Why Pre-Approval Is More Important Than Ever This Spring

Spring is here, and so is the busiest season in real estate. More buyers are out looking for homes, which means more competition for you. If you want to put yourself in the best position to buy, there’s one step you can’t afford to skip, and that’s getting pre-approved for a mortgage.

Some buyers think they can wait until they’ve found a home they love before talking to a lender. But in a season where homes can sell fast, that’s a risky move. Getting pre-approved before you start your search is a much better bet.

Here’s what you need to know about this early step in the buying process.

What Is Pre-Approval?

Pre-approval gives you a sense of how much a lender is willing to let you borrow for your home loan. To determine that number, a lender starts by looking at your financial history. Here are some of the things that can have an impact, according to Yahoo Finance:

• Your debt-to-income (DTI) ratio: This is how much money you owe divided by how much money you make. Usually, you can borrow more if you have a lower DTI.

• Your income and employment status: They’re looking to verify you have a steady income coming in – that way they feel confident in your ability to repay the loan.

• Your credit score: If your score is higher, you may qualify to borrow more.

• Your payment history: Do you consistently pay your bills on time? Lenders want to know you’re not a risky borrower.

After their review, you’ll get a pre-approval letter showing what you can borrow. Having this peace of mind is a big deal – it helps you feel a lot more confident in your ability to get a home loan. And the fringe benefit is it can also speed up the road to closing day because the lender will already have a lot of your information.

It Helps You Figure Out Your Budget

Spring is a competitive season, and emotions can run high if you find yourself up against other buyers. Having a firm budget in mind is so important. You don’t want to get too attached and end up maxing out what you can borrow. As Freddie Mac explains:

“​Keep in mind that the loan amount in the pre-approval letter is the lender’s maximum offer. Ultimately, you should only borrow an amount you are comfortable repaying.”

So, use this time to really buckle down on your numbers. And be sure to factor in other homeownership costs – like property taxes, insurance, and maybe even homeowner’s association fees – so you know what you can comfortably afford.

Then, partner with your agent to tailor your search to homes that match your budget. That way, you don’t fall in love with a house that’s out of your financial comfort zone.

It Helps Your Offer Stand Out During the Busy Season

Spring buyers aren’t just competing for homes. They’re competing for the seller’s attention, too. And a pre-approval letter can help you stand out by showing sellers you’ve already gone through a financial check. Zillow explains it like this:

“Having a pre-approval letter handy while you’re shopping for a home can also help you act quickly once you’ve found a home you love. The letter shows potential sellers that you’re a serious buyer who has the financial means to close on the home. In a competitive market, an offer with a pre-approval letter attached will stand out among other offers that don’t include one — increasing the chances of your offer being accepted.”

That means when sellers are choosing among multiple offers, yours could rise to the top simply because you’ve already taken this step.

And here’s one final tip for you. After you receive your letter, avoid switching jobs, applying for new credit cards or other loans, co-signing for loans, or moving money in or out of your savings. That’s because any changes to your finances can affect your pre-approval status.

Bottom Line

If you’re thinking about buying a home this spring, getting pre-approved should be your first move. It’ll help you understand your budget, show sellers you’re serious, and keep you from falling in love with a house that’s out of reach. Talk to a lender to get started.

Read more at Keeping Current Matters

Related Links

• 6 Things Designers Always Look for at Estate Sales (And You Should Too)

• Home Sellers Who Didn’t List On The MLS Lost $1B In Sale Proceeds

• Federal housing agency will not cut Fannie Mae and Freddie Mac loan limits, new director says

If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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How to Design a Drought-Resistant Garden That Flourishes in Any Weather

Cultivating a garden is all about adding a little something beautiful back into the world, not just for the sake of the view in your own backyard, but also for every neighbor, nature-lover, and pollinator who encounters it. While your mind may be consumed by the color of flowers you’d like to grow, it’s also important to consider mother nature’s ever-evolving needs when planning out your landscape, including our struggling planet and the need to be judicious about water usage.

The good news? There’s a smart—and aesthetically pleasing—solution to your desire to consciously cultivate: a drought-resistant garden. Made up of plants that can handle dry conditions, these thoughtful landscapes conserve water, reduce maintenance, and enhance the beauty of your outdoor space. They’re the perfect solution in the face of water ordinances, especially hot summers, or unpredictable rainfall—and you won’t feel like you’re sacrificing beauty one bit. From choosing the best plants for your area to tips on soil prep and watering, you’ll find easy-to-follow advice below to help you create a beautiful, low-maintenance garden that can take the heat—literally.

What Is a Drought-Resistant Garden?

The concept of a drought-resistant garden goes far beyond just selecting plants that need a little bit less water than your average plants. In fact, it’s a whole ethos. “A drought resistant garden takes into consideration the seasonal precipitation and natural hydrology of a space to ensure the maximum health of the vegetation and the inhabitants of the space with minimal resources,” says Nahal Sohbati, who runs California-based company Topophyl alongside partner Eric Arneson. “While drought-tolerant gardens are especially suited for regions with limited rainfall, such as Mediterranean climates, arid deserts, and semi-arid zones, they can also be beneficial in areas that experience seasonal droughts or unpredictable water availability.”

“When discussing planting, there is a distinction between drought tolerant and drought resistant varietals,” adds Kevin Lenhart, the design director at Yardzen. “Drought tolerant refers to a plant’s ability to endure periods of drought—it may not be its happy place, but it’ll survive. On the other hand, drought resistant plants evolved to thrive in arid or low-water environments with minimal additional irrigation. They often have adaptations like deep root systems, waxy or small leaves, or water-storing capabilities to help them cope with dry conditions.”

How to Design a Drought-Resistant Garden

Prep Your Soil

Like with any type of garden, a thriving ecosystem starts with the right foundation. Before even heading to the garden center to choose your plants, put time and energy into prepping your soil for the optimum conditions. “Proper conditions for a drought-tolerant landscape will depend on where you live, but having good soil that retains moisture will help,” says Jessica Zander of You Can Do It Gardening. “Adding compost and other organic material is the most effective way to do this and mulch will help to retain moisture, as well as reducing weeds and regulating soil temperatures.”

“Mulch plays a crucial role in moisture management,” agrees Sohbati. “It reduces evaporation, suppresses weeds that compete for water and nutrients, and improves overall soil health. Organic mulch, such as bark, wood chips, or leaf litter, will gradually break down to enrich the soil while also insulating plant roots and creating a healthier growing environment.”

Select Regional Plants

If you don’t already know what USDA hardiness zone your garden falls under, now’s the time to find out. This information will become crucial as you go on the quest for drought-resistant plants that will thrive in your area. “If you're planting drought-resistant plants in your yard, research ones that will do the best in your particular climate,” says Zander. “This can be determined either by which USDA hardiness zone you're in or which ecoregion you're in, which references areas that have the same climate, geology and soils, as opposed to just being about temperature. Selecting plants native to your region will give them an advantage over ones that are from other areas or even other countries.”

Be Mindful of Topography

Turns out, it’s not just the location or grow zone you should consider when planting a drought-resistant garden—it’s also the topography of your yard in general. “Rather than modifying your garden to accommodate plants that struggle in the existing conditions, the most effective approach is to select plants that are already suited to the site,” says Sohbati. “Lower areas collect more water from rainfall or irrigation, making them suitable for plants that prefer slightly more moisture. In contrast, highly drought-adapted plants that don’t tolerate excessive water should be placed on higher slopes or berms of mounded soil, where runoff is minimal and water doesn’t linger.”

Group Likeminded Plants Together

Even plants need a friendly support system every once in a while. To guarantee success in your drought-resistant garden, be mindful about teaming together varietals that have similar needs and growing conditions. “Grouping plants with similar water needs helps make irrigation more efficient and prevents over- or under-watering,” says Sohbati. “This approach, called hydrozoning, ensures drought-tolerant plants don’t receive excess moisture while allowing slightly more water-dependent plants to get what they need.”

Time Your Watering Right

Sure, your garden may be focused on conserving water, but you will still have to give your plants a sprinkle every once in a while—and timing your shower accurately is crucial to success. “Always water your garden in the early morning or late evening to reduce evaporation loss,” says Lenhart. “Water deeply and infrequently to encourage deep root growth, rather than frequently and shallowly.” If you’re hoping to cut your water dependency entirely, Zander suggests installing a rain barrel and relying on mother nature to provide your H2O.

Distance Plants From Hardscaping

A picture-perfect landscape isn’t just made up of plants; it also has other forms of visual interest, like rock walls, fountains, and walkways—all commonly referred to as hardscaping. While these elements make for a beautiful addition, pros warn that they require a bit more thought as you plan out your garden. “Placing plants near hardscape features like paving or walls can significantly increase the heat load on that plant,” explains Lenhart. “If a plant does not tolerate heat well, you should separate it from features that absorb and reradiate heat.”

The Best Plants for a Drought-Resistant Garden

Below, our pros share their go-to varietals for a tough-as-nails garden that’s beautiful to boot.

• Desert Willow: “I love this plant not only for its imperviousness to drought, but for its effectiveness as a design element,” says Lenhart. “Desert Willow works beautifully as a small tree that you can use as a focal element in compact spaces. Its blooms are dramatic, and its foliage and branching structure are attractive. It’s also relatively hassle free, easy to source, and a native with a fairly broad range across the southwestern border.”

• Deer Grass: “Deer Grass (Muhlenbergia rigens) is an absolute star,” says Sohbati. “It’s easy to grow, requires minimal water, and thrives in various conditions. With its deep root system, it also serves as an excellent erosion control plant. It requires little maintenance with trimming once a year. Its graceful, grassy form adds movement to the landscape, making it a standout feature in any drought-resistant garden.”

• Yarrow: “Native to a wide stretch of the United States, yarrow is a great habitat plant that plugs in beautifully to many different landscape styles,” explains Lenhart. “I use it routinely to replace non-native species when delicate blooms and lacy foliage are needed. When happy, it will spread, so you can also use it as a non-walkable groundcover.”

• California Buckwheat: “California buckwheat is another exceptional native plant that comes in various forms, from ground cover to shrub,” says Sohbati. “It’s highly drought-tolerant, requires minimal water, and is a keystone plant that plays a crucial role in supporting local wildlife. We especially love its seasonal interest, with soft pink and yellow flowers that transition to a rusty tan as they dry, adding beautiful, evolving colors to the garden throughout the year.”

• Salvia: “There are loads of Salvia species that perform very well through drought conditions,” says Lenhart. “I tend to seek out the regional native, but have a soft spot for Autumn Sage (Salvia greggii) for its small stature, which makes it very useful in smaller yards, or even in containers."

Read more at Real Simple

Related Links

• 6 Things Designers Always Look for at Estate Sales (And You Should Too)

• Home Sellers Who Didn’t List On The MLS Lost $1B In Sale Proceeds

• Federal housing agency will not cut Fannie Mae and Freddie Mac loan limits, new director says

If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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6 Things Designers Always Look for at Estate Sales (And You Should Too)

While you can't plan to stumble across certain items at an estate sale, there's nothing like the thrill of the hunt. It may take dozens of failed attempts, but nothing compares to that feeling of accomplishment that comes once you finally find the piece you've been dreaming of.

No one knows their way around these events quite like the ones who shop them professionally, so we asked three designers to share what they always buy at estate sales.

Sculptural Pieces

There's one thing Stephanie Abernathy, principal designer at Studio Wellington Designs, never passes up estate sales, and that's a good sculptural piece. She is particularly drawn to busts and finds it hard to keep up with her demand for them in her projects.

Busts add a timeless touch to any room, and Abernathy loves putting them on top of a mantel, in a study, and even propped up on a bathroom vanity.

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Solid Wood Furniture

Gone are the days when natural woods like maple and walnut were the primary choice for furniture construction. If you're looking to avoid MDF, secondhand is the way to go, and estate sales are where you can find these pieces at a price that is comparable, or even less, than new furniture.

"Estate sales can be treasure troves for hunting timeless, heirloom-quality pieces," says Meredith McKenzie, founder and principal designer at The Selective Design. "We're always on the lookout for wooden china cabinets, bookshelves, or desks with intricate hardware or carvings that showcase high-quality craftsmanship, like dovetail joinery and real wood construction."

Midcentury Modern Furniture

Interior designer Sarah Pickard always has her eye out for midcentury modern furniture, particularly pieces by Milo Baughman. Baughman is known as a pioneer in modern furniture design, and his pieces often sell for thousands.

However, Pickard says you just might be able to find one for much less at an estate sale or even in your parent's basement.

"I walked past a recliner in my parents' garage for 30 years," Pickard says. "One day, I took the time to stop and realized an original Milo Baughman recliner was at my fingertips for 30 years. My mom was in her English country era and moved it to the garage."

Original Art

All three designers we interviewed cited art as one thing they always buy at estate sales—especially antique and traditional-style art.

"You can find some beautiful, well-aged pieces for much more reasonable prices than sourcing from an antique store or fine art gallery specializing in antique art," Abernathy says. "And it’s hard to beat authentic canvas aging. It's so delicious."

McKenzie is always looking for original artwork for her projects, and estate sales are often where she has the most luck on sourcing. She scouts lush landscapes in gold wooden frames, European scenes, or vibrant multi-color abstract artwork at these events.

"We encourage our clients to explore artist-made pieces rather than only purchasing framed prints or factory-made art," she says. "We especially look for art with a story or rich history, or something our clients really gravitate towards, whether it's the color, theme or subject."

Accent Chairs

Antique and vintage chairs may not be the most sturdy items for sitting, and that's why they often get overlooked at estate sales. But that just means more for Abernathy to snatch up. These pieces are perfect for displaying stacks of books and other decor.

"Estate sales have some of the most unique accent chairs," she says. "They feel so one of a kind and make such a statement in the spaces we design. The rich tones, the chips, the dings—they definitely feel like they have a story to tell."

Abernathy is always on the lookout for Louis XVI, Savonarola, and Spanish revival accent chairs.

Oddities and Collections

When you're shopping at an estate sale, you're looking at one person's curated collections. This is why these sales are the perfect places to source unique items full of personality.

Anytime they're sourcing for projects at estate sales, professional designers are looking for pieces tailored to their client's personal interests. And they also can't help but pick up some pieces for their own collections while they're at it.

For example, Pickard has collected blown glass ashtrays for years. When she finds one that speaks to her at an estate sale, she doesn't think twice about buying it.

Other vintage items Pickard loves collecting include Russel Wright pottery, table linens and Western-themed art.

Read more at the spruce

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If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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Home Sellers Who Didn’t List On The MLS Lost $1B In Sale Proceeds

Home sellers who did not list their properties on the MLS lost out on more than $1 billion in sale proceeds over the past two years, according to a study published Monday by Zillow. The study also found that these losses were deepest in communities of color.

Zillow defined communities of color as ZIP codes where a majority of households are headed by Blacks, Hispanics, Asian Americans, Pacific Islanders or Native Americans.

In 2023 and 2024, Zillow found that sellers who chose not to list on the MLS typically lost out on nearly $5,000, selling their property for 1.5% less than those listed on the MLS. In communities of color, this number jumped to 3.2%, more than double the 1.2% loss recorded in majority-white neighborhoods.

In majority-Black neighborhoods, Zillow’s analysis found home sellers who did not list on the MLS saw a median sale price difference of $9,851, while in majority-Hispanic neighborhoods, the number jumped to $13,728.

“The data is clear that selling off the MLS costs home sellers in communities of color thousands of dollars in lost value,” Zillow senior economist Orphe Divounguy said in a statement.

“These off-market listings not only harm sellers, but they limit exposure to potential buyers, possibly deepening inequities that have long existed in real estate. We must maintain transparency in the housing market so we don’t go back to the dark ages of real estate.”

Additionally, Zillow survey data shows that Hispanic and Black home sellers are more frequently advised to list their property off the MLS. Nearly three-quarters of Hispanic and Black sellers reported that their agent recommended using a private listing network, compared to only 24% of white sellers.

As part of the debate surrounding the National Association of Realtors’ (NAR) Clear Cooperation Policy — which mandates that a property be listed on the MLS within 24 hours — Zillow has become a vocal supporter of the policy.

To conduct its study, Zillow analyzed 2.72 million sales transactions, comparing homes that sold on the MLS with privately listed sales. The company defined privately listed sales as those that were marketed privately and were evidently only submitted to the MLS once a purchase contract was in place.

“To classify these sales, Zillow identified sales that were reported pending or closed with at most one day active and with a buyer and seller represented by the same agent or by agents within the same brokerage office,” the report stated.

Additionally, Zillow said it parsed off-MLS transactions that were never published to public MLSs after being privately listed. It further narrowed the subset of off-MLS transactions to those with a previously recorded sale on the MLS.

Zillow said only this subset of off-MLS transactions was included in the analysis. It excludes new construction homes, foreclosure sales, auction sales, non-arms-length transactions, bank/corporate/government acquisitions, invalid quit claims and outlier sale prices (defined as below $10,000 or above $10 million).

In determining the impact of how and where the home was listed, Zillow said it started with its Zestimate home price from three months prior to the sale. If a home was listed at this point in time, it was excluded from the study.

“To strip out the effect of market-level price movements during this three-month period, Zillow adjusted the Zestimate using movements in the Zillow Home Value Index at the ZIP code level,” the study explained. “The ratio of the sale price to the Zestimate-based expectation was then taken. The median of this ratio was compared between listing groups: the on-MLS listings compared to the pocket listings and validated off-MLS listings.”

NAR is expected to vote soon on a potential repeal of CCP.

Read more at Housingwire

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• This Is the #1 Spring Cleaning Task You Should Always Start With, Pros Say

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If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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Federal housing agency will not cut Fannie Mae and Freddie Mac loan limits, new director says

The newly confirmed director of the Federal Housing Finance Agency, Bill Pulte, who oversees mortgage giants Fannie Mae and Freddie Mac, said he will not lower the conforming loan limit, or the maximum value for the loans the two firms will buy and guarantee.

That limit is calculated each year according to current home prices. It now stands at $806,500, an increase of $39,950 (or 5.2%) from 2024.

“There are no plans to do anything as it relates to the conforming loan limit,” Pulte said Tuesday.

The Trump administration has touted plans to reduce the federal government, and many have expected it will work to shrink the size of Fannie Mae and Freddie Mac. The mortgage giants guarantee the vast majority of the nation’s $12 trillion mortgage market.

“Those close to it see a reduction in loan limits appeasing the populists irritated that the government is insuring million dollar mortgages, when in reality there’s ample supply of capital from banks and non-banks to support that activity,” said Eric Hagen, managing director and mortgage finance analyst at BTIG. “The question is how much mortgage rates for jumbo borrowers might need to increase to support it, all of which could be highly sensitive to timing and interest rates.”

The FHFA has overseen the two firms since they went into conservatorship in 2008. With the recent appointment of Pulte, questions have been swirling about what he intends to do with the two, including if he would move to lower their conforming loan limits. Pulte toured Fannie Mae and Freddie Mac offices last week, posting on social media a video of empty offices, desks and even the cafeteria.

In a recent report, the CATO Institute, a Washington, D.C.-based think tank, pushed the idea that Congress should limit the FHA’s single-family insurance portfolio to first-time homebuyers.

“Additionally, the FHA should decrease the value of loan limits eligible for FHA single-family mortgage insurance to (at most) the first quartile of home prices,” the report said.

Read more at CNBC

Related Links

• This Is the #1 Spring Cleaning Task You Should Always Start With, Pros Say

• Top Tips To Deal With a Bidding War During Home Selling Season—and Knowing When To Exit

• Rising Inventory Means This Spring Could Be Your Moment

If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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