Our team is now equipped with a new tool that helps us identify and remove rental scams that use your listing photos and information.

It is more and more common for fraudsters to use the photos we put up online to make fake rental ads (often with very cheap rent to entice tenants) and scam renters out of a security deposit. Now, with the “Property Shield” tool, we are notified when these posts appear online, and we can quickly use the software to remove them. For example, here’s a snippet of the alert we got for one of Shelley’s recent listings.

Our congrats go out to Shelley's clients, who recently had their offer accepted for a home in their preferred Madison school district. Under Shelley's guidance, they were able to secure the home for $35,000 under the list price. 

(photo courtesy of Step Inside Media)

This is just another example of our buyer clients finding room to negotiate in our August and September market, when inventory predictably rises, and competition from other buyers predictably decreases. Buyers are finding real opportunity right now. 

If you've been wondering what opportunities the fall market might offer you, we can show you what's on the market right now, and what's coming soon, in your preferred location. Reach out for a complimentary consultation. As always,

The Dane County real estate market isn't completely predictable, but there is one thing we can predict: the rise and fall of inventory (the number of homes for sale) throughout the year. 

As the graph below shows, inventory gradually rises as we enter the colder months and bottoms out in spring. This happens every year, and this general trend is predictable.

High inventory means buyers have more choices, and offers may face less competition. To stand out, sellers need to price correctly and choose an agent with honed marketing efforts. Low inventory means buyers have fewer choices and may have to make more concessions to obtain the house they like, leading to an easier and more lucrative sale for the seller.

Inventory is rising; what does this mean for your

There are thousands of realtors in South Central Wisconsin, which means when it's time to hire someone to represent you in the home-buying process, you've got no shortage of candidates. That's a good problem to have — but it also raises an important question: how do you tell a good fit from just another name on a list?

Here are three traits worth looking for as you narrow your search for the right buyer agent. 

(Listing photo courtesy of Step Inside Media.) 

Is the buyer agent GENEROUS with their time? 

A good buyer agent treats your questions as worth answering fully, not just quickly. When you're trying to understand the buying process or make sense of the current market, do they anticipate what you're likely to ask and walk you through

Condo lending rules are changing. We recently covered the details, but here's the short version: to qualify for a conventional loan, most condo associations will need to set aside at least 15 percent of their monthly budget for reserves — up from the current 10 percent. 

 (Listing photo courtesy of Step Inside Media.)

This number has real consequences for both buyers and sellers. So whatever side of the transaction you're on, this should be the first question you ask when you sit down with a set of condo financials:

What percent of the monthly budget goes toward reserves?

If the answer is below 15 percent, it could mean the association isn't yet positioned to qualify for conventional financing — which matters differently depending on where

Acting as your buyer agent, we often uncover issues during showings and inspections that will require future repairs. For example: the roof that needs to be replaced, the chimney that needs to be rebuilt, or the electrical service that needs to be upgraded. 

(a fuse box and electrical panel we recently investigated during a buyer showing) 

When we do find issues, we quickly obtain ballpark repair estimates by consulting with trusted contractors. Sometimes we do this electronically, by sharing photos and/or inspection reports. Other times, we arrange for in-person contractor visits. Either way, we're here to help you gather the timely information you need before you write your offer, and as you negotiate your inspection. 

Here's a good

National data from Keeping Current Matters (KCM) recently reported that 63% of buyers consider a “good” interest rate to be less than 5%. So, what is a good interest rate from a realtor’s perspective?

One way to approach that question is to look at average rates over time. Mortgage interest rates have been between 5% and 10% nearly sixty percent of the time over the last 50 years (KCM). Current rates reflect a return to “normal” in a balanced real estate market. There’s definitely some “good” in that.

The other way to look at the question is what works for you and your family. Do current interest rates help you meet your goals, financial and otherwise? Do they work within your budget? “Good” may be a personal opinion, and in

Most people think spring and summer are the seasons to buy a home. But if you're house hunting in the Madison area, don't forget about the fall — it could be your best window all year. Here are three strong reasons for you to consider buying your Madison area home or condo this fall. 

 (photo courtesy of Step Inside Media)

More homes to choose from

Year in and year out, home and condo inventory peaks in the fall season. Sellers who listed over the summer and haven't found the right buyer yet are often still on the market — which means more options for you when you start your search. 

Less competition for those homes 

While inventory is higher in the fall, your competition from other buyers is lower. The fall season is an opportunity to

Maybe you've been thinking about moving to a new neighborhood, but you'd like to learn more about it before you make your big move. One way to learn more is to spend some quality time in it. 

On a nice day, you might bike or walk the streets of the neighborhood — and even bring your kids or dog. Visit the parks and playgrounds or a coffee shop and spend some time getting to know the feel of the area. 

(The Dudgeon-Monroe Neighborhood in Madison — known for its shops, restaurants, parks and bike path. Photo courtesy of Step Inside Media.)

You might even find yourself striking up a conversation with a neighbor or two — giving you an opportunity to ask questions. How long have they lived there? How do they like it? Most people love talking about

We have just one more month until the beginning of the new school year, which means just one more month of the summer real estate market. Here's our quick preview of what buyers and sellers can expect from the Dane County market this August. 

 (Lunney Lake Farm County Park - Prairie Learning Center) 

Expectations for buyers this August

New listings will enter the market at a more moderate pace in August, but available inventory will continue to grow due to fewer homes going under contract. This means buyers will find some real opportunities to purchase a home from more flexible sellers — with less competition, and for a fair price.  The second half of 2026 will offer some excellent opportunities for buyers who remain patient and persistent