Top Tips for Homebuyers: Making Smart Moves in Today’s Market

Things We Take for Granted

In our daily lives there are so many things we take for granted. One of those things is having a bed to sleep in every night. Several years ago, as I was scrolling through Facebook, I started to see posts from an organization called “A Bed 4 Me”. These posts were of children receiving a new bed. I continued to see these posts over the next several months and I thought to myself, “How is it possible that so many children in our area don’t have a bed?”
Sadly, there are!
“A Bed 4 Me” started as a coffee shop conversation. Some women having a discussion and coming to the same realization that I had seeing those posts. Deciding that they needed to do something about the heartbreaking situation, they contacted a similar organization in another state. In 2016, they started a chapter of this organization in Okaloosa County. They credit the generosity of local people and a local business, Skipper’s Furniture Store, with their early success. They were on a mission to do something so simple, yet so important; provide beds for children who did not have an adequate space to sleep.
In 2018, they decided to step things up a notch and run the organization like a business. They incorporated and became their own 501(c)(3). They also started applying for grants. In 2019, they applied for and won $100,000 from Impact 100 (another local nonprofit). This grant allowed them to purchase a delivery van. Prior to the van purchase, they had to rely on volunteers who had a truck available to make deliveries. 
In 2021, they felt they were ready to take on Walton County as well. Since they began, they have provided 3,200 beds. To me that is a staggering number of children without a bed in our local area. More applications come in on a regular basis as more people become aware of the Foundation.
So how does it all work? Sometimes “A Bed 4 Me” receives a referral or someone fills out an application on their website. They contact the family and make a visit to the home to verify the need. There is no income verification or qualification. Only a need qualification. During this visit they also talk to the child and find out what they like. Once verified, they deliver a new bedframe, mattress, pillow and bedding. The bedding selection is based on what they learn about the child’s interest.
A lot of thought has gone into what they do. Not only do they individually select bedding, but they also chose a bed frame that easily folds up. This allows a parent or guardian to take the bed without them if they have to move. This is important because a child can only receive a bed one time from “A Bed 4 Me”. Children ages 2 –18 living in Okaloosa or Walton County are eligible.
Diane Freeman is a founding member of this Foundation. I asked her to share a story with me that sticks out in her mind. She said that there were many, but she shared this one. She told me about a single mom with 2 boys. This mom was working 2 jobs to support them. They were sleeping on a mattress on the floor. This mattress was one that the mom found on the side of the road. I honestly cannot imagine picking up a mattress on the side of the road and taking it home for my children to sleep on. My only thought is that it must have been better than what they already had. When the boys’ beds were all set up, one of them started jumping on the bed saying, “I’m so happy!”. The mom said that he had never said anything like that before. Then the mom proceeded to move a chair between their beds and said that now she could sit between them and read them a bedtime story.
Again, things a lot of us take for granted.
These beds not only provide the children with a clean comfortable place to sleep. They provide them with a space that is theirs. Bedding picked just for them brings joy and excitement!
So, how can you help? Of course, monetary donations are always helpful. You can make a donation right on their website. You can also donate new standard size pillows. New Twin Sheets or Comforters in solid colors are also accepted. Only new bedding is acceptable. Every child deserves new. The reason for the solid colors is so that it can be paired with either sheets or a comforter picked specially based on each child’s interests.
Please join me in supporting this organization. Help those that do not even have simple things that we take for granted.
What does the future hold for the 2025 Real Estate Market on the Emerald Coast?

What does the future hold for the 2025 Real Estate Market on the Emerald Coast? In order to answer this question, we need to first look at where we ended 2024. Caution: I’m about to hit you with some nerdy statistics. (If you want the summary – skip to the end). I’m going to look at single family home sales (including townhomes) in Okaloosa County and also Niceville. I will leave condos out of the data since they are a completely different animal.
Okaloosa County
The median sales price in December 2024 was $330,750, down -8.02% from $359,588 from the previous month and equal to December 2023. The average sales price in December 2024 was $410,328, down -10.46% from $458,284 from the previous month and -15.67% lower than $486,575 from December 2023.
The number of properties sold in December 2024 was 272, up 5.43% from 258 from the previous month and 9.24% higher than 249 from December 2023.
The average days on market (DOM) is the number of days a property is on the market before it sells. An upward trend in DOM tends to indicate a move towards a buyer’s
market, a downward trend tends to indicate a move towards seller’s market. The DOM for December 2024 was 84 days, down -9.68% from 93 days from the previous month and 37.70% higher than 61 days from December 2023. The December 2024 DOM was at its highest level compared with December 2023 and 2022.
The number of properties for sale in December 2024 was 1,019, down -14.15% from 1,187 from the previous month and equal to December 2023. The December 2024 inventory was at its highest level compared with December 2023 and 2022. A comparatively lower MSI is more beneficial for sellers while a higher MSI is better for
buyers.
Niceville 32578
The median sales price in December 2024 was $408,000, down -18.38% from $499,900 from the previous month and -18.38% lower than $499,900 from December 2023. The December 2024 median sales price was at its lowest level compared to December 2023 and 2022. The average sales price in December 2024 was $545,976, equal to the previous month and -4.18% lower than $569,805 from December 2023.
The number of properties sold in December 2024 was 38, down -2.56% from 39 from the previous month and 52.00% higher than 25 from December 2023.
The average days on market (DOM) is the number of days a property is on the market before it sells. An upward trend in DOM tends to indicate a move towards a buyer’s market, a downward trend tends to indicate a move towards seller’s market. The DOM for December 2024 was 54 days, down -34.94% from 83 days from the previous month and 50.0% higher than 36 days from December 2023. The December 2024 DOM was at its highest level compared with December 2023 and 2022.
The number of properties for sale in December 2024 was 111, down -15.91% from 132 from the previous month and 15.62% higher than 96 from December 2023. The December 2024 inventory was at its highest level compared with December 2023 and 2022. A comparatively lower MSI is more beneficial for sellers while a higher MSI is better for buyers. The December 2024 MSI of 2.92 months was at a mid-level compared with December 2023 and 2022.
The Bottom Line Summary
What does the future hold for the 2025 Real Estate Market on the Emerald Coast? Based on what happened post-election and based on the Fed pulling back on the number of predicted interest rate cuts for 2025, I would expect 2025 to be only slightly better than 2024. Home prices will see a slight increase (let’s face it, inventory is still low). Sellers will continue to offer concessions because of the days on market. Interest rates will be only slightly better than last year. Sellers should list sooner knowing that it may take longer to sell. They should also be realistic about pricing. Buyers should look for homes with an assumable mortgage with a nice low interest rate.
Tips to Sell Your Home in a Competitive Market

Who is Impact 100?

Who is Impact 100 of Northwest Florida, Inc.?
The concept is simple: 100 women donate $1,000 each, creating a $100,000 high-impact grant. This grant enables a 501(c)(3) nonprofit organization in Okaloosa or Walton County to achieve extraordinary things. Membership is open to all women over 18, including those who live outside of Okaloosa and Walton Counties. Importantly, 100% of each member’s contribution is awarded to nonprofit organizations, with no administrative costs deducted. The more members we have, the more grants we can give.
Who can receive the $100,000 Grants?
Established 501(c)(3) nonprofits, except those whose primary purpose and use of grant funds are for religious or political activities, in Okaloosa and Walton Counties are eligible for grants. Grant applications are accepted for projects in five focus areas:
- Arts and Culture
- Education
- Environment, Recreation & Preservation
- Family
- Health and Wellness
Impact100 NWF members collaborate to decide which nonprofit projects receive funding through our grant process.
Who received the grants for 2024?

How involved is membership?
Membership involvement can be as little as donating your money and nothing more. Every member gets to vote to decide which application finalists receive the grant. If you would like to be more involved, you can participate by being on one of the grant committees. These committees review the application and have an opportunity to visit the nonprofits in person to learn more.
Where can I find out more?
You can find out more by visiting the website. Starting in January, Impact 100 will host membership recruitment events at various locations all around Okaloosa and Walton County. I would invite to come a bite, a drink and to find out more!
So, who is Impact 100? Impact 100 is a group of women pulling their resource to make an impact on the community they live in. Impact100 NWF believes that collaborative and informed financial giving makes a significant difference in the lives of others and enhances the well-being of our region. We support nonprofit organizations, advance responsible giving, and serve as an example of effective philanthropy. Imagine the possibilities when we come together, determined to make a difference.
Join us and make an IMPACT in your community!
What does the Niceville Real Estate Market Look Like Post-Election?

The election is over! I think that no matter who you voted for there is some sense of relief that the election is over. Many people have been holding their breath on a lot of things including buying and selling real estate. So, what does the Niceville Real Estate Market look like post-election?
Historically real estate sees a temporary slowdown as buyers and sellers wait for clearer policies on taxes, interest rates, and housing regulations. Niceville has been no except this year. Now that the election is over, we might see a gradual return to normal activity levels as the market adjusts to the new administration’s policies. Based on the reaction of the stock markets, I would expect us to see a busier housing market in Spring 2025!
Hold up a minute though. While we may be recovered from election fatigue by spring, the fact still remains that housing prices in our area are keeping a lot of people out of the market. According to the National Association of Realtors, the first-time homebuyer market share decreased to a historic low of 24% (down from 32% last year), while home buyers’ ages hit all-time highs of 56 years overall (49 last year).
Some people think that we will see a market crash. The simple fact remains though that nationwide we are short about 42 million houses. So again, it’s simple supply and demand. Niceville is quickly running out of land for new housing developments. The latest ones (Addie’s Place, Eagles Landing and Deer Moss Creek) are almost complete. The Niceville City Manager, David Deitch, is actively looking into acquiring land for housing. The Okaloosa County Commission is set to discuss a potential land deal with Eglin Air Force Base to acquire land immediately west of Northwest Florida State College. The goal is to develop affordable housing options in the area.
What about interest rates? As I write this, the Fed is meeting, and we are expecting and hoping for a 1/4 percent rate cut. Daco expects that the Fed will cut rates by an additional 0.25 percentage points at every meeting through June 2025! Fingers Crossed! Of course, mortgage rates aren’t determined by the Fed. They are heavily influenced by Treasury yields, which go up and down based on economic expectations.
What does the Niceville Real Estate Market Look Like Post-Election? The answer is cautiously hopeful!
Top Mistakes made by First-Time Home Buyers

Buying a home for the first time is a huge milestone. It is exciting but it can also be a little nerve wracking. Let’s look at some of the top mistakes made by first-time home buyers make and what you should do instead.

Don’t Skip Important Steps
While you may be eager to have a place of your own, be sure to take your time. Before you even begin browsing online, you’ll want to first save for the different homebuying costs, such as a down payment. Give yourself at least a year to do so. Focus on improving your credit and paying down debts to boost your chances of getting better terms for your mortgage.
When you’re ready to begin your home search reach out to a real estate agent. An agent can connect you with some great local mortgage lenders. Those lenders can walk you through the loan process and provide information on additional expenses. One of the most common mistakes first-time homebuyers make is getting too focused on the down payment and monthly mortgage payments. There are many other costs involved in the process you don’t want to be caught unaware of. For instance, closing costs, including appraisal fees, inspection fees, and attorney fees, are typically 3 to 6 percent of the loan amount.
Lenders can also provide you with a preapproval letter so that you know how much you can realistically afford. This will give your agent a clear idea of what homes to show you within your budget. Preapproval letters are often requested to accompany any offer to a seller to demonstrate your ability to get the loan.
Not budgeting for ongoing costs
As a new homeowner, you’ll need to pay for maintenance, repairs, property taxes, and utilities. To avoid putting yourself in a financial bind, make sure to factor in these extra costs when determining how long and how much you should save before beginning the homebuying process and how to structure your future budget.
Not Looking Beyond the House
Too often, buyers fall so in love with a house that they fail to look at anything else, such as the neighborhood, school district, or local amenities. When evaluating a potential home, look into the quality of the neighborhood by visiting at different times of the day. Talk to potential neighbors to get an idea of what it’s like to live in the area. If you have children or plan to have them in the future, check which schools the neighborhood is zoned for and how well they’re rated.
In addition, consider the proximity to essential locations like grocery stores, hospitals, as well as local recreational opportunities like parks and restaurants. If you work on-site somewhere, calculate your potential commute times by driving the route at various points throughout the day. By weighing these components in addition to the house itself, you can ensure long-term satisfaction with your new home and the area it’s located.
Skipping a home inspection
Though you may be tempted to forgo the home inspection to save money or speed up the buying process, this mistake could cost you in the long run. A professional home inspection can protect you as a buyer by revealing issues with the property that might not be visible during a normal walkthrough. These can range from minor repairs (e.g., loose doors or missing handles) to major structural problems (e.g., a cracked foundation) that could cost thousands of dollars to fix. I always recommend investing in a home inspection, even on new construction. You can make the contract contingent on inspections and ask for the seller to make needed repairs.
Letting emotions drive your decision
Buying a home can be an emotional process. It’s easy to get overly attached to a property and make a hasty decision. Letting your emotions drive your purchase can lead to regret later. Instead, do your best to remain objective and consider all the practical aspects of the home. Consider its condition, location, and price. This is a huge financial commitment after all. This is where you agent can be your unbiased opinion. A good realtor can help you take a moment to compare different properties and weigh the pros and cons of each.
As you’re preparing to purchase your first home take your time. Be sure to work with a trusted real estate agent throughout the process. This can help ensure that you don’t make the Top Mistakes made by First-Time Home Buyers.
To Stage or Not to Stage

When selling a vacant home, a big question is to stage or not to stage. When selling your home, you’re essentially auditioning for buyers—and like any good audition, you want to leave a lasting impression. So, should you leave the house bare like a “before” photo on HGTV, stage it with real furniture like you’re hosting an open house for the royal family, or get all techy and virtually stage it like you’re selling a house in The Sims?
Leaving the Home Vacant – No Staging
Pros:
- No Furniture to Break: Look, if there’s no furniture, no one can spill coffee on it, right? Stress-free living (well, for you anyway).
- Buyer’s Imagination: They can imagine the space however they want! Maybe they see a cozy living room, maybe a ball pit. Who knows? The sky’s the limit!
- Cheaper than a Cup of Coffee: You don’t have to spend a dime on furniture or decorators. You just need a broom and some hope.
Cons:
- Echo… Echo…: A vacant home can feel eerily empty, like a haunted house, minus the ghosts. Not exactly cozy.
- Room-Sizing Gymnastics: Buyers might start wondering if their king-sized bed will fit in the bedroom or if they need to downsize to a toddler bed.
- Flaws on Display: Every scratch, dent, and creaky floorboard is just waiting to shout, “Hey, fix me!” Nothing to hide behind here.
Staging with Actual Furniture
Pros:
- Instant “Wow” Factor: A beautifully staged home makes buyers swoon. It’s like putting on your best outfit for a date—you want to impress, not show up in sweatpants.
- Room Functionality 101: You’re basically saying, “Hey, this is a dining room, not a ping pong arena.” You know, in case they were confused.
- More $$ in Your Pocket: A well-staged home can make buyers think, “This place is worth every penny… and maybe a few more!”
Cons:
- Cha-Ching: Renting furniture and hiring a stager isn’t cheap. And suddenly, that cute armchair in the corner is costing more than your Netflix subscription for a year.
- Logistical Circus: It’s like moving twice—furniture in, furniture out. You may find yourself making furniture arrangements more than dinner plans.
- Maintenance Mania: You’ll be that person saying, “Take your shoes off!” at every showing. And praying no one knocks over that very fragile (and expensive) decorative vase.
Virtual Staging
Pros:
- Cheap and Cheerful: No need to hire movers or rent furniture. Just let a designer with Photoshop skills do their magic—boom, your home looks like a million bucks (virtually).
- Unlimited Makeovers: Want a chic modern look? Done. Prefer rustic farmhouse? Easy. Want a life-sized Tyrannosaurus Rex in the living room? Probably not recommended, but hey, it’s possible.
- No Furniture, No Fuss: Since it’s all digital, you won’t have to worry about someone knocking over a lamp or scratching the floor. Perfect for the clumsy among us.
Cons:
- Virtual vs. Reality: The pictures online look like a magazine spread, but when buyers walk in, it’s a little more minimalist (a.k.a. empty). Could be a bit of a letdown.
- Surprise!: Buyers might feel like they’ve been catfished if your virtually staged home looks like a chic penthouse online but turns out to be an IKEA puzzle in real life.
- No Tactile Experience: As nice as virtual staging is, buyers still can’t plop down on that perfectly placed sofa and imagine a Netflix marathon.
Which is Better?
- Vacant Homes: Best if you’re going for that “modern art gallery” look or want buyers to focus on the potential. Just pray their imagination is top-notch.
- Staging with Actual Furniture: This is the “all in” option. It’s like dressing your home in designer clothes, but remember, designer prices often follow.
- Virtual Staging: Ideal for giving buyers a “look but don’t touch” experience. Just be ready for the awkward conversation when they ask, “So, where’s that couch I saw in the photos?”
So, to stage or not to stage your vacant home? In the end, whether you leave your house as a blank canvas, dress it up with actual furniture, or go virtual, the key is to help buyers see it as their future home! Not sure what it best for your home – Call me, I can help!
Unicorn Home for Sale in Niceville

I have a unicorn home for sale in Niceville. So, what makes it a unicorn? This is the only home in all of Niceville that is located in Sandy Acres Subdivision. Where is that you ask? On Ruckel Drive. Wait, isn’t Ruckel Drive located in the subdivision of Rocky Bayou Country Club Estates? The answer is yes with the exception of this home.
What’s the big deal about that? Well, this home is not subject to the HOA rules and fees like its neighbors. However, it enjoys the benefits of being surrounded by homes that are subject to the HOA rules.
This is fabulous home that has been very well maintained. The home has also had some important updates done. If you or any one you know is looking for a new home, I would love to show you this one.
Call me to see this Unicorn Home for Sale in Niceville!
Help your Home Sell Faster!

Selling a home this year has been a little more work, but there are several strategies to help your home sell faster. Here’s a comprehensive list based on my insights:
Key Factors for Selling Your Florida Home Faster
In Florida, insurance has become a pretty big deal. Most buyers will be required to obtain a 4pt inspection on a new home in order to get insurance. The age and conditions of your Roof, HVAC, and Hot Water Heater are important factors. Speak with your real estate agent or insurance agent for details. Ensure these systems are in good working order. Provide documentation of recent inspections or replacements to reassure buyers.
Flooring:
Consider replacing old carpeting with modern, low-maintenance flooring like laminate or vinyl, which is often more appealing to buyers. If replacing flooring isn’t feasible, a deep clean can help make carpets more presentable.
Kitchen and Bathroom Updates:
If you can’t afford a complete update, focus on minor renovations like new countertops, fixtures, or cabinet hardware. Even a fresh coat of paint can make a big difference.
Deep Cleaning Sells:
A spotless home creates a great first impression. Invest in a professional cleaning service for a thorough deep clean. Do not underestimate the importance or power of this. I have had many buyers walk out of a home without looking due to lack of cleanliness.
Neutral Paint Colors:
Freshly painted walls in neutral shades make the home feel larger and allow buyers to envision their own decor.
Declutter Your Home:
Clear out personal items and excess furniture. A tidy space helps buyers visualize themselves living in the home. Counters in the kitchen and bath should be empty minus a few decorative items. The same goes for dresser tops, nightstands and end tables.
Updated Light Fixtures:
Swapping out dated light fixtures for modern ones can enhance the home’s appeal significantly without breaking the bank.
Outdoor Enhancements
Curb Appeal:
Maintain your lawn, trim hedges, and keep flower beds tidy. Fresh mulch can enhance the look of gardens.
Pressure Washing:
Clean driveways, sidewalks, and patios to give a fresh appearance.
Outdoor Living Space:
If possible, stage any outdoor spaces to highlight Florida’s lifestyle. Simple furniture or decor can make a patio or porch more inviting.
Additional Tips
Working with a Knowledgeable Realtor:
A good realtor can provide insights on the local market, help you price your home competitively, and recommend service contracts to make your home more attractive. They will also in list the help a professional photographer to capture your home in its best light. Good visuals attract more potential buyers.
Flexible Showings:
Make your home available for showings at various times, accommodating potential buyers’ schedules.
By focusing on these strategies, you can enhance your home’s appeal and help your home sell faster.