Realty Insights: Navigating Carmel, Zionsville and Indianapolis' Northern Suburbs

2026-05-24T14:14:26.075-04:00

Why Are Carmel Homes Sitting on the Market Longer This Spring?

Days on market have nearly doubled since last year. Here's what that actually means for buyers — and what to do about it.

By Diane Brooks · The Brooks Team at FC Tucker · Spring 2026

Avg. days on market in Carmel right now

Avg. days on market last year

+78%

Increase in time to sell, year over year

If you've been watching the Carmel market lately, you may have noticed something: homes are sticking around a little longer. Okay, a lot longer. We've gone from an average of 27 days on market last year to 48 days this spring — and that shift is meaningful whether you're hoping to buy your first home here or you've been thinking about making a move.

So what's going on? And more importantly, what does it mean for you? Let me break it down in plain English.

First, is this bad news?

Not necessarily — it depends on which side of the transaction you're on. The Carmel market isn't crashing. We're not in a fire sale. What's happening is more of a recalibration after a few years of homes flying off the market in days (sometimes hours). Things are settling into something closer to a normal pace, and that's actually healthy for the long-term.

"A market where homes sit for a few weeks isn't broken — it's just giving buyers enough time to actually breathe."

What this means if you're a buyer

This is genuinely good news for you. A few years ago, buyers in Carmel were waiving inspections, writing escalation clauses, and still losing out. That fever has cooled. With homes sitting an average of 48 days, you now have time to:

Buyer advantages right now

Schedule a proper showing without rushing
Get a full inspection without pressure to waive it
Negotiate on price, closing costs, or repairs
Compare a few options before committing
Think through the decision without fear of missing out

Homes are also selling at about 98.32% of asking price right now — which means there's still room to negotiate, but sellers aren't panicking. This is a sweet spot for buyers who are ready and financially prepared.

What this means if you're a seller (or thinking about it)

Here's the honest truth: pricing strategy matters more than ever right now. When homes were selling in under two weeks, a lot of sellers got away with aggressive pricing because demand was so high. That cushion has shrunk. Buyers today are more patient, more informed, and less willing to overpay.

That doesn't mean you can't get a great outcome — it means you need to price right from day one and make sure your home shows well. The good news is that Carmel's fundamentals are still incredibly strong. Top-rated schools, a gorgeous downtown Village, proximity to 465 and all the amenities — this city still sells itself. You just have to let buyers find their way to yes at their own pace.

The bottom line

Whether you're buying or waiting to list, the best move right now is the same: get a real conversation going with someone who knows this market well. Not a Zestimate. Not an algorithm. A human being who can look at your specific situation — your neighborhood, your timeline, your goals — and give you an honest read.

That's literally what I'm here for. I've been in the Carmel and surrounding area market long enough to know what the numbers actually feel like on the ground — and right now, they feel like opportunity for the buyers who are ready to move.

Have questions about what this market means for your move? Let's talk. No pressure, no pitch — just a real conversation about what makes sense for you.

Contact Diane at HomesInIndy@gmail.com

I’m Back! Your New Guide to the Ever-Changing Indianapolis Northside

2026-04-10T08:07:00.000-04:00

It has been five years since my last post here, and if the real estate world has taught me anything since 2006 (the year I started blogging), it’s that a lot can change in a few seasons—let alone half a decade.

While I’ve been away from the keyboard, I haven’t been away from the streets. I’ve been navigating the shifting landscapes of Zionsville, Carmel, Fishers, Westfield, and Noblesville, helping families find their footing in a market that looks very different than it did in 2021.

Why I’m hitting "Publish" again

The way we search for homes has changed. We’re now in an era of instant information and AI-driven searches, but there is one thing an algorithm can’t replace: boots-on-the-ground local perspective. Whether you are looking for the "peace of mind" lifestyle in Carmel, the rapid growth and new construction in Westfield, or the historic, tucked-away charm of Zionsville, I want this blog to be your go-to resource. My goal is to provide:

• Community Deep-Dives: Beyond the school ratings—what is it actually like to live in Fishers vs. Noblesville?

• Market Reality Checks: Real-time updates on interest rates (currently hovering in that mid-5% to low-6% range) and how they affect your buying power right here in Central Indiana.

• Relocation Blueprints: A smoother move isn't just about the house; it’s about knowing the best commute routes, the local "vibe," and the hidden gems only a local Realtor knows.

What’s New in 2026?

The "Circle City" and its northern suburbs are in a season of balance. We aren't seeing the chaotic swings of years past, but rather a steady, intentional momentum. Inventory is finally starting to breathe again, and for those thinking of moving here, the opportunities are more diverse than ever. (In fact, some reports show that the inventory of homes is up 20% over last year--a definite win for Buyers.)

Join the Conversation

If you’ve been following this blog since the early 2000s, thank you for sticking around. If you’re a new reader planning a move to Hamilton or Boone County, welcome!

I’ll be posting regular updates to help you make informed, confident decisions. Is there a specific neighborhood or local topic you’re curious about? Drop a comment below or send me a message—I’d love to cover it in an upcoming post.

Let’s get moving!

Carmel Christkindlemarkt

2021-11-11T12:10:00.004-05:00

Carmel Christkindlemarkt

We all have been waiting way too long for the return of the Carmel Christkindlemarkt after it was canceled in 2020. Rated the top Christmas market in Indiana by the Taste of Home Magazine in 2017, with over half a million visitors, we can only expect the return of the Carmel Christkindlemarkt to be something special this year! The Carmel Christkindlemarkt starts on November 20th and goes on until December 24th. Times for the market are Wednesday and Thursday 4:00 pm to 9:00 pm and Friday, Saturday, Sunday 12:00 pm to 9:00 pm, with special hours November 24th, 12:00 pm to 9:00 pm, December 20th through 23rd 12:00 pm to 9:00 pm and December 24th, 12:00 pm to 3:00 pm. The market is located: at 10 Carter Green, Carmel, Indiana.

With over 50 different vendors, there is something to do for the whole family. Many of the attractions consist of; food and beverages, gift shops, ice skating, and designated photo spots. Some of the favorite traditional foods you can see at the market are Laugenbrezul (a German pretzel), Wursts (a German specialty sausage), Radette (a German swiss dish), Lebkuchen (a German cookie similar to gingerbread), Stollen (a German fruit bread), and Gluhuen (a hot German mulled wine). There will also be many traditional German gifts like; nutcrackers, pyramids, candle arches, incense smokers, Moravian stars, angels, music boxes, nativities, and ornaments. The Carmel Christkindlemarkt also brought a Gluhwein Pyramid in 2018 that continues to come back. The Gluhwein Pyramid is the 1st of its kind in the United States as well. The ice skating at the market is another attraction that brings in many people. The outdoor rink is like a scene out of a movie. According to many of the reviews of the Carmel Christkindlemarkt Yelp page, the market makes you feel as though you are in a Hallmark movie. The admission to skate for adults, it is $9, for kids, it is $6, and there is a $3 rental fee for skates. Reservations are also recommended for the ice rink since there is only a certain amount of skaters allowed on the rink at once.

The Carmel Christkindlemarkt was founded in 2017 by a nonprofit and since has blown up to be, a can’t miss event every holiday season. This year the market will be sponsored by Indiana German Heritage Society, City of Carmel, Ice Miller Legal Counsel, Washington Independent Investment Counsel, Indiana Historical Society, Carmel Clay Schools, Studio M Architecture & Planning, Hotel Carmichael, and CL Coonrod & Co. For more information about the market, you can call 317-559-6608 or go to the website at https://www.carmelchristkindlmarkt.com/.

What your Outdoor Space Needs this Winter

2021-11-11T12:04:00.002-05:00

Chilly weather is here! Are you hosting this holiday season? Are you still wanting to enjoy your outdoor space? Below you will find everything you need this season to transform your chilly backyard into a cozy hosting space for everyone to enjoy.

Lights

Lighting is always a great way to transform your outdoor space, especially in the winter months when it gets darker earlier. String lights can set an ambiance as pathway lights can help light your walkways to each section of your space. Citro candles are another way to keep an ambiance and light your space as well as keep the bugs out!

Layers

To help keep your space warm and cozy it’s always a good idea to add layers. Adding a rug or two to your outdoor space can help keep the floors warm and add an extra layer of warmth. Another must-have item you need in your outdoor space to keep warm is an outdoor blanket. People have also added a patio shade to pull down and help block the wind from their space too.

Heat Source

A fire pit is always a must-have when coming into the fall and winter. When picking out a fireplace consider your space. There are ones you can build into the ground but there are also plenty of others that are portable and can be moved around your outdoor space. Some of the portable fire pits are even safe to use on a deck. When having a fire pit, you’re also going to need wood. A wood rack is a great way to add some decoration to a space. It adds convenience as well when needing to grab more wood to add to your fire. Another great heat source that can be seen being used at restaurants on their outdoor patios is space heaters. Some of the heaters can heat up to 200 square feet!

Entertainment

Lastly, when making the ultimate cozy hosting space this cold season, you have to have items in your outdoor space to entertain guests. A portable projector is a great way to entertain your guests outdoor with a movie, Hulu, Netflix, or even the big game! Also, having oversized yard games are great to entertain guests.

It is easy to ditch your outdoor space in the winter months, but we hope that the list below has helped you find ways to still utilize it and transform your space into the ultimate cozy hosting space. The Brooks Team is so excited to see what our clients do this Winter with their outdoor spaces.

[Heather Braga, 2020] [USTODAY, 2020]

Interior Design Trends 2022

2021-10-26T09:41:00.000-04:00

Interior design is always a favorite to keep up with, especially after buying a home. What colors are we going to use for paint? What type of furniture? What do I want people to feel and think when they walk into my home? Although everyone has their s and taste these are the top trends we see staying for 2022.

One of the top trends we see staying for 2022 is vintage and retro. Any vintage pieces like old mirrors, desks, or couches to add to your home is a must for this coming year. It is a great way to add charm, history, and character to a room. With retro being back, you will likely see a lot of furniture with rounded edges that were once used in the 1980s. This style adds warmth and lightness to a room that hard-edged furniture lacks.

Another trend that will be continuing into 2022 is a nature-inspired look. As many of you already know, you can never have enough greenery and house plants. Not only does it help keep the air in your home clean and fresh, but it also adds interest to a space. Some of the best house plants to have are the snake plant, monster, and palm. Another way to keep a nature-inspired look is by choosing colors that match the materials in your house like stone greys, black, off-white, and natural woods. People are also veering towards more eco-friendly homes by using glass over plastic, reclaimed wood, bioglass, and recycled furniture and items. Adding more windows and natural wood into your home can also give it the nature-inspired feel people are shooting for in 2022.

Minimal will STAY. A huge trend that started in 2020, took over 2021, will STAY once again in 2022. Lightwood, clean lines, simple colors like white, black, and grey, will keep a room looking simple as well as highlight what the space’s purpose is. Another way to reach a minimalistic look is by sticking to one or two materials like wood or steel. Then, add more to the room by playing with textures like velvet which will be a popular one in 2022 as it was in 2021. Keeping a room organic and natural with its basic furniture needs no more or less will also help keep a minimalistic look. Going hand and hand with the minimalistic staying; functionality will also be a huge trend of 2022. Furniture with multiple functions is a must. Ways this can be seen are: Couches with storage compartments, end table with outlets already in them, and speakers used as a design piece.

The use of vertical space will also be seen a lot in 2022. This can be seen in the use of ladders for a bookshelf or blanket ladders, as well as shelving and platforms. Another trend will be patterned floors--- Which will typically be geometric shapes in wood but also tiles. Some colors that will continue to pop in 2022 are green and burnt orange to match the more natural aesthetic that will be reached in 2022.

The Brooks Team is so excited to see how these trends and others play out in 2022 in our customers’ homes as well as designers’ homes.

[Decoriila, 2021] [ Architectures Ideas, 2021]

Paint Trends 2021

2021-10-22T13:20:00.000-04:00

Changing the paint colors in your home can transform your home in many ways. At times it can make a space feel completely different and brand new. Paint color can make a room feel smaller or larger than it really is as well as make a room feel cold or cozy. Depending on what you are trying to do these current paint trends can help you create a space of your dreams.

Ceiling Accent Wall

One of the top trends of 2021 is making your ceiling your accent wall. Many designers are adding some vibrant colors to ceilings, wallpaper, or wood paneling to add a unique look to your space. Some bring the ceiling color down to one wall creating a strip effect to emphasize the wow factor that is created when changing your ceiling color to something other than white.

Camouflage Furniture

Another trend is camouflage furniture. Shelving and benches that may fill a wall in a room are now being painted the same color as the wall making an illusion of it all being one. This trend causes monochrome movements in a space perfect for an office or study.

Textured Walls

Walls with touchable textures, unique patterns, and a wash-like look are popping up on many designers’ pages. The textured walls show your more unique style as well as replace the need to hang up art in a space. This gives the room a minimal look while still showing style and personality. Some of the textures walls that are most popular are adding wood to the wall painted the same color with a box or a stripe design, adding a shiplap wall, or adding a finish like lime wash or tinted plaster causing areas on the wall to be darker and lighter showing subtle movement in the wall.

Minimalist

Simple and minimal has been a huge trend for 2021. Although trends are showing that people are painting walls they normally don’t and furniture to match as well as adding textures they seem to be keeping it minimal by embracing white, black and grey. Many are painting everything all white, grey, or black. From walls to trim, to kitchen cabinets to keep a simple clean look.

Contrasting Trim

Another trend that has been seen in 2021 is contrasting trim. Painting trim like baseboards, crown molding, and window trim a color that is darker or lighter than the color of your walls can emphasize architectural detail in your house. Keeping trim the same color as walls and furniture in your home can start to look bland adding a contrasting color can keep a room interesting and highlight features in your space.

Colored Doors

Adding a bright color to your front door will add curb appeal and personality to your home that many do not realize. Painting your door, a color has been a major trend in 2021. Some colors that have been popular for painting a front door are yellow, teal, and red.

Top Colors

Although white, grey, and black are colors people have been sticking to this year other colors being used are earth tones like green, blue, and clay. These colors can be seen adding subtle pops of colors being used to paint cabinets, small wall space, the backside of a counter, as well as typical accent walls.

Painting a space can be a fun way to add your style and personality to a room. It can also transform a room in many ways. Our team has had fun using some of these trends in our own homes. We are excited to see what our clients do to create their dream spaces in their homes.

[Katie Holdefehr, Real Simple]

[Tim Nelson, Architectural Digest]

[Mikayla Borchert, Family Handyman]

A Dog Event You Don't Want to Miss!

2021-10-18T12:05:00.001-04:00

Who: The Public / Pet Owners

What: Howl-O-Ween; a free event for both people and pups to enjoy the park

When: October 30th, 2021, from 11:00 am to 2:00 pm

Where: Military Park, Downtown Indianapolis (White River State Park)

Since June, there have been a series of “Yappy Hour Events” that run for a couple of hours once a month at Military Park downtown Indianapolis. The events have a partnership with Radio Now 100.9, which comes to every event playing great music. Last month, they gave away free Dan and Shay concert tickets every half hour to anyone who was at the event and entered the free drawing. The concept of the event is to bring pets and their owners together and introduce them to local dog vendors and resources in Indianapolis. The vendors typically hand out free treats, goodies, and coupons to promote their business to anyone who attends. A dog trainer will be there to do dog training demos. Indy Humane will also be there bringing their awareness wagon that not only carries information about what they do but also carries animals that are looking to be adopted. There will also be food carts. Last month, they did a hot dog cart and a beer and seltzer table for anyone of age.

This month though is the last event for this series. Since it is the day before Halloween, the event will have many things that celebrate the holiday. There will be a pet costume contest, apple bobbing, and much more. The event starts at 11:00 am and ends at 2:00 pm. This is a great way to meet other dog owners in our community as well as, local vendors and resources you never knew you needed!

From our team, Brittany and her doodle Phantom will be there. We are excited to see any one of our clients attend with their pets. If you cannot make it, and you are dressing your pets up we would love for you to share photos of them in their costume.

2021-10-15T13:42:00.000-04:00

This year the HGTV Urban Oasis Giveaway is in Indianapolis and we are SO excited! Below is everything you need to know about this Cozy Cottage.

Location

The house can be found in the heart of Broad Ripple, a favorite spot in Indianapolis, full of great culinary eats and mom-and-pop shops you do not want to miss. The city also just recently announced it will be investing $6 million into improvements to Broad Ripple for lighting, sidewalks, greenery, the community center, and more. Already a perfect location with access to the Monon walking trail, many great restaurants, and stores, Broad Ripple will only be getting better for years to come.

Background Information

This cute cottage is located on Evanston and Broad Ripple Ave. It is a 3 bedroom 2 and a half bath with a detached garage and roomy backyard space. It has a forest green exterior with a cozy inviting porch as well as beautiful landscaping. The landscaping is full of greenery and butterfly plants that once developed, will attract many monarchs to the yard. The house will come fully furnished and is valued at over $600,000. It was designed by celebrity designer Brian Patrick Flynn. Flynn has been designing HGTV Urban Oasis since 2016 and continues to blow us away with his unique designs.

Kitchen / Entrance

Stepping into the house from the porch, you will be embraced with a blush mauve color that covers the walls in the entrance, dining room area, as well as the kitchen. Flynn’s inspiration for this house was the 1980’s, and it shows. Instead of a chandler in the dining area, there is a disco ball hanging from the 25-foot ceiling. The majority of furniture is rounded with many different textures. The cabinets in the kitchen are a bleached white oak lit up with vintage brass lights. The kitchen is understated with hints of lavender and greys.

Living Room / Powder Room

Branching off from the kitchen, you will find a powder room that has a dark green geometric wallpaper covering the walls with a white toilet and sink. Also off the kitchen is the living room. The walls and ceiling in this room are all painted a solid gold color with a white brick fireplace on the back wall. This room is filled with 1980’s art and complemented with traditional neutral furniture.

Bedrooms

The main bedroom takes on a much simpler look than the rest of the house. Flynn said he wanted it to feel like the saying “cool, calm, and collected.” With a tall ceiling, the bedroom walls are a soft grey and there are little to no patterns in the room beside the curtains. It is filled with a mix of textures though. It has accents of a pink coral color you will find throughout most of the house. Attached to the main bedroom are a walk-in closet and HUGE bathroom. The bathroom has a large walk-in shower with a deep-seated tub to the left of it. Above the tub, you will see an art gallery with more 1980’s inspired art. The walls are white, with more touches of the coral pink in the art, and the cabinets are accented with brass on all the fixtures like the mirrors and handles.

Going onto the other bedrooms, you will go down a dark coral-colored hallway with matching trim to a bedroom the same color but with blush trim. The bedding includes the same color palates with a vintage light wood desk next to the bed. The next guest bedroom has the same color as well with matching trim accented with a lighter green. Flynn in the tour video said he wanted both rooms to be filled with color and to feel cozy. The bathroom for these two rooms is all black. The tub, toilet, tile, and wall color are all black brought together with a little bit of light with a piece of art that also has accents of black.

Back Yard / Garage

Stepping back outside there is a cozy back patio with seating for six. The basic furniture is simple and sleek but the 1980’s feel from the house is brought back out to the patio with throw pillows and blankets matching the color scheme used in the house. To the side of the back patio, there is a walkway that connects to the driveway and the garage. The garage is a single-car garage intended to be used for a garage party space. With more rounded-shaped furniture that is stain proof, a beautiful light fixture above the coffee table, this space is perfect for guests to hang out. If you go a little further into the backyard, you will find an outdoor dining space. The space is next to a mature tree and has lights above it going from the tree to two posts on the other side.

This house is truly a beauty. It has a unique design that fits into the Broad Ripple area perfectly. The public can enter to win this beautiful home and an exciting prize package that goes with it by going to the Urban Oasis 2021 Giveaway website and link. The Brooks Team would love to hear what you thought about this house and the giveaway that is going on in our beautiful city!

Ready to Downsize? Must-Know Tips for Seniors

2020-05-20T10:09:00.000-04:00

Source: Pixabay

If you are an empty-nester getting ready to retire, you might be wondering if it’s time to declutter, sell your property, and move into a smaller house instead. You probably have questions about where to move, what you should keep, and how to manage the financial aspects of downsizing. For practical advice about downsizing for seniors, check out these invaluable guides!

Where Should You Move?

Which Type of Housing Is Best for You?

When House Hunting, How to Assess a Neighborhood

Should You Retire Abroad? 13 Things to Consider

Financial Considerations

What Is the Assessed Value of a House?

How to Help an Elderly Loved One Downsize

6 Steps to Successfully Selling Your Furniture Online

Essential Advice for Downsizing

10 Investigative Questions to Ask a Home Seller

Veterans: Support for Securing a Mortgage

A Buyer’s Guide to Open House Etiquette

Pare Down Your Belongings

How to Get Rid of Clutter

7 Reasons Small Spaces Are the Best Spaces

8 Top Minimalist Living Tips

Getting Ready for Moving Day

Should You Buy First and Sell Second?

Budget $2,300 on Avg. for Full-Service Movers

When You Need Self-Storage, and When It’s a Terrible Investment

For seniors, making the decision to downsize isn’t always easy — moving can be emotional, and going through your belongings can take a while. Doing your research before diving in will simplify the process. Once you adjust to living with less square footage, you’ll begin to appreciate all of the benefits of downsizing!

Written by Andrea Needham

This Is the Biggest Challenge Seniors Face as They Downsize

2019-10-25T12:16:00.003-04:00

For seniors who have lived in one place for many years, the task of downsizing and picking up
to move can be daunting. But if you plan to move—whether with family, into an assisted living or
senior community, or just into a smaller home—you should think about what to do with the
house you’re leaving behind.

Choosing to Sell Can Earn You One-Time Profits

If your mortgage is paid off—or the market is excellent in your area—selling can prove
profitable. Deciding to sell your house involves letting go forever, though.

If you want to sell, look at your neighborhood’s current property listings and the average cost
homes are selling for (in Carmel, that number is $332,000). Consult a real estate agent for
advice on how to price your home. A knowledgeable agent can also provide insight into the
current market in your area.

Appraising your home is another step that can provide information to guide your decision to sell
(or not). An appraisal is an unbiased opinion about how much your home is worth. Of course,
you may find that your property is not as valuable as you thought—at which point other options

apart from selling come into play.

Opting to Become a Landlord Might Mean Consistent Income

Another option when you plan to move is renting your home out. If you have paid the mortgage
off already, rental income can be beneficial—especially in retirement. However, if you still owe
on your home, you’ll need to investigate the local rental market for pricing trends.

Low rental income that doesn’t cover the mortgage leaves you paying for a home you won’t be
living in. Plus, unless you plan to manage the rental yourself, you will need to pay an agency to
handle the lease for you. Fees for property managers or agencies typically range between four
and ten percent of the monthly rental rate, according to The Balance.

The Balance suggests hiring a property manager in certain scenarios, such as if your new home
is far away from the property, you have little experience as a landlord, or you don’t want the

challenge of interacting with tenants.

Passing Your Home to Family Presents Unique Challenges

If you find it challenging to sell your home but don’t want the hassle of renting, there is another
option. Keeping your home in the family can prove to be a smart financial and personal
decision. You don’t lose the emotional ties to the home, and you also don’t have to oversee the
maintenance of the property.

You can charge family members rent, or you can offer them a place to live for free. In exchange,
they can manage the upkeep of the home and keep it in good repair. Renting to family can
present unique tax challenges, Forbes states, so it’s crucial that you understand the tax laws
surrounding your rental agreement.
In short, charging a family member less than the “fair market” rental price means you cannot
use rental expenses as a deduction. At the same time, you must still pay income tax on the rent
you receive.

Alternatively, you can also transfer real estate to your child or another family member. However,
the process quickly becomes complicated. In most cases, if you give a home to a relative, they
must pay a gift tax on the amount the real estate is worth.
Strategies such as selling the house for $1 (or another menial amount) don’t bypass this tax
issue, either. SF Gate highlights. The difference between the house’s value and the sales price
is still considered a gift. Also, if your relative later sells the home, they must pay a capital gains
tax on the proceeds.

Ultimately, you can choose to leave your property to relatives with fewer tax problems if you
place it in a trust. However, this option means you still own the home until you pass away. Then,
your family member takes ownership of the house. There are also legalities to the process that
are difficult to navigate.

While moving out of the family home is common for seniors, what to do with the property is a
deeply personal decision. Whatever you decide, it’s vital that you feel good about the choice

and do what’s right for you.

Photo via Pixabay.

Written By:
Jim Vogel
Elderaction.org

The Cost of Repairs---To Do or Not to Do?

2017-08-25T15:40:00.000-04:00

Hmmm, What does that title mean? When considering how much work to do to prepare your home for sale, do you make every repair before your home is listed? Or is it better to leave some things undone for negotiation later?

Good Questions!

In the eyes of a Buyer, small repairs are usually magnified. They expect those repairs to be much more costly than they actually are.

The Residential Specialist (an industry publication) reports that "For every $1,000 of perceived defect, the buyer will ask for a $3,000 to $5,000 reduction of the asking price...You want to know about the issues now, not when the buyer's inspector shows up."

I think this disparity is especially true with a first time home buyer. They don't have the experience in home repairs to know which items are small items and easy fixes vs ones that require more labor or expense.

So, if you are able to make the repair prior to placing your home on the market, it is a good idea to do so. The home looks well maintained, and its perceived value will be much higher in the eyes of the potential Buyer.

If the cost of a repair is not an option right now, at least get an estimate that can be shared with the Buyer. This written cost will mitigate the inflated price of the repair in the Buyer's mind.

Do you have any questions as you are thinking about selling your home? Feel free to ask! I am here to help.

Diane

Where do I sell my Stuff? I am ready to sell my Home

2017-01-27T14:26:00.003-05:00

So you are ready to move...but need to sell or donate some of your furnishings. What do you do? This is a frequently asked question when I meet with people who are ready to sell their home. Here is a list of a few suggestions to get you started.

Everything But The House. Website: www.EBTH.com
They will photograph and provide descriptions of all of the items that you wish to sell. An auction will be conducted online, and items will either be picked up by the winning bidders or shipped by EBTH. This option works well for collectibles, antiques, art, china.

Sue Wickliff is a property appraiser. Sue can give you the value on jewelry, furniture, collectibles. She has collectors whom she can recommend who purchase particular items.

Complete Relocation Solutions http://completerelocationsolutions.com/81-tips-to-help-elder-parents-downsize-in-indianapolis
They do a number of things including organize, sort, and hold sales. (I do not have personal experience with this company, but they look like a viable option.)

Christy's Auction Company--(or a local auction company in the area where you live) This is the easiest of the options. Jack Christy will send a team to pack everything for you. They transport the items you wish to sell to their auction company. They sell them for you and send you a percentage of the total amount sold. They will take almost everything.

Phone: 317-784-0000
Email: info@christys.com
Web: christys.com

Lovely Large One Level Home in Carmel IN--only $259,900

2015-11-23T15:31:00.001-05:00

Take a video tour with me of this beautiful ranch home in a golf course community in West Carmel, Indiana. #TwinLakes

2015-11-09T11:54:00.000-05:00

The Brooks Team- Selling homes in Carmel, Zionsville, Westfield, Fishers

Published by Diane Flowers Brooks July 2

Elegant Gracious Living in East Carmel’s Prairie View

The Wait is Over! Over 8,000 square feet in an enviable setting includes large living areas perfect for entertaining. Two story Great

Room as striking floor to ceiling fireplace. 1st floor Master Suite is ready to pamper. Lovely Library offers custom cabinetry. Warm Hearth

Room opens to Gourmet Kitchen and Breakfast Rm. 5 or 6 Bedrooms, including huge Bonus Room. Finished Basement boasts a full Kitchen with large bar, Home Theater, Exercise Rm, Family Room. Championship Golf Course, Pool, Tennis, Walking Trails.

Over 8,000 Square Feet
5 Bedrooms & 4.5 Bathrooms Plus Enormous Bonus Room
2-Story Entry & Great Room
Spacious 1st Floor Master Suite
Gourmet Kitchen opens to Warm Hearth & Breakfast Room
Finished Basement with Full Kitchen, Billiards Area, Theater, Storage, Exercise & Rec Rooms
Over Half an Acre Lot

Your Opportunity for Elegant and Gracious Living!

Check out this virtual tour narrated by Diane for some of the great amenities:

https://www.youtube.com/watch?v=N7W-FI2AYYY

2015-11-09T11:40:00.003-05:00

The Brooks Team- Selling homes in Carmel, Zionsville, Westfield, Fishers

Published by Diane Flowers Brooks November 4 at 2:05pm

Another video tour of a new listing. Hard to find--spacious one level home in West Carmel for $269,900.

https://youtu.be/dcpFmCKD5eU

3217 Dogwood Lane Carmel IN 46032 $269,900

Beautiful one level, ranch home in West Carmel in Golf Course Community (Twin Lakes). Easy access to interstate, schools, shopping and restaurants.…

YOUTUBE.COM

2015-11-09T11:40:00.000-05:00

The Brooks Team- Selling homes in Carmel, Zionsville, Westfield, Fishers

Published by Diane Flowers Brooks October 30 at 12:38pm

Check out this Video Tour of:

13731 Marylou Dr. Carmel IN - Immaculate, 4881 sq ft home for under $470,000!

https://youtu.be/0PdTzKTE5FY

13731 Marylou Dr. Carmel IN 4881 sq ft for under $470,000

Beautiful 5 year old home in West Carmel, Indiana. Upscale finishes and immaculate condition.

YOUTUBE.COM

2015-10-30T15:01:00.002-04:00

Check out this Video Tour of:

13731 Marylou Dr. Carmel IN - Immaculate, 4881 sq ft home for under $470,000!

https://youtu.be/0PdTzKTE5FY

13731 Marylou Dr. Carmel IN 4881 sq ft for under $470,000

Beautiful 5 year old home in West Carmel, Indiana. Upscale finishes and immaculate condition.

YOUTUBE.COM

2015-10-02T15:27:00.000-04:00

Click the link below to be taken to our printable PDF schedule of

FUN FALL EVENTS in the Indianapolis and Surrounding Areas for 2015

Fun Fall Events in Indy & Surrounds 2015

Understanding Credit Score and its Importance to a Mortgage

2015-06-14T07:32:00.003-04:00

Home searches have plenty of difficult steps. From finding a great real estate agent to locating the
perfect property, the long process can seem insurmountable at times if you aren’t prepared. The first,
most vital step to any successful home search, however, should relate to financing. When you contact a lender to find out about your eligibility for financing, there are a few key factors that are taken into
consideration in order to ensure your likelihood of repaying the loan. While quantifiable numbers
including debt-to-income ratio are important, you’ll struggle to find a single factor more important than credit score.

So, what is a credit score? Based on your financial history, your reliability in repaying debt is
condensed into a single number known as a FICO score. From total loan amount to interest rate, your
credit score can have a major impact on your home search and financial future. Let’s take a look at how it all relates to a successful home search.

Your credit score can range from 300 to 850, but most lenders want to see a score higher than 680 for
a conventional home loan. While you may find exceptions, be wary of hidden costs to cover the added risk to your lender.

Since the downturn of the economy years ago, lenders have become increasingly stingy with loan
approvals. While credit scores of less than 600 could have once got your foot in the door with mortgage lenders, today, you’ll struggle to find an affordable loan with less than perfect credit. According to BankRate, paying your bills on time, maintaining and paying lines of credit on time, increasing the length of your credit history, having multiple types of credit accounts and limiting new credit applications are all ways to boost your score over time. If your score limits your choice of lenders, consider improving your credit reports before beginning a home search.

With your credit score, your entire financial history could come into play. Pull your three credit
reports in order to get a better look at the negative items holding you down. While three separate reporting agencies maintain independent records on your payment history, you may still experience inaccuracies and inconsistencies with reports. To combat unforeseen issues, pull
your credit reports annually to search for incorrectly reported problems. A single issue can mean the
difference between a low interest rate and a denied loan request, so be diligent when reviewing your
records. TransUnion, Equifax and Experian are all legally required to provide one copy of your credit report to you at no cost annually, so there’s no reason to leave your score up to chance.

Even if you get approved for a mortgage, the effects of a lower credit score could cost you a bundle
over the life of a loan. Luckily, there are alternatives to improve your repayment terms. If your interest rate is a bit too high thanks to a few dings on your credit, your savings could play a part
in getting your rate into a more affordable range. Ask your lender about points, which are a type of fee that nearly every lender offers to exchange your savings for lower interest rates. In most cases, points are ignored, but it could be a worthy option to consider for making money back over the life of a loan.

According to Credit.com, finding the breakeven point at which the fee will repay itself is a great way to determine if paying points is a good option to counteract your higher rate. With each point accounting for one-quarter of a percentage on your loan, the savings can be worth the research.

If your major negative items are from a few years back, it could be worth your time to wait before
beginning your housing search. Remember, the bad marks will fall off of your report after a specified
period.

Depending on the dings on your credit report, time could be just the option for saving you some cash. If you’ve got late payments or a Chapter 13 bankruptcy, the seven year mark is the magic date for
improving your score. If you’ve filed a Chapter 13 bankruptcy in the past, your credit report will be
dinged for 10 years before rebounding. If your negative marks are approaching their expiration dates,
consider taking a little break before beginning your home search and applying for financing. A relatively short break could lead to big savings over the life of your home loan. For additional information, depend on the experts in the fields of finance and real estate to get your property hunt off to a great start.

Hudson F. is a writer whose interests include homes for sale in Georgetown, the college basketball and NFL football.

Sources:

http://www.bankrate.com/finance/credit-cards/what-is-a-credit-score-1.aspx

http://www.credit.com/loans/mortgage-questions/understanding-mortgage-points-mortgage-rate-vs-

fee/

High Energy Costs? Trouble with Pests or Rodents? Here is one possible solution

2015-06-14T07:03:00.003-04:00

I recently attended a class on Building Technology for continuing education. Most of the class was devoted to discussing the Building Envelope--the outer surface of the building--in this case, the home. One of the challenges for every homeowner is keeping the moisture levels at the optimum level inside their home, keeping pests and rodents out, and utility costs at a manageable level. Here is some information that I wanted to pass along that I found helpful.

Via: SprayFoamKit.com

Special Deed: Transfer on Death Deed--A means to convey real property rights without probate

2014-08-20T10:35:00.000-04:00

Contributed by Emily Dressler from Deeds.com

Indiana outlines the rules for its transfer on death deed in IC § 32-17-14 – the “Transfer on Death Property Act.” The act, which became effective on July 1, 2009, gives owners/grantors of real estate in Indiana the ability to initiate, but not complete, the transfer process to a designated beneficiary while retaining absolute control in the property. This means the owner (grantor) may sell, rent, mortgage or otherwise use the property with no penalty for waste or obligation to the named beneficiary. In addition, because the conveyance does not take effect until the owner’s death, he/she may change or remove, at will, the primary beneficiary, contingent beneficiary, or how multiple beneficiaries will take ownership (joint tenants with rights of survivorship, tenants in common, etc.). IC 32-17-14-16 contains the process for changing or revoking beneficiaries. Because of the potential for change, there is no obligation for the beneficiary/grantee to provide consideration (money or something else of value).

According to IC 32-17-14-11, an Indiana transfer on death deed transfers the interest to the beneficiary only when executed by the owner or the owner’s legal representative and recorded, during the owner’s life, with the recorder of deeds in the county in which the real property is situated.

Indiana’s transfer on death statute does not include a specific form, but instead describes the wording for a beneficiary designation. As a result, the conveyance may be included in either a warranty deed or a quitclaim deed with equal validity.

In general, this is a useful, simple, and effective estate planning tool for those who wish to convey real property rights with no need for probate. Even so, carefully consider the impact that a transfer on death deed may have on taxes, as well as eligibility for local, state, and federal benefits.

To learn more about real estate deeds in Indiana, and to purchase a real estate deed, visit deeds.com.

For more information on specialty deeds, go to www.deeds.com.

Homes are selling fast in the #Indy Area!

2014-04-07T16:07:00.000-04:00

We are on a roll! Homes in the northern suburbs of Carmel, Westfield, Noblesville and Fishers are selling very quickly. Buyers are waiting for new listings to come on the market. This seems to be true for price ranges under $400,000.

We have had 3 listings in the last 30 days that have sold in the first day (or two) on the market!

For Sellers, now is a great time to put your home on the market! Especially right now--while inventory is low.

For Buyers, when you find a home that you like--don't wait to make an offer. Trust me!

Here is one of those homes that sold very quickly--this one for list price! $144,000

What is the market like in your area? Are you seeing the same kind of results?

Extreme Cold Weather Tips from a Custom Builder

2014-01-03T17:17:00.001-05:00

With below 0' temps expected over the next few days, Indy and many parts of the country will be experiencing conditions that we have not faced in over 20 years.

Here are some helpful tips from a well known custom builder on how to safeguard your home.

Marketing Strategies That Work

2013-11-02T10:07:00.000-04:00

One of my favorite ways to market a home is to reach out to potential buyers through the power of the Internet. I do this in a number of ways including Virtual Tours--with still photos, Video Tours with a narrated video tour, posts on facebook and twitter, posting to the most searched real estate-related websites--including Craigslist, and posts to of course my blogs and website. Whew!

Here is a helpful resource for a one-stop shop for marketing.

Via: iContact

Gorgeous Setting / Gorgeous Home in Oak Ridge, Zionsville IN

2013-08-17T13:37:00.001-04:00

Take a look at this new video tour!