Tag Archives: first time homebuyer

6 Commonly Forgotten Items on Moving Day – Complete Guide

27 Monday Oct 2025

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The chaos of moving day is a prime time to forget or misplace essential items. When you’re preparing for the big move to your new home, the following items are some of the most overlooked (and the most sorely missed in a time of need!). For example, many people arrive at their new house only to realize they can’t access basic necessities like keys or important documents, turning an exciting day into a stressful ordeal.

Jewelry, watches, and small valuables: These small, expensive, and often irreplaceable items are best kept in a safe deposit box or with trustworthy friends or relatives on moving day. Imagine the panic of unpacking boxes and discovering your grandmother’s heirloom ring is missing—carrying them personally or securing them separately prevents that nightmare.

Garage door opener: The old one won’t be of much use at your new house, will it? Be sure to leave it behind for the new owners. Also, make sure the old owners of your new house give you theirs! Without it, you could be stuck waiting outside your garage on arrival, unable to unload easily.

Spare keys: Sets to your old house should remain with the new owners, but don’t forget sets to the new house! There’s nothing more frustrating than arriving at your new place without a way to get in. Double-check with your realtor or previous owners to ensure you have all necessary keys, including any for side doors, mailboxes, or gates.

Old address books: Yes, we all have fancy new smartphones, but it seems like families all have a well-worn phone book stashed in a spice drawer somewhere. These are practically family heirlooms of information, so don’t leave them behind—scan or photograph pages if possible, but keep the original safe.

Unfinished errands: Do you have any clothes at the dry cleaner? Books due to the library? What about other video game or DVD rentals? It can be a real hassle to settle up on these items from 100 miles away, right? Make a final sweep of local spots a day or two before closing to retrieve and return everything.

Medical records: While a lot of medical information is digital these days, you should make sure you don’t misplace your copies, including dental information and prescriptions. It’s easy to lose them at the bottom of a hastily thrown-away box. Keep these in your personal essentials bag for quick access, especially if you need refills or appointments soon after moving.

We make sure our clients’ experience selling their old home and moving into their new dream home is a smooth transition. If you’re interested in a hassle-free home selling experience, please get in touch today: Kevin and Jennifer Hanley, REALTORS 904-515-2479 The Hanley Home Team of Keller Williams Realty Atlantic Partners Southside www.HanleyHomeTeam.com

Buying Your First Home? Make Sure to Avoid These Common First-Time Homeowner Mistakes

15 Monday Sep 2025

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Buying a home for the first time is extremely exciting. But like any new experience, as a first-time homeowner, you don’t know what you don’t know—and that lack of knowledge can lead to frustrating, challenging mistakes. For example, many new buyers jump into homeownership assuming the biggest hurdle is closing the deal, only to face unexpected costs or issues that could have been avoided with better preparation and planning.

Hiring a contractor without researching their background. Hiring the wrong contractor can lead to a lot of wasted time and money, and blindly hiring a contractor is one of the costliest mistakes a new homeowner can make. Before you hire anyone to do a home renovation project (whether that’s remodeling your kitchen, adding a deck, or landscaping your backyard), make sure to do your research, read reviews on multiple platforms, check licensing and insurance, and ask to speak to recent references. A quick background check can save you from shoddy work or outright scams.

Not budgeting for home-related expenses. When you bought your home, you budgeted for the major expenses, like your mortgage. But buying a home can come with a host of new expenses first-time homeowners aren’t used to paying, like homeowner’s insurance (often $1,000–$3,000 annually), homeowner association (HOA) fees (which can range from $100 to $500+ per month), property taxes, and higher monthly utility bills due to larger square footage. If you don’t budget for those new expenses, it can put you in the red quickly. When you buy your first home, make sure you’re looking at all the ongoing costs associated with ownership—and build a realistic monthly budget accordingly.

Putting off routine maintenance. Many first-time homeowners don’t realize all the routine maintenance that goes into keeping your home in tip-top shape. And, as such, they let maintenance tasks slide—which can lead to expensive repairs down the road, like a $5,000+ roof replacement or foundation issues from neglected gutters. When you move into your new home, make a checklist of all the maintenance tasks and how often/when they need to be completed (e.g., HVAC filter changes every 3 months, annual chimney inspection)—then review the list every month to make sure you’re not forgetting any tasks.

The Takeaway:

Hiring a contractor without researching their background. Hiring the wrong contractor can lead to a lot of wasted time and money, and blindly hiring a contractor is one of the costliest mistakes a new homeowner can make. Before you hire anyone to do a home renovation project (whether that’s remodeling your kitchen, or landscaping your backyard), make sure to do your research, read reviews, and ask to speak to references—vetting them thoroughly can prevent major headaches and financial loss.

Not budgeting for home-related expenses. When you bought your home, you budgeted for the major expenses, like your mortgage. But buying a home can come with a host of new expenses first-time homeowners aren’t used to paying, like homeowner’s insurance, homeowner association (HOA) fees, and monthly utility bills. If you don’t budget for those new expenses, it can put you in the red. When you buy your first home, make sure you’re looking at all the expenses associated with the purchase—and budget accordingly to maintain financial stability from day one.

We make sure our clients’ experience buying their first home (or any home) is informed, exciting, and mistake-free with personalized guidance every step of the way. If you’re a first-time buyer or ready to make your next move in Jacksonville, please get in touch today: Kevin and Jennifer Hanley, REALTORS 904-515-2479 The Hanley Home Team of Keller Williams Realty Atlantic Partners Southside www.HanleyHomeTeam.com

7 Ways for Homebuyers to Deal With Rising Interest Rates

24 Tuesday Jun 2025

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As a Jacksonville buyer in today’s market, it’s understandable to feel hesitant after seeing how fast things moved just a few years ago. Many locals who purchased in 2020–2022 enjoyed quick closings, multiple offers, and homes selling well above asking price. But the market has shifted toward balance, with more homes available, longer days on market, and sellers becoming more flexible. If you’ve been waiting for better conditions, this could be an ideal window to step in before competition heats up again.

Yes, they are still historically low compared to decades past, but that doesn’t change the fact that they’re higher than if you’d bought a house just a couple of years ago. Kind of painful to hear, huh? For context, 30-year fixed mortgage rates hovered around 3% or lower in 2020–2021, but today they’re in the mid-6% range—meaning a $400,000 loan costs hundreds more per month in interest, pushing affordability lower for many Jacksonville buyers.

Interest rates are on the rise.

They’re still historically low.

What you’d probably rather hear is that rates and house prices will come down dramatically in the near future, so just hold on and waiting will pay off. Unfortunately, forecasts suggest rates could stabilize or edge higher in the short term, and while inventory is improving, home prices aren’t poised for a big drop—especially in desirable areas like Jacksonville where demand remains strong.

Clean up your credit. The better your credit is, the better your rate will be. Pull your free credit reports (from AnnualCreditReport.com) and review for errors, high balances, or late payments. Dispute inaccuracies, pay down credit card debt (aim for under 30% utilization), and avoid new credit inquiries. Even a 20–50 point score boost can shave 0.25%–0.5% off your rate, saving thousands over the loan term.

Shop around. Don’t settle for the first quote—compare at least 3–5 lenders (banks, credit unions, online lenders). Use a mortgage broker for broader access. Watch for hidden fees; a “great” rate with high closing costs can cost more overall. Local Jacksonville credit unions or community banks often offer competitive rates and personalized service for residents.

Buy discount points. Pay upfront “points” (1 point = 1% of loan amount) to permanently lower your rate—typically 0.25% reduction per point. For a $400,000 loan, one point costs $4,000 but might drop your rate from 6.5% to 6.25%, saving ~$60/month. Great if staying 7+ years; calculate break-even (usually 3–5 years) with your lender.

Lock in your rate. Rates can fluctuate daily—lock when you’re under contract (usually 30–60 days). Ask about costs (often free or low) and a “float-down” option: if rates drop before closing, you get the lower rate. This protects against rises while allowing benefit from declines.

Get an adjustable rate mortgage (ARM). ARMs start with lower rates (e.g., 5/1 ARM at 5.5% vs. 6.5% fixed) for an initial period (5, 7, or 10 years), then adjust annually. Ideal if you plan to sell or refinance before the fixed period ends—perfect for short-term owners or those expecting rates to fall.

Pay biweekly. Split your monthly payment in half and pay every two weeks—results in 26 half-payments (13 full) per year, knocking years off the loan and tens of thousands in interest.

Refinance when rates go down. Monitor rates closely; if they drop 0.5%–1%+, refinancing can lower payments significantly. Factor in closing costs (2–5% of loan) and break-even time.

So, even if rates aren’t as low as the recent past, you still have real options and control over your interest costs. Use one or a mix of these strategies to save money and make homeownership more affordable in today’s market.

Let’s strategize together on the best path for your situation—whether buying now, waiting, or optimizing financing.

Kevin and Jennifer Hanley, REALTORS The Hanley Home Team of Keller Williams Realty Atlantic Partners Southside 904-515-2479 www.HanleyHomeTeam.com

Should You Accept the First Offer You Receive When Selling Your House? (Spoiler Alert: Probably!)

17 Tuesday Jun 2025

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Once a seller gets an offer, they often wonder if it happened too fast, and whether it’s the best offer they’re going to get, or if they should wait for a better one to come in. If they’re smart, they should probably take the first offer that comes in, because there’s an old real estate rule of thumb that typically holds true: the first offer you get is usually the best offer you’ll get.  Unfortunately, that’s not always the choice a homeowner makes. Sometimes they feel like perhaps their agent is just saying that to make their job easier, and to collect a commission check more quickly. Or they wonder if they’re the exception to the rule, and would be leaving money on the table by not holding out for another offer. There Are Exceptions…

Exceptions to the rule can arise in specific scenarios. Here are some common situations where the “first offer is usually the best” rule might not apply—or where accepting quickly could still be wise. In Jacksonville’s current balanced 2026 market (with 4–5 months of inventory, median prices around $280,000–$365,000, and days on market averaging 50–84), these factors help sellers decide:

When you get an offer as soon as it hits the market A rapid offer (within days) often signals strong demand, especially in desirable areas like Ponte Vedra, Mandarin, or near the beaches. However, it might not be the absolute best if more showings or bids are likely—recent data shows some Duval County homes still draw multiple offers despite longer overall market times.

When it’s a cash offer Cash removes financing risks, speeds closing, and often waives contingencies, making it highly attractive. In Florida, where cash buyers are common (especially retirees or investors), this can be the strongest offer—but not always the highest price if a financed buyer is willing to pay more in a stable market.

When the offer doesn’t have any contingencies No-inspection, no-appraisal, or no-financing contingencies reduce seller risk and simplify the process. This is especially valuable in Jacksonville, where appraisal gaps can occur. Still, a slightly lower price with minimal contingencies (e.g., a quick inspection only) might net you more overall.

When there isn’t much interest in your house Low showings or few inquiries often mean the first offer is genuinely the best available. In slower pockets or during seasonal lulls (e.g., summer heat or holidays), prolonged market time frequently leads to price reductions and weaker subsequent offers.

When you need to sell fast Relocation, financial pressure, or life changes make quick acceptance smart to avoid carrying costs (mortgage, taxes, utilities, HOA fees). In these cases, even a slightly lower offer saves money and stress compared to months of holding.

When your agent advises you to take the offer This is usually the strongest indicator. Your agent has access to local comps, recent sold data, current buyer activity, and market trends (like stabilizing prices in Jacksonville). Trusting their recommendation—backed by experience—often outweighs second-guessing, especially when they say the offer is competitive for your property’s specifics.

These scenarios help weigh whether to accept the first offer or hold out. The key is balancing risk, timing, and local market realities—your trusted agent is the best resource for applying these to your situation.

But to be fair, there are exceptions to the rule. For instance, while all of those could be solid reasons to take the first offer that comes in, it’s not necessarily true in each and every situation:

Sometimes an offer coming in days after listing your house isn’t the best offer you could get.

Or just because it’s a cash offer, doesn’t mean it’s the best offer.

An offer without contingencies is great, but not if the price is far below what you could get from another buyer who has contingencies you’re comfortable with.

Not having much interest in your house might be related to the current market, time of year, and a little patience may be needed.

Needing to sell fast can make people desperate, but perhaps your agent feels hanging on for another couple of weeks will be worth the risk and wait considering your situation.

Out of all of them, the one you could say is the most true is to listen to your agent if he or she suggests you take the first offer that comes in; they’re the ones with the experience and knowledge to know if the first offer you receive is worth taking in your situation. 

The problem is, you need to trust your agent if and when they advise to take the first offer!

The solution is pretty simple: hire an agent you trust. 

Here’s Why the First Offer Is Usually the Best…

Even when you hire an agent you trust and they suggest taking the first offer you receive, there’s always a chance you could doubt the advice. In order to avoid that, it might help for you to understand why the first offer is usually the best offer you’ll get. 

Agents aren’t just making it up. It comes from experience, and isn’t something your agent will necessarily be able to prove with data. Over time, agents see enough situations where a seller opted to forgo the first offer that came in — hoping for a better one — only to eventually accept an offer for less than the first offer they received. 

Here’s why the first offer is usually the best offer:

Buyers are on top of every house that gets listed pretty much the minute it hits the market nowadays, due to the Internet.

The most serious, motivated buyers have likely seen everything that’s currently on the market and either decided it wasn’t right for them, or not worth the price.

There’s also a good chance they’ve missed out on houses they did want to buy because another buyer beat them to the punch, or outbid them.

To put it simply… they know the inventory. They understand the values. And they don’t want to lose a house they want to another buyer. So the first offer you receive is most likely going to come from the most serious buyers in the market, and they’re going to make as strong an offer as possible.

Will you get offers from other future buyers if you turn them down? Sure. but they probably won’t be as good as the first because they’re not as motivated, and the longer your house is on the market, the more buyers feel like they can offer less, and negotiate on the price and terms.

That Doesn’t Mean You Shouldn’t Negotiate…

While the first buyer you get an offer from is likely to be the best one, their initial offer might not be. There’s a good chance you can negotiate with them and get them to increase their price and/or other terms of the deal. So don’t take all of this to mean you should just sign on the dotted line for whatever they offer you at first. But once you (and your agent) feel like you’ve gotten the best price and terms the buyer is willing to offer, you should seriously consider taking it.

The Takeaway:

While there are exceptions to the rule, the first offer you receive is usually the best one you’ll get when selling a house. That doesn’t mean you can’t negotiate and get the buyer to offer better price and terms than they start off with. But the first buyer to make an offer is most likely serious, motivated, and highly aware of the market, so they’re probably going to make a strong offer in order to avoid losing the house to another buyer.

Get in touch day for other good advice! Jennifer Hanley, REALTOR The Hanley Home Team of Keller Williams Realty Atlantic Partners Southside 904-515-2479 HanleyHomeTeam.com

Don’t Let These “What If’s” Stop You From Buying a Home

28 Thursday Sep 2023

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Buying a home is a serious investment, which is why many would-be buyers get caught up in all the “what ifs” of things that could go wrong, and ultimately let those fears stop them from buying their dream home.

But the truth is, most “what ifs” have a logical explanation, and don’t have to derail your dreams of homeownership.

So, what are some of the concerns keeping people from buying in today’s market? A recent article from realtor.com addressed some of the most common “what if” questions buyers have when going through the homebuying process, including:

  • What if I buy now and home prices drop? Many people feel that home prices in today’s market are high. As such, one of the biggest fears many potential buyers have is that they’ll buy a home, only for prices to drop shortly after. But while there are fluctuations in the market, over the long term prices tend to go up, so as long as you don’t sell your home during a period of time when the price is below what you paid for it, you won’t lose on your investment.
  • What if I buy now and mortgage rates fall? In addition to high home prices, mortgage rates are also currently high, which has many buyers fearful that they’ll get locked into a high mortgage rate, only for rates to fall after their home purchase. But the good news is if mortgage rates were to come down at some point in the future, lowering your rate by refinancing could be an option.
  • What if I buy a home, but then lose my job or suffer a financial setback? Another fear buyers have is that they’ll buy a home, but then run into a situation where they can no longer afford their property, due to a job loss or medical issue. Ideally, you’ll have savings to carry you through any financial hard times, but even if you don’t, you can talk to your lender. If you’re honest and communicative with your lender about your financial hardship, they’ll likely be willing to work with you, because lenders typically would typically prefer to work with you, than go through the foreclosure process.

Definitely don’t be on the other side of “what if” by not hiring us to help you with your real estate needs! Get in touch today: Kevin and Jennifer Hanley, REALTORs, The Hanley Home Team of Keller Williams Realty Atlantic Partners Southside HanleyHomeTeam.com 904-515-2479

Buying a House Is “In the Bag” for Millennials and Gen Z

23 Monday Jan 2023

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Many members of the Millennial and Gen Z generations would love to buy a house of their own. But according to this CNBC article, they simply can’t afford to do so.

Not only can they not afford to buy a house, many are moving back in with their parents, as Forbes recently reported, due to inflation, low-paying jobs, college debt, high rents, and the general monthly costs of living on your own. Given the current economy, it’s a smart, sensible move to stash away some cash and pay off their debts, even if it isn’t where they’d like to be at this point in their lives.

None of that is all that surprising, since it’s been all over the news for quite a while now. 

But what might be surprising is how some of them are spending the money they’re saving by living with family, considering they’d like to buy a house.

Living a life of luxury…

A new report from Morgan Stanley revealed that 29 percent of Millennials and Gen Z are putting off buying a house in order to pay off their debts and achieve financial security. However, many of them are using the money they’re saving by living with family to purchase high-end watches, purses, jewelry, and other luxury items.

Considering they’re living at home at a time in life when past generations had already bought (or at least rented) their own place, you can’t blame them for wanting to splurge a bit. Who hasn’tdone a little retail therapy to make life seem better? 

But then you also can’t blame the cost of living, mortgage rates, and high house prices entirelyon why they aren’t able to buy a house…

In fact, many Millennials and Gen Z are buying houses! According to the National Association of REALTORS® 2021 Home Buyers and Sellers Generational Trends report, Millennials and Gen Z combined are 39% of the homebuyers during that period!

Follow the lead of the 39%…

So, it isn’t by any means impossible for people in the younger generations to buy a house. But, it probably means that the ones who do purchase a home are making a concerted effort to pay down their debts, save money where they can for a down payment, and spend it on a home of their own, rather than high-end luxury items.

For years, it’s been a running joke that Millennials could afford a house if they’d just stop spending money on avocado toast, which they rightfully scoffed at as an over-simplified solution. Saving a few bucks a day is obviously a drop in the bucket it takes to fill with a down payment. (Then again, habits and little savings all add up!) 

But when you start talking about buying a trendy purse, watch, or any other luxury item, it starts getting hard to defend. You can’t do that and then claim that it’s the economy, mortgage rates, or high home prices that are getting in the way of buying a house—especially when so many others in the age bracket are managing to do so.

So, if you’re in the Millennial or Gen Z generation and want to buy a home—but currently have to live with family just to make ends meet—don’t feel like it’ll never happen for you. 

Just be thoughtful about the money you’re able to save by living with family. Every month, pay down your debts, put some aside for a down payment on a house, and forgo buying expensive handbags (or other such items), and buying a home will be in the bag for you!

The Takeaway:

Many members of the Millennial and Gen Z generations would love to buy a house, but simply can’t afford to do so. Many of them have actually moved back home with their families due to inflation, low-paying jobs, college debt, high rents, and the general monthly costs of living on your own.

However, those two generations comprised 39% of the home buyers in 2021, so it’s obviously not impossible for the younger generation to afford a home. 

What sets those who do buy a house, and those who feel that it is entirely out of reach, may boil down to how they spend their disposable income. A recent report from Morgan Stanley revealed that many of those generations are using the money they save by living back home to purchase luxury items, rather than save the money.

If you’re in the Millennial or Gen Z generation, know that it’s possible to afford a home, but that you need to be thoughtful about how you save money, and what you spend those savings on.

Need some guidance? Get in touch today! Kevin and Jennifer Hanley, REALTORs The Hanley Home Team of Keller Williams Realty Atlantic Partners Southside 904-515-2479 HanleyHomeTeam.com

New Homeowner? Avoid these lawn care mistakes

31 Wednesday Aug 2022

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It’s easy to take a few missteps when it comes to lawn care, especially if you’re a new homeowner and it’s your first time being solely responsible for your yard and landscaping. Here are a few tips that will help you avoid lawn-related frustrations.

Cutting the grass short. Lowering the height of your mower blades may give you a few extra days between each mowing, but it’s bad for your grass in the long run. Don’t go any shorter than 2.5 inches, or your grass could be starved for sunlight.

Watch where your dog urinates. Finally out of an apartment and ready to let the dog into the back yard when it’s time to go? You might regret it. Your pets’ urine can kill your plants and grass. Try to train your dog to go in one spot, preferably in stone or gravel.

Be careful with fertilizer. Fertilizing your lawn isn’t as simple as picking up any bag at a local store. Choosing the wrong fertilizer, using too much, or ignoring the instructions is a recipe for disaster. Do plenty of research or ask a professional if you need help choosing.

Give your plants room to breathe. The nutrients in soil are a finite resource, and your plants and shrubs also need their fair share of water and sunlight. If you plant your shrubs, trees, and flowers too close together, they’ll have to compete for those resources and may become malnourished. Pay attention to the planting recommendations for each plant to make sure that they have the proper space to thrive.

Want more home and lawn care tips? Get in touch today! Kevin and Jennifer Hanley, REALTORS Keller Williams Realty Atlantic Partners Southside 904-515-2479 http://www.HanleyHomeTeam.com