ceilings and an open-concept layout that connects the living room, dining area, and kitchen - perfect for both entertaining and everyday living.

The updated kitchen includes:

• New cabinetry
• Granite countertops
• Stainless steel appliances
• Energy‑efficient windows

Laminate flooring throughout the upper level provides a clean, modern look that’s stylish, durable, and easy to maintain.

Room to Grow with a Flexible Floor Plan

This home offers a layout that adapts easily to a variety of lifestyles.

Upper Level

• Three bedrooms
• The largest bedroom features two closets
• A Jack‑and‑Jill full bathroom connects two bedrooms, offering both privacy and convenience

Lower Level

• Second living / family room
• Fourth bedroom
• Full bathroom
• Large laundry & mechanical room

This lower level is ideal for guests, a home office, workout space, teen suite, or multi‑generational living.

Outdoor Space You’ll Love

Outside, you’ll find a large, mature, wooded lot that provides shade, privacy, and room to relax or play. The yard is fully fenced and includes a separate storage building - perfect for lawn equipment, bikes, or hobbies.

The attached garage features a single overhead door but offers extra depth, making it ideal for:

• Kayaks
• Motorcycles
• Four‑wheelers
• Workshop space
• Additional storage

Major Updates & Buyer Benefits

This home offers more than charm - it delivers important system upgrades and buyer-friendly financing options:

• ✅ Brand new roof – January 2026
• ✅ Heat pump installed in 2022
• ✅ Updated kitchen and windows
• ✅ 3D tour available for virtual viewing
• ✅ USDA / Rural Housing eligible – 100% financing options for qualified buyers

Visit Us This Saturday

Homes in walkable Berea locations with modern upgrades and flexible living space don’t come along often.

We invite you to tour this beautiful property in person:

📍 109 Herndon Street, Berea, KY 40403
🗓 Saturday, January 24
⏰ 1:00–3:00 PM

Come explore the layout, experience the neighborhood, and see firsthand what makes this home such a special opportunity.

If you have questions before the event or would like to schedule a private showing, feel free to reach out. We look forward to seeing you there!

📞 Call or text Amanda Marcum: 859-353-2853

Whether you’re looking for live music, arts, or community gatherings, the last week of January has something for everyone in Madison County and nearby communities. Here’s a roundup of fun and engaging things to do around Richmond and beyond!

🎶 Live Music & Performances

Elvis! The Concert of Kings
📅 Friday, January 26
📍 Renfro Valley Entertainment Center - Mount Vernon, KY
Kick off the week with a rockin’ tribute to the King himself! Elvis! The Concert of Kings brings classic hits and high-energy performances that will have you singing along all night.

The Simon & Garfunkel Story
📅 Saturday & Sunday (Jan 27–28)
📍 EKU Center for the Arts — Richmond, KY
Experience the timeless music and story of one of America’s most beloved duos. This concert-style celebration of Simon & Garfunkel’s legacy blends live performance with multimedia storytelling.

🎭 Arts & Entertainment

Even though most larger concerts and art events outside Madison County are slightly later in the season, you can find a rich mix of creative experiences nearby. Local venues often host smaller art exhibits, live shows, and theater that may not yet be listed on larger calendars — so it’s worth keeping an eye on EKU Center for the Arts and community arts spaces for updates and tickets.

🏔️ Local Spots to Explore Any Time

While not tied to a specific date this week, Madison County’s local attractions are always worth a visit if you’re looking for activities before or after scheduled events:

• Fort Boonesborough State Park – Step back in time at Kentucky’s second oldest European-American settlement and enjoy historical tours, outdoor recreation, and scenic river views just a short drive from Richmond.

📅 Quick Community Calendar Notes

While not event-heavy this specific week, local government and civic meetings can also be a great way to stay involved with community planning and news:

• Madison County Fiscal Court Meeting - A routine local government session where county priorities and community issues are discussed. (Check official county calendar for precise date/time).

❓ Want More Local Event Picks?

This is just a snapshot! Parties, pop-ups, trivia nights, walking tours, and seasonal exhibits often pop up on local calendars. Check with:

• EKU Center for the Arts - for live shows and performances
• Local bars and lounges - for music nights & entertainment
• City of Richmond & Madison County community calendars - for civic and neighborhood events

🏡 Stay Connected to the Community

Madison County has a growing lineup of cultural, entertainment, and community events throughout the year. Whether you’re a longtime resident or newly moved in, exploring local offerings is a great way to meet neighbors and experience all our region has to offer.

Want to know the #1 thing homeowners regret when they sell without an agent? It’s that they didn’t price their house correctly for their current market.

According to the latest data from the National Association of Realtors (NAR), those sellers agree pricing their home effectively was the hardest part of the process.

Top 5 Most Difficult Task for Sellers Who Didn’t Use an Agent:

1. Getting the price right
2. Preparing or fixing up the house
3. Selling within the desired time frame
4. Handling all the legal documents
5. Finding the time to manage all aspects of the sale

And that makes sense. Pricing isn’t as simple as picking a number from an online estimate or copying what your neighbor got last year. It takes real insight into:

• What buyers are actually willing to pay today
• How much competition you have in your area
• What similar homes nearby are really selling for
• How desirable your area or neighborhood is
• The condition of your house

Without that context, it’s easy to overshoot the mark, especially now that buyers can be more selective. And in today’s market, that’ll backfire.

Overpricing Isn’t a Small Mistake, It Snowballs

Your price is part of what shapes a buyer’s first impression. And when it's too high, a chain reaction begins.

If buyers think you’re asking too much, they’re going to turn the other way. And when buyers bypass your house, you'll get fewer showings. Fewer showings lead to fewer offers. And fewer offers usually mean making a price cut to try to draw buyers back in.

And that’s happening a lot lately, especially on homes sold without a pro.

The same NAR report shows most homes sold without an agent (59%) had to reduce their asking price at least once (see the orange in the graph below).

The Part Sellers Don’t See Coming

The trouble is that price cuts don’t always fix the problem. They can attract bargain hunters rather than strong, confident buyers. That's because many buyers see a price drop as a sign there’s something wrong with the house. And that assumption can turn buyers away too.

By the time your house finally sells, you may net less than if you’d priced it correctly from the start. Again, the data backs this up.

NAR shows that homes sold with an agent sell for nearly 8% more than homes sold without one.

That’s not because agents magically add value. It’s because they have the expertise needed to get it right. The price. The prep. The presentation. And the paperwork.

Nail all of that from day one, and you'll be set up to get as much money as you can out of your sale.

So, even though you thought selling without an agent meant saving money, that's not necessarily true. The facts show selling on your own can mean selling for less in the long run. And that may be enough to totally change your perspective.

Bottom Line

Today, the biggest risk of selling without an agent isn’t the paperwork or the hassle. It’s the price. And once pricing goes wrong, it’s hard to course-correct.

Selling your home is one of the biggest financial decisions you’ll make. You deserve to go into it informed and confident.

If you’re considering selling, let Amanda Marcum provide a personalized market analysis so you know exactly where your home stands - before mistakes cost you time and money.

📱 Reach out today at 859-353-2853 for a no-pressure pricing conversation.

Smart pricing now can mean thousands more at closing.

Sunday, January 25 | 1:00–3:00 PM

If you’ve been waiting for a move‑in‑ready home with modern upgrades, smart design, and peaceful outdoor space, mark your calendar. Join us this Sunday, January 25th from 1–3 PM for an open house at 432 Balite Way in Richmond, KY 40475 and see everything this beautiful home has to offer.

Fresh Updates You’ll Love

This energy‑efficient Mark Wilds home is truly ready for its next owner, featuring:

• Brand new carpet (installed 12/17/2025)
• Fresh interior paint (12/17/2025)

These recent updates give the home a clean, modern feel from the moment you walk in.

Open‑Concept Living with a Chef’s Kitchen

The heart of the home is the spacious great room, highlighted by vaulted ceilings and an open layout that flows seamlessly into the dining area and kitchen - perfect for entertaining or everyday living.

The kitchen is designed with cooks in mind and includes:

• Gas range
• Ample countertop space
• Dedicated pantry closet
• Additional overflow pantry storage in the laundry room
• Tile flooring in the dining area

Whether you’re hosting friends or enjoying a quiet night in, this space is built to bring people together.

Private Outdoor Living in a Neighborhood Setting

One of the standout features of this home is the screened‑in porch—an ideal spot to enjoy quiet mornings or relaxing evenings. It offers exceptional privacy while still being tucked inside a neighborhood community.

The exterior also includes:

• Flat, privacy‑fenced backyard
• Storage building for tools, hobbies, or extra space
• Covered front porch

It’s the perfect balance of neighborhood living with your own peaceful retreat.

A Comfortable and Thoughtful Primary Suite

The primary bedroom offers a true retreat, complete with:

• Walk‑in closet
• Separate walk‑in shower
• Soaking tub
• Double‑bowl vanity

Designed for comfort and functionality, it’s a space you’ll enjoy unwinding in at the end of the day.

Smart Features & Energy‑Efficient Extras

This home also includes several valuable upgrades that enhance both comfort and efficiency:

• Security system
• Gas tankless water heater
• Side‑entry man door from the garage

These thoughtful details add convenience and long‑term value.

Join Us This Sunday

📍 432 Balite Way, Richmond, KY 40475
🗓 Sunday, January 25
⏰ 1:00–3:00 PM

Stop by to tour the home, explore the layout, and see the recent upgrades in person. Whether you’re actively house hunting or just beginning your search, this open house is a great opportunity to find out if this could be your next home.

If you’d like more information before the event or need directions, feel free to reach out to Amanda Marcum: 859-353-2853. You can also view the full listing here: https://www.marcumsold.com/search/details/5o8/0/

We look forward to welcoming you this Sunday!

If you’re buying a home, you’ve probably heard the terms “good faith deposit” and “escrow money.” While they may sound technical, they’re actually simple - and very important to understand before you submit an offer.

In this FAQ from Amanda Marcum of the Marcum Sold Team, she breaks down exactly what these terms mean and how they work for buyers here in Kentucky.

Good Faith Deposit vs. Escrow Money: What’s the Difference?

The short answer? There isn’t one.

In Kentucky, good faith deposit and escrow money are interchangeable terms. They both refer to the same thing: money you submit with your offer to show the seller you’re serious about buying the home.

What Does a Good Faith Deposit Do?

Your good faith deposit:

• Is real money you put up when you go under contract
• Is held securely in your realtor’s escrow account
• Shows the seller that you’re committed to moving forward
• Helps “bind” the contract with financial proof of your intent

In other words, it’s your way of backing up your offer with more than just words.

Do You Get the Money Back?

In most cases, yes.

Your good faith deposit is typically:

• Applied toward your closing costs or
• Credited back to you at closing

If a contract falls apart, the purchase agreement will spell out exactly who receives the deposit and under what circumstances. This is why working with an experienced agent - and understanding your contract terms - is so important.

How Much Is a Typical Good Faith Deposit?

In our area, it’s customary for buyers to submit:

About 1% of the purchase price

For example:

• $250,000 home → around $2,500 deposit
• $350,000 home → around $3,500 deposit

The exact amount can vary based on your situation and the strength of your offer.

Why This Matters for Buyers

Understanding your good faith deposit helps you:

• Prepare financially
• Make competitive offers
• Avoid surprises during the contract process
• Feel confident about where your money is going

Buying a home is a big step - and knowing how escrow works is part of making smart, informed decisions.

Have More Questions About Buying or Selling?

Amanda Marcum and the Marcum Sold Team are always happy to help explain the process, step by step.

📞 Call or text Amanda Marcum at 859-353-2853

Whether you’re just starting to look or ready to make an offer, expert guidance can make all the difference.

If you’ve been searching for a home that blends location, flexibility, and major upgrades, this one deserves your attention.

Welcome to 109 Herndon Street, Berea, KY 40403 - a spacious, move-in-ready property in the heart of town, steps from Berea’s most loved destinations and now featuring a brand new roof installed in January 2026.

That’s peace of mind from day one.

A Walkable Lifestyle in the Heart of Berea

One of the biggest highlights of this home is its unbeatable location. You’re less than half a mile from:

• Boone Tavern
• Berea College
• Tillie Memorial Dog Park
• Boone Square
• Papa Leno’s
• Local shops, dining, and community events

Whether you love morning walks, evenings downtown, or having daily conveniences just minutes away, this location delivers.

Open-Concept Living with Thoughtful Upgrades

The upper level welcomes you with vaulted ceilings and an open layout that flows effortlessly between the living room, dining area, and kitchen - perfect for entertaining or everyday living.

The updated kitchen includes:

• New cabinetry
• Granite countertops
• Stainless steel appliances
• Energy-efficient windows

Laminate flooring throughout the upper level offers a clean, modern look that’s both stylish and easy to maintain.

Room to Grow: Flexible Floor Plan with 4 Bedrooms

This home offers space for everyone:

Upper Level

• Three bedrooms
• Largest bedroom includes two closets
• Jack-and-Jill full bathroom connecting two bedrooms for convenience and privacy

Lower Level

• Second living / family room
• Fourth bedroom
• Full bathroom
• Large laundry & mechanical room

This setup is ideal for guests, a home office, gym, teen suite, or multi-generational living.

Outdoor Space You’ll Love

Step outside to enjoy a large, mature, wooded lot that offers shade, privacy, and room to relax or play. The yard is fully fenced and includes a separate storage building - perfect for lawn equipment, bikes, or hobbies.

The attached garage provides extra length beyond the single overhead door, making it great for:

• Kayaks
• Motorcycles
• ATVs
• Workshop space
• Or additional storage

Major Updates That Matter

In addition to its beautiful layout and location, this home comes with valuable system upgrades:

• ✅ Brand New Roof – January 2026
• ✅ Heat pump installed in 2022
• ✅ Updated kitchen and windows
• ✅ 3D tour available for virtual viewing

And for qualified buyers, this property is USDA / Rural Housing eligible, opening the door to 100% financing options.

Don’t Miss This Opportunity

Homes in walkable Berea locations with modern upgrades - and a brand new roof - don’t last long.

If you’ve been waiting for the right combination of charm, space, and convenience, this could be the one.

📞 Call or text Amanda Marcum at 859-353-2853 to schedule your private showing, request the 3D tour, or learn more about financing options.

Check out the full listing here: https://www.marcumsold.com/search/details/5uv/0/

Whether you’re buying your first home, upgrading your space, or relocating to beautiful Berea, the Marcum Sold Team is here to guide you every step of the way.

🏡 Let’s make your next move a confident one.

If you’re looking for a small, exclusive neighborhood that offers privacy, custom homes, and unbeatable convenience, let us introduce you to Rivendell, one of Richmond, Kentucky’s most charming and sought-after communities.

On an episode of On the Road with Marcum Sold, Amanda took us through this lovely neighborhood, and it’s easy to see why Rivendell stands out.

Prime Location with Easy Access

One of Rivendell’s biggest draws is its location. This neighborhood is perfectly positioned for commuters and anyone who values quick access to major routes:

• Just 3.5 miles from the Richmond Bypass campus
• Exactly 3 miles from the Duncannon Exit (Exit 83) when taking Cal East Road under I-75
• Convenient to both Lancaster Road (KY-52) and I-75

For residents, this means enjoying peaceful, country-style living without sacrificing proximity to shopping, dining, work, and schools.

A Small, Custom-Built Community

Rivendell is intentionally small and private, with only 28 total lots. The neighborhood features just three streets, including Malachi Drive and its quiet cul-de-sacs, creating a low-traffic, close-knit environment.

Every home in Rivendell is custom-built, and no two homes are exactly alike. From stunning brick exteriors to thoughtful architectural details, each property brings its own unique character and curb appeal.

Spacious Lots & Beautiful Settings

One of the most noticeable features of Rivendell is how far the homes sit back from the road. Every property offers generous space and privacy:

• All homes sit on at least one acre
• Several properties range from two to three acres
• One notable home spans over six acres, created by combining multiple lots

These expansive lots allow for beautiful landscaping, privacy, and room to truly enjoy outdoor living.

A Well-Maintained, High-End Feel

Residents of Rivendell take pride in their homes, and it shows. The neighborhood is beautifully maintained year-round, even in the winter months. Streetlights add both charm and practicality - a feature many nearby neighborhoods don’t offer.

It’s a peaceful, upscale environment that still feels welcoming and lived in.

Market Activity & Home Values

Homes in Rivendell are rarely available, which speaks volumes about homeowner satisfaction. Over the past two years:

• Only two homes sold
• Prices ranged from $400,000 to $550,000
• Currently, no homes are actively listed

When properties do come on the market, they tend to move quickly due to the neighborhood’s desirability.

Is Rivendell Right for You?

Rivendell is ideal for buyers who value:

• Privacy and space
• Custom, high-quality homes
• A quiet, well-kept neighborhood
• Easy access to I-75 and Richmond amenities

It’s considered one of the more high-end areas in Richmond - and for good reason.

Want to Learn More?

If you have questions about Rivendell, are hoping to buy in the neighborhood, or own a home here and are considering selling, Amanda would love to help. Rivendell is a special place, and having a knowledgeable local expert makes all the difference.

Thanks for tuning in to On the Road with Marcum Sold - and stay tuned for more neighborhood spotlights around Richmond, Kentucky.

Real Stories. Real Results. Why Clients Trust Marcum Sold.

Choosing the right real estate team can make all the difference, whether you’re buying your first home, relocating, or selling a one-of-a-kind property. At Marcum Sold, client satisfaction isn’t just a goal - it’s the standard. The words of past clients tell the story best.

Here’s what recent clients are saying about their experience working with Amanda Marcum and the Marcum Sold team.

Thoughtful Service from Start to Finish

⭐️⭐️⭐️⭐️⭐️
Beca | December 14, 2024

“Loved my experience with this organization 🥰 These folks are so thoughtful and hardworking. 1000% recommend if you are looking to purchase. I would give more than 5 stars if I could 😊”

From the very first conversation, Marcum Sold is committed to making clients feel supported and informed. Thoughtful communication, attention to detail, and genuine care are cornerstones of every transaction - especially for buyers navigating an important life milestone.

Going Above and Beyond for Every Client

⭐️⭐️⭐️⭐️⭐️
April Poindexter | December 14, 2024

“Amanda has been the best realtor we’ve ever had! She goes above and beyond to find you what you want. Couldn’t be happier. Would always use her in Kentucky!”

Real estate isn’t one-size-fits-all. Amanda’s approach centers on listening first, then advocating fiercely for her clients’ goals. Whether it’s finding the perfect home or negotiating on a client’s behalf, going “above and beyond” isn’t the exception - it’s the expectation.

Strategic Marketing for Unique Properties

⭐️⭐️⭐️⭐️⭐️
Kim Dunn | September 16, 2024

“Our property was unique… We wanted a realtor who would market it to the right demographic and present it as an exceptional opportunity… Amanda Marcum did just that.”

Selling a distinctive property takes more than a sign in the yard. It requires strategy, creativity, and deep market knowledge. In this case, Amanda recognized the property’s true value and developed a tailored marketing plan using professional photos, video, and targeted outreach.

“She developed a strategy to get it sold at a premium price… Amanda was determined to get us the best price and did her homework on comp properties… Her team was great to work with, and she handled everything, even as things got complicated.”

This is where experience matters - especially when challenges arise. From pricing strategy to negotiations, Marcum Sold stays hands-on and proactive through every phase of the process.

A Team Clients Recommend Without Hesitation

Across every review, a few themes consistently stand out:

• ✔️ Clear and thoughtful communication
• ✔️ Strong marketing and negotiation strategies
• ✔️ Personalized service tailored to each client
• ✔️ A team that genuinely cares about results

Whether buying or selling, clients trust Marcum Sold to guide them with expertise, integrity, and dedication.

Thinking About Buying or Selling?

If you’re considering making a move and want a real estate experience defined by care, strategy, and results, Marcum Sold is ready to help. Reach out today to start a conversation - and see firsthand why so many clients would “give more than 5 stars” if they could.

📞 Call or text Amanda Marcum at 859-353-2853

Winter in Madison County is full of energy, connection, and experiences for every interest! Whether you’re into networking, fitness, community events, sports, or local culture, there are plenty of ways to get involved and make the most of the season.

Here’s what’s happening in the area beginning January 16^th.

🧠 Monday Live Team Trivia

January 19, 2026 | 6:00–9:00 PM
Rebel Rebel Studio & Lounge | 440 Chestnut Street

Gather your smartest friends (or show up ready to join a team) for a fun night of trivia hosted by Drew of Questionable Activities. Bring your competitive edge, enjoy the cash bar and food truck, and win prizes!

• All ages welcome
• Free to play
• Trivia rounds from 7:00–9:00 PM

📍 A weekly favorite for fun and brain power!

🎤 Tuesday Open Mic

January 20, 2026 | 6:00–10:00 PM
Rebel Rebel Studio & Lounge | 440 Chestnut Street

Showcase your talents or support local performers at this welcoming open mic night. Music, poetry, and performance art take center stage in a supportive community atmosphere. Signups begin at 6 PM; hosted by Erica Chambers.

• No cover charge
• All ages (some material may contain adult themes)
• Cash bar + food truck available

📍 A great way to connect with Richmond’s creative community.

🏃‍♂️ Hope to Cope Day 5K & 1 Mile Walk

January 24, 2026 | 10:00 AM
Whitehall Park | Richmond, KY

Get moving and make a difference at the Hope to Cope Day 5K. Runners and walkers of all levels are welcome to participate in this community-focused event supporting cancer awareness and hope. Bring your friends, family, and sneakers!

• Participants encouraged to register ahead of time
• Medals and refreshments follow the race

📍 A great mix of fitness and purpose.

🏀 EKU vs. Morehead State Basketball Game

January 25, 2026 | 7:00 PM
Alumni Coliseum | Richmond, KY

Support local college athletics as the Eastern Kentucky Colonels take on Morehead State. It’s a spirited night of basketball and community pride that’s fun for fans of all ages.

• Tickets available online or at the door
• Family-friendly atmosphere

📍 Get your game night energy on!

🏛️ Richmond Chamber: Annual Meeting & Awards

January 27, 2026 | 11:00 AM – 12:30 PM
Richmond Chamber of Commerce

Celebrate local business leadership and recognize excellence within the Richmond community at the Chamber’s Annual Meeting & Awards. Connect, network, and learn about what’s next for business in our region.

• Members & guests welcome
• Lunch included with admission for members

📍 Great for networking and staying plugged into the local business scene.

🍷 Wine Down Wednesday

January 28, 2026 | 5:00–8:00 PM
Crafted at Historic Boone Tavern | 100 Main Street

Unwind midweek with $2 off glasses and $5 off bottles at this beloved local tradition. Sip wine on a beautiful porch or cozy inside - this is one of the nicest ways to reset during the week.

• Weekly specials
• Relaxed, social atmosphere

📍 Perfect for date night or a friend catch-up.

Richmond’s Community Pulse: What Makes These Events Worth Your Time

From interactive trivia nights and creative open mic performances to business networking and community fitness events, Richmond’s calendar has something for everyone. These events are more than just dates on a page - they’re opportunities to:

• Connect with neighbors and local leaders
• Stay active and engaged
• Support schools, nonprofits, and athletics
• Make new friends and build community

Want Event Updates Delivered to You?

Richmond’s community calendar is always growing. If you’d like regular updates on local events — from concerts and festivals to professional mixers and family-friendly outings - I’d be happy to include you in my newsletter.

📞 Call or text Amanda Marcum at 859-353-2853 to join our community list or ask about local happenings.

If you’re thinking about selling your house this year, you may be torn between two options:

• Do you sell it as-is and make it easier on yourself? No repairs. No effort.
• Or do you fix it up a bit first – so it shows well and sells for as much as possible?

In 2026, that decision matters more than it used to. Here’s what you need to know.

More Competition Means Your Home’s Condition Is More Important Again

Over the past year, the number of homes for sale has been climbing. And this year, a Realtor.com forecast says it could go up another 8.9%. That matters. As buyers gain more options, they also regain the ability to be selective. So, the details are starting to count again.

That’s one reason most sellers choose to make some updates before listing. 

According to a recent study from the National Association of Realtors (NAR), two-thirds of sellers (65%) completed minor repairs or improvements before selling (the blue and the green in the chart below). And only one-third (35%) sold as-is:

What Selling As-Is Really Means

Selling as-is means you’re signaling upfront that you won’t handle repairs before listing or negotiating fixes after inspection. That can simplify things on your end, but it also narrows your buyer pool.

Homes that are move-in ready typically attract more buyers and stronger offers. On the flip side, when a home needs work, fewer buyers are willing to take it on. That can mean fewer showings, fewer offers, more time on the market, and often a lower final price.

It doesn’t mean your house won’t sell – it just means it may not sell for as much as it could have.

How an Agent Can Help

So, what should you do? The answer isn’t one-size-fits-all. It will depend significantly on your house and your local market.

And that’s why working with an agent is a must. The right agent will help you weigh your options and anticipate what your house may sell for either way – and that can be a key factor in your final decision. 

• If you choose to sell as-is: They’ll call attention to the best features, like the location, size, and more, so it’s easy for buyers to see the potential, not just the projects.
• If you decide to make repairs: Your agent can pinpoint what's really worth the time and effort based on your budget and what buyers care about the most.

The good news is there's still time to get repairs done. Typically, spring is the peak homebuying season, so there are still several months left before buyer demand reaches its seasonal high. That means you have time to make some repairs, without rushing or stressing, and still hit the listing sweet spot.

The choice is yours. No matter what you end up picking, your agent will market your house to draw in as many buyers as possible. And in today’s market, that expertise is going to be worth it.

Bottom Line

While selling as-is can still make sense in certain situations, in some markets today, it may cost you. So, no, you don’t have to make repairs before you list. But you may want to.

Selling your home is a big financial decision - and how you sell it can directly impact your bottom line.
If you’re weighing whether to sell as-is or make a few strategic improvements, let’s talk it through. I’ll help you understand what buyers in our local market are responding to and which option makes the most sense for your home.

📞 Call or text Amanda Marcum at 859-353-2853 to get a personalized selling strategy - no pressure, just clarity.