Best Boise Local Ice Cream Shops

There are so many things to love about Boise, but one of the best parts of the Treasure Valley is all of the local restaurants that offer flavor and flair unique to Boise. Take a stroll through downtown and you’ll find lots of places to eat that you’ve likely never seen before. Of course the same applies to Boise dessert shops and as a lover of food, you better believe I know where almost every single one of them are!

Because I believe everyone needs to know this valuable information, I put together a roundup of the best Boise local ice cream shops. If ice cream is your love language, keep reading!

Best Boise Local Ice Cream Shops

1. The Stil

   Locations:

   786 West Broad Street
   Boise, ID

   3724 South Eckert Rd
   Boise, ID

   13 S. Latah
   Boise, ID

   I think The Stil is probably my personal favorite. They offer some of the most unique flavors of ice cream in Boise and I love the creative names they come up with. On a recent visit, a friend of mine was feeling extra brave and tried Picnic in the Park which contained raspberry, walnut and goat cheese ice cream. Sounds a bit odd, but the result of mixing these was absolutely heavenly. But don’t worry if you have a less adventurous palette. Their Fresh Powder is a classic vanilla with cream cheese and it’s absolutely dreamy. The Stil offers dairy free and vegan options and also booze infused flavors.

   As if all of this does not have you drooling, they also offer local and regional beer and wine at The Stil and can help with ice cream/wine pairings. I think it’s easy to see why this is my favorite!

Ice Cream at The Stil has no artificial flavors, colors, or additives and they use local dairy to make their small batch varieties. The STIL stands for The Sweetest Things In Life and the company has been in business for four years. They’ve recently added a new location on the Boise Bench, so it’s easy to indulge in Stil ice cream no matter where you are in the Treasure Valley (and honestly, it’s worth the drive if you are not super close to a location).

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2. Goody’s Soda Fountain & Candy Store

Location:

1502 N 13th St.
Boise, ID

As part of my “research” for this article I visited Goody’s! Before I even set foot in the shop, I knew exactly what I was going to order. I’ve had numerous people recommend the toasted coconut ice cream, so it was a natural choice. And it was everything I was expecting. Light and summery, but so packed with flavor. I highly recommend it! My friend opted for a frozen lemonade sorbet which was also very delicious. Some flavors are year-round (like toasted coconut) and some are seasonal (frozen lemonade and more). At Goody’s you can order scoops of ice cream, but they also have sundaes, malts, shakes and more.

When you walk into Goody’s Soda Fountain & Candy store you’ll be hit with a bit of nostalgia. Beyond ice cream they have fresh-made caramel corn, chocolates and some old fashioned candies which all line the back walls of the shop. It smells like heaven in there! The Boise location opened in 1997 in Hyde Park, but the original Goody’s started in Sun River, Oregon in 1984. Thirty-seven years and thousands of scoops later, Goody’s is still hand making ice cream twice a week and is a well establish Boise tradition.

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3. Stella’s Ice Cream

Locations:

100 N 8th Street
Boise, ID

2826 S Eagle Road Suite 140
Eagle, ID

1212 3rd Street South
Nampa, ID

Everyone has a favorite Stella’s flavor and they usually aren’t the same thing, which means everything must be delicious. Flavors change monthly and they always have at least one vegan option. If you love coffee ice cream, try All Nighter which is chocolate + coffee + cookie dough. If you can’t decide on a single flavor, choose one for now, and take a pint to go of another flavor.

Stella’s has been on the scene in Boise since 2017 and has quite a following. They have multiple locations in the Treasure Valley and their shop is a fun place to visit. For hard core fans, they also sell Stella’s merch like t-shirts and hats.

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4. Delsa’s Ice Cream Parlour

Locations:

7923 W Ustick Rd
Boise, ID

1407 W. McMillan Rd
Meridian, ID

West Boise residents are surely familiar with Delsa’s Ice Cream, but for those of you in the east end of Boise, this might be a new discovery. Sit on the patio and enjoy up to a triple scoop, or opt for a sundae or shake. Flavors rotate through 130 different options. One of the best things about Delsa’s is the sherbet options, especially on hot summer nights. Delsa’s also has sandwiches and burgers at the Boise location that are customer favorites.

The original Delsa’s location on Ustick was once part of a farm owned by Owen & Delsa Walton. Delsa Walton was known for her ice cream and made it fresh for the neighborhood kids. In 1961 they added another building to their 80 acre farm and opened an official ice cream parlour. The ice cream is made on-site at their creamery and over the years they have won numerous awards. The Meridian location opened earlier this year.

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5. Reed’s Dairy

Locations:

1735 West Chinden
Meridian, ID

10785 W. Lake Hazel
Boise, ID

You’ve probably seen a Reed’s Dairy truck out for delivery on a milk route, but did you know they also have two Treasure Valley retail locations where you can get the most delicious ice cream? It’s true! I stopped by Reed’s Dairy in Meridian on a Friday night and I could tell by the crowd I was in for a treat. Their ice cream is super thick and rich and I loved every bite. They also have flavors available to grab and go in pints and gallons.

And if you are in the mood for something special, pick up a gallon of Root Beer Milk. It’s like the leftover little bit left in the bottom of a Root Beer float once all the ice cream has melted and it’s super delicious.

Reed’s Dairy began as a milk delivery service in Idaho Falls in 1955. The Idaho Falls farm still supplies the dairy needs for the expanding locations in Boise and Meridian and all of the ice cream, cheese and other dairy items are produced right there on site!

Which local Boise Ice Cream Shop is the best?

I asked on my social media recently which local Boise Cream Shop is the best and reviews were mixed. It seems everyone has a favorite! In my view, a balanced diet is an ice cream in each hand, so no matter which of these you think is the best Boise local ice cream shop, you can double fist the desserts and live a happy life.

Five Fun Day Trips from Boise

One of the coolest parts about living in Boise is that you can be out of the city and on an adventure in about 15 minutes. While going camping for the weekend has its advantages, sometimes you need a short break from the everyday, but you don’t have a full weekend free. Here’s five fun day trips from Boise, Idaho.

Ideas for Day Trips from Boise, Idaho

These mini adventures are the perfect size for a quick day trip from Boise and you can be back by dusk and sleep in your own bed!

1. Jump Creek Falls

Travel Time from Boise: 55 minutes
How to get to Jump Creek Falls: From I-84 W, take Exit 33A, then follow Highway 55 through Marsing and on to the junction with US-95. Continue 1 mile past the junction and turn left onto Cemetery Road. In a short distance you arrive at a T-intersection with a stop sign. Turn left. This road turns into Jump Creek Road. Follow this road until you reach the recreation are and the trailhead.

Jump Creek is a short drive from Boise and though the whole family will enjoy it, it’s especially fun for teenagers. After a short, easy 1/2 mile hike, you’ll arrive at a large swimming hole in the basin of some large cliffs. There is a stunning 60-foot waterfall that flows down the rocks and into the swimming hole.

For more adventurous people, you can hike straight up the large boulders surrounding the swimming hole and get a breathtaking view from the top. The trail open only during the day and there are picnic tables and a restroom at the trailhead.

For those who just want the hike and may not be prepared to get wet, note that in the spring, part of the trail can be covered by up to shin high water, so plan your shoes and attire appropriately.

2. Weiser Classic Candy Store

Travel Time from Boise: 1 hour 12 minutes
How to get to Weiser, ID: From 1-84W take exit 374 onto OR-201 N in Malheur County. Follow OR-201 N into Weiser, following the signs.

Weiser Classic Candy is a blast from the past, and a delicious one at that. The drive to Weiser takes you through several small Idaho towns and if you enjoy a nice drive through the country with the windows down, getting to Weiser Classic Candy is half the fun.

Once you arrive you’ll be greeted with the most charming candy store. The long glass case features dozens and dozens of delicious handmade chocolates, lots of varieties of fudge, dipped pretzels, caramel corn and so much more. Old fashioned jars atop the class display case feature even more wrapped candy options.

One of the best parts about Weiser Classic Candy is the Idaho themed candies and gifts. They feature huckleberry confections, Idaho shaped chocolate boxes and even a baked potato shaped fudge.

The candy store also doubles as a deli, so grab some lunch and then enjoy picking out your sweet treats.

3. Silver City, Idaho

Travel Time from Boise: 2 hours 4 minutes
How to get to Silver City, ID: From I-84 W take Exit 42. Merge onto Ten Mile Rd. Turn Right on Amity Rd. At the traffic circle, take the 3rd exit onto S Robinson Rd and follow Robinson Rd to Deer Flat Rd. Turn right on Deer Flat Rd, then turn left onto ID-45 S. Take ID-45 S until it turns into ID-78 E, then continue on. In approximately 20 miles, you’ll turn right onto Silver City Road which will take you into the town.

Silver City, Idaho is an old mining town that hasn’t changed since it was a bustling city of 2,500 in the 1860’s. Visiting Silver City is truly like stepping back in time. Walk through the city and see dozens of original structures including an old schoolhouse and a church on the hill. There are a few different cemeteries to visit with beautiful old headstones that would be great for photographers.

Silver City has a few gift shops you can visit and you can eat at the historic Idaho Hotel. Breakfast, lunch and dinner is served there along with pie, root beer floats and adult beverages. This is a fun day trip that seems to be an Idaho bucket list item.

Note that the road to Silver City is narrow and unpaved and is only open June - September. 4WD vehicles are recommended.

4. Miracle Hot Springs

Travel Time from Boise: 1 hour 45 minutes
How to get to Miracle Hot Springs: From 1-84 W, take Exit 141 and turn right. Then, turn left onto US-30 E and continue for 18 miles. Turn right at E 4800 N where you will find the destination.

Miracle Hot Springs is an unexpected luxury just outside of Hagerman, Idaho. Enjoy one of four geothermal fed public pools of varying temperature, or reserve one of the private VIP hot pools. With on-site massages, kayak and paddle board rentals and a live pet alligator pen, there is for sure something here for everyone.

If you love to camp, there are tent and RV spaces for rent as well as a few cabins. If camping isn’t quite your thing, try one of the Glamping Domes with a luxury queen bed and a/c or heat. A fun adventure for those who love the water!

5. Idaho City, Idaho

Travel Time from Boise: 55 minutes
How to get to Idaho City: Take ID 21 past Lucky Peak. You’ll drive right through Idaho City.

Idaho City was once a booming town of 7,000 comprised mostly of gold miners seeking their fortune. Many years later the gold dried up and tpeople moved on, leaving Idaho City with just around 100 inhabitants. The history and charm of this somewhat abandoned settlement has earned it the title of an Idaho Ghost Town.

Whether or not ghosts are actually roaming the town is up to interpretation, but you’ll find plenty of wild West charm along the streets of Idaho City. Many building are original, or have been restored with old time charm. You can visit the old jail, the courthouse, stop by the antique stores and if you are a history buff, don’t miss the Boise Basin Museum.

Of course no visit to Idaho City is complete without a stop at Sarsaparilla Ice Cream Parlor, and you can also grab a bite to eat at one of the local restaurants like The Gold Mine Bar & Grill or Diamond Lil’s Steakhouse & Saloon.

Have you visited all of these day trips from Boise? I grew up in Boise and there are a few even I haven’t been to!

What is the Difference Between Market Value and Appraised Value?

If you are a first time home buyer, all of the terms associated with real estate and mortgages can be a bit confusing. Of course, that’s why a real estate agent is so important in moving you through the process of buying your first home. With a real estate agent, every step of the journey is explained for you and you can ask whatever questions you want. One of the most common questions I hear is what is the difference between market value and appraised value.

What is market value?

Market value is simply the price a person is willing to pay for a particular house. It’s driven by demand and scarcity in the area. When there are too few homes on the market in a particular area, then prices are higher. Alternatively, when there are too many homes on the market, and not enough people who are buying, then prices dip a bit.

What is a buyer’s or seller’s market?

This demand and scarcity is what determines whether we are in a buyer’s market or seller’s market. A seller’s market is when demand for homes is higher than the available number of homes. Sellers have the advantage in the negotiation process, because they are likely receiving multiple offers on their home. Buyers have to be less picky about what repairs they ask for after the inspection and flexible on what closing costs they ask the seller to pay for.

In a buyer’s market, there are more homes available than there are buyers. Homes sit on the market a bit longer and prices tend to dip. In a buyer’s market, the buyer has the advantage and can negotiate price when making an offer and ask for extras such as having the seller pay closing costs.

What is appraised value?

After you’ve got your pre-approval and had your offer accepted on your dream home, the next step is to get your future home appraised. This generally happens within the first week after you are under contract and is required by the lender to determine value from a trusted source.

A trained home appraisal specialist comes to your new property and checks the condition of the home, then uses other comparable homes in the area to arrive at the estimated appraisal value. This number is passed onto the lender. However, the appraised value and market value do not always match up! This is especially true in today’s market when prices are rising rapidly.

What happens when appraised value and market value don’t match up?

When the appraised value is lower than the market value, there are a few things that can happen.

• The buyer can pay cash for the difference between the appraised value and the market value and essentially only request financing for the appraised value.

• The buyer and seller can negotiate the terms of the offer and find a way to work together to complete the sale.

• The buyer can walk away from the transaction and start a new home search.

I hope that helps clarify the process a bit and answer any questions you might have about what is the difference between market value and appraised value. During some years the two are generally closely aligned, but in other years one may come in higher than the other.

What are the Most Common Types of Mortgages?

If you are a first time home buyer, the amount of options available for financing can leave you a bit confused. You might be wondering what are the most common types of mortgages and what is available to me? While I’m not a home loan expert, I have helped hundreds of people through this process, so here is a super simple recap of the most common types of mortgages. There are expert lenders who can answer more in-depth questions and this article is not meant to be your only resource on this topic. I just want to provide an overall view of what the most common home loan options are.

Fixed-Rate Mortgage

A fixed-rate mortgage is by far the most common type of home loan. A fixed-rate mortgage essentially allows you to borrow the lump sum you need to purchase your home and then pay back the original amount borrowed, plus interest, in regular monthly installments. Once you lock in an interest rate, it stays the same through the life of the loan, so it’s great for those who like predictable monthly payments (though there may be some fluctuation for taxes).

A fixed-rate mortgage is typically either a 15-year or 30-year mortgage. Qualification for a fixed-rate mortgage does require a decent credit score and some money down, though it is a common myth that you need a full 20% down payment. Talk to your lender, as there are options available for as little as 3% down.

ARM

An ARM (or adjustable rate mortgage) is similar to a fixed-rate mortgage at the beginning of the loan, but then transitions to an adjustable interest rate after a period of time. For instance a a 3/1 ARM would have a fixed rate for the first 3 years of the loan and then would adjust every year after that based on market changes.

While an ARM might be tempting since those initial payments can be lower, it really only works in your favor if interest rates drop or stay steadily low after those first few years. Of course, there is no way to look into the future and know that is the case, so an ARM is best for those who know they will only be living in their home for a short period of time, or who feel confident they can refinance at some future date.

FHA

The Federal Housing Association (FHA) works to help people who cannot always qualify for a typical fixed rate loan. They insure special FHA loans for those who do not have excellent credit, or a full 20% down. FHA loans are popular with first time home buyers for that reason.

If you are looking at an FHA loan they must be sought through a government approved lender and there are a few regulations that apply. First, there is a cap on the amount you can borrow. And second, you will be required to pay a Mortgage Insurance Premium. Because these are government backed loans, there are a bit higher stipulations on the condition of a property the loan is being used for, but overall they are a great option if your credit is not super high or you don’t have much of a down payment.

VA

VA loans are also government backed loans, but they are specifically for US Veterans and those who have lost a spouse in the line of duty or a service member who was disabled on duty. VA loans require 0 down payment and unlike an FHA loan, they do not require you to pay PMI. This can be a great advantage to those who qualify for this type of loan and service members can often qualify for one even if they have a bankruptcy or foreclosure in their past.

A VA loan is backed by The Department of Veteran Affairs and thus there are some restrictions on the type and condition of the property they can be used for. In general they are for a primary residence that is in good condition. There is no limit on how much can be borrowed, but there is a mandatory VA Funding Fee on each new loan.

With this simplified recap of the most common types of mortgages, you should be able to have a foundational understanding of mortgages when you head in to talk to a lender. Again, these are simplified definitions of mortgage types and your individual lender can help guide you to what is best for your situation. I know some expert lenders in Boise, so if you need recommendations, please just ask!

Why You Need to Get Pre-Approved Before Shopping For Homes

It might seem like the most logical step to buying a home is to actually go and look at homes, but that’s not the case. There’s an important step you need to take care of before you even schedule your first home showing. Today I want to share with you why you need to get pre-approved before shopping for homes. It’s something I always recommend to my buyers and here are the reasons why.

What is pre-approval?

Getting pre-approved on a home loan simply means that a lender has reviewed your financial status and credit situation and can guarantee (in writing) that there is nothing standing in your way of getting a home loan. They also help determine what amount you can borrow, so there are no surprises once you find the home of your dreams.

Why do you need to get pre-approved?

The real estate market is moving really fast right now and it’s not uncommon for a house to have multiple offers the first day it’s listed. Sellers often collect offers, and then sit down to review them all at once to choose just one. A seller’s end goal is to get their house sold for the most money and the least hassle. If a seller has two offers for the same amount of money, then other factors come into play, such as closing date and pre-approval. They want to choose an offer that they feel confident will move through the closing process without any issues. A pre-approval letter is one step closer to closing since they know you are actually qualified to borrow the money you need.

Many sellers are asking that a pre-approval letter be included with your offer to purchase and you don’t want to be held up from making an offer while you wait for the bank to process your pre-approval. Have it ready to go before look at houses.

Another reason to get pre-approval is that it helps determine what price range you should be looking in. A pre-approval letter tells you what the maximum you can borrow is. Knowing your budget before you look at houses can save from the heartache of falling in love with a home, or a neighborhood you cannot afford.

What do you need to get pre-approved?

Before you apply for pre-approval, it’s helpful to take a look at your credit report so you know what’s there. There are numerous places to get free credit reports and checking your own credit score will not hurt your credit. If you are planning for pre-approval well in the future, you could also work to pay down any debts so you have a stronger credit standing when the time comes.

A lender will likely give you a list of items to bring with you to your appointment, but here are some of the most common items needed for pre-approval…

• Photo ID (usually a driver's license or passport)

• Social security number

• Recent pay stubs

• Bank statements from the previous 2 months

• W-2 tax forms for the past two years

• Federal tax returns dating back two years

How long does pre-approval last?

Because pre-approval is based so much on your current financial qualifications, it does have an expiration date, typically 60-90 days. If you don’t find a home within that time frame, you’ll need to go through the process again and get a fresh pre-approval letter.

What to do first if you want to buy a house.

Contact a Realtor (hopefully me) and discuss what you are looking for in a home and location so that you can get an idea of current home prices in your area, then get your pre-approval in place. It will make your offers more appealing to sellers, and ensure you are looking in the right price range as you search for your future home, sweet, home. Now that you know why you need to get pre-approved before shopping for homes, you can move forward with confidence.

I’ve got a few great lenders that I know will take good care of you, so if you need a recommendation, please just ask.

Seller Checklist: What To Do Before You List Your Home

Deciding to sell your home is a big step. Maybe you are ready to jump up to a bigger home, or maybe a job transfer or family situation is the reason for the move, but regardless, once you decide the time is near, you might be wondering what to do before you list your home for sale.

We’ve put together this handy home seller checklist to help you organize and tackle the task of preparing your home to list. There are a few key things you can do, in advance of the sign going up in your yard, to ensure a smooth and profitable process.

1. Contact a Listing Agent

It might seem like you should get all your ducks in a row before you contact a realtor, but the opposite is true! A realtor can do a pre-listing walk through and point out great features in your home that you’ll want to play up for the listing, and also areas that might need a bit of work. It’s always great to have a second opinion from someone who’s looking out for your best interest. This also gives the realtor a chance to take a peek at your home so they can start working on pricing it correctly.

It’s also a great opportunity for you to interview your realtor if you’ve never worked with them before. It gives you a chance to make sure personalities are a good fit and that you are both comfortable moving forward with the relationship.

2. Make Renovations

We’ve got a great article about which renovations increase a home value, but in general you should walk through your home with a critical eye and make a list of all the things that a potential buyer might not be thrilled with. Start with the quick fixes so you’ll have some wins under your belt, then make arrangements for the bigger items. It’s not necessary to make your home look brand new, but if you can impress potential buyers with the well-kept condition of your home, you’ll get more money in the long run.

Besides obvious repairs, here are a few areas of your home to renovate before listing…

• Walls: Patch any obvious holes and consider paint. Painting your walls is a really inexpensive way to freshen up your home. Just make sure and choose colors that will have wide appeal.

• Floors: Whether you have hardwood or carpeting, consider the condition. At the very least get the carpets cleaned, but if your floors are worn out, consider getting hardwood refinished or carpet replaced.

• Kitchen: Consider what items are worn or outdated and then make a plan to strategically update. A total overhaul is rarely needed. Consider painting or replacing just the cabinet doors and leaving the cabinet boxes in place. Change out the backsplash tile to a more modern look that also ties in with existing countertops. Replace sink faucets but leave the old sink if it’s in good shape. Be smart about where your money goes, as kitchen renovations are easy to overspend on.

• Curb Appeal: Cut back overgrown bushes and trees. Rent a power washer and clean off the exterior of the home along with sidewalks and porches. Consider fresh soil aide and plant some flowers. Paint your front door, replace dated porch lights and change out your house numbers for something more modern.

• Bathrooms: Replace outdated light fixtures and faucets. Replace toilet seats, if possible, with new ones. Recaulk around the toilet, sink and tub if needed.

Look through the repair list you’ve compiled, figure out how much time you have before you want your home on the market, then make a plan to tackle your seller checklist. You’ll know exactly what to do before you list your home and can keep yourself on track for your target listing date.

3. Declutter

Be ruthless in your decluttering. If you need some motivation to get rid of stuff, keep in mind that everything you keep is going to have to be packed and moved to your new house. Make sure counters and surfaces are free and clear of clutter and appliances as much as possible. Organize under sinks, in cabinets and closets as you can bet some potential home buyers will look inside these locations.

While you’re ruthlessly decluttering, don’t forget about the garage. This is a great time to pack up items you can live without for a bit and rent a storage unit, rather than piling things in the garage. Remember that empty spaces give the impression of more space, which is exactly what a buyer is looking for.

4. Deep Clean

I can’t stress this enough. People have all different standards of cleanliness and before you list your home, you should strive to meet the cleanliness standards of the Royal Palace. Clean everything! In the event that the Queen herself comes to walk through your house, you want to make sure that you are giving the impression of a well kept, well maintained home. Have high standards! Clean that crevice between the counter and the stove, wipe out underneath sinks and cabinets, and dust the tip top corner of your entry way that likely hasn’t been touched in years.

Be sure and get your carpets cleaned if you aren’t replacing them. Clean your windows inside and out and wipe down walls and mouldings.

5. Stage Your Home

You can stage your home yourself or hire a professional stager, but the end goal is the same; to create an inviting space that the prospective buyer can envision as their own. That means you need to try and remove your personality from your home as much as possible. Think of your rooms as a furniture display, create a center focus for each room, and remove everything else. For example your home office may actually double as a workout room and the kids art center, but move everything else out and position the desk with the best view of the window.

Removing large collections you may have displayed, taking down family portraits and simplifying decor options will all help make your space more inviting to a prospective home buyer.

The end goal is to have someone walk into your home and feel like it’s essentially move in ready. This seller checklist will help you organize what to do before you list your home so that you can avoid overwhelm and move forward with a winning plan. Use your realtor as a resource whenever you have questions. I’ve helped many through this process and know what the pain points usually are, so I have help you avoid them upfront!

How To Know When It’s The Right Time To Sell Your Home

Before that for sale sign went up in your neighbor’s yard, they might have spent hours and hours thinking about moving, and talking to friends about moving, making pros and cons lists and just generally agonizing over the decision. I get it. There’s a reason moving consistently makes the list of most stressful life events. I can make the actual process of moving fairly smooth for you, but it’s a huge, emotional decision for most people. If moving has crossed your mind, you might be wondering how to know when it’s the right time to sell your home.

Sometimes the decision to move is out of your hands, like when a job transfer moves you to a new city, or when divorce or marriage necessitate a change of location. It’s the other times, when the choice to move is 100% yours to make, that the decision is a tough one. You might be worried about how moving is going to affect your kids, or worried about the responsibility of a bigger mortgage.

Despite those worries, there are a few key indicators that help you know when it’s the right time to sell your home. Here’s a list of questions to ask yourself when considering a move.

1. How much equity do I have?

According to Dave Ramsey, “being financially ready to sell your house comes down to one factor: equity.” Equity is the difference in what you owe on your mortgage versus what your home is worth. Positive equity is when you owe less than you can sell your home for, and negative equity is when you owe more than your. home is worth.

Home values have really been on the rise lately, so negative equity is not so common right now, but if the price you sell for won’t pay off your mortgage (or if you just break even), it’s probably not the right time to move.

2. Can I afford enough of an upgrade to make it worth it?

Let’s face it. Getting your home ready to sell, then packing everything up and moving, just to unpack it all again is a hassle. You want to make sure that the advantages of moving are enough to outweigh the emotional and financial costs of moving. Before you list your home ask yourself if you can afford to make enough of an upgrade to make it worth it. Sometimes the upgrade is in space, or number of rooms, or school district, or neighborhood. But whatever the reason for moving, ask yourself if you can afford to make a significant change. Getting close to your desired school district is not the same as being IN the school district, and having almost enough bedrooms is not the same as having enough. If you hang tight where you are for a few more years and those desired upgrades become attainable, then it’s worth the wait.

But if you can afford the upgrades you need and want, then go for it!

3. Is your home in selling condition, or can you get it there fast?

We recently shared an article about which renovations increase your home value and it’s got some great tips. The key is to make your home as move-in ready as possible so you can get top dollar for it. If you are considering selling, walk through your house with critical eyes and make a list of needed renovations. Ask yourself if you can quickly make needed repairs to get your home ready. If it’s going to take a bit to be ready, start repairs now. At the very least you’ll get to enjoy your renovated home.

4. Is the market in your favor?

Although the housing market follows a national trend, it’s important to look closer to home, in your own city to get an accurate picture of what is going on. Find out where the advantage lies, with sellers or with buyers? A seller’s market is when there’s a shortage of homes available in the area, meaning you can get top dollar as a seller.

Another area to check is interest rates. When rates are low it’s a great time to be a buyer and if you are considering selling, you are likely buying too.

5. Can you afford the costs of moving?

There are numerous costs associated with moving beyond just the price of the new house and closing costs. Ask yourself if you have enough cash flow to cover the necessary costs. Here are a few moving costs to consider:

• Staging costs: Storage Unit Rental for excess household goods, or professional staging services.

• Seller Concessions: These are the unexpected repairs requested by the buyer after the inspection. Of course it is the seller’s choice whether to move forward with requested repairs after the inspection, but typically some repairs are needed.

• Moving costs: Professional movers, moving van rental etc.

In the end, the choice to sell your home is both an emotional and financial decision. Weighing the pros and cons and considering what dissadvantages there are to NOT MOVING can help you feel pulled in one direction or the other. Ultimately, no one can tell you for sure how to know when it’s the right time to sell, because it’s such a personal decision, but considering the questions on this list will help you take a deeper look at your options.

Which Renovations Add Value to a Home

If you’re considering selling your home, but have a bit of time before you are ready to do so, you might want to plan a few renovation projects that will enhance the appeal of your home for future buyers. While you shouldn’t make decisions based solely on what you think a future home buyer would want, it’s important to note which renovations add value to a home. That way you can choose a few that serve dual purpose; making the home a better fit for you now, and finding ways to increase the value of your home when you are ready to sell.

1. Paint Your Front Door

This is perhaps the easiest and least expensive upgrade and it’s one of my personal favorite recommendations. A first impression is important and your front door is literally the first impression. Choose a color that is classically trendy, meaning a trending color that isn’t TOO trendy. Turquoise is not classically trendy, but black or navy blue are. Along with new paint consider upgrading hardware and replacing the metal kick plate as well. Check out this gallery of Good Housekeeping’s front door color suggestions if you feel stuck.

Bonus Tip: Add a new front door rug as well!

2. Improve Your Landscaping

HomeLight’s recent Top Agent Insights report revealed that 94% of agents agree buyers are willing to pay more for houses with great curb appeal. This falls under great first impressions as well and a well kept yard sends the message that the rest of the house is well kept too. A yard that clearly needs work has likely already counted against your home before the buyers een step foot in the property. Hose off the sidewalks and porches, trim up the trees and bushes, add new soil aide and plant some pretty flowers. If you have trees or large bushes that are obstructing sidewalks or just seem overgrown, take them out.

3. Make Minor Updates to the Bathrooms

For an easy update replace dated vanity lights or sink and tub fixtures with more modern options. Head to your local hardware store and pick out new knobs for drawers and cabinets as well. These are super easy and inexpensive ways to update your bathroom without ever pulling out a paintbrush or replacing a tile.

Of course if time and budget allow, a fresh coat of paint on the walls, or a trendy update to the cabinet color goes a long way as well.

4. Install a Smart Thermostat

It’s the little things that make a buyer feel at home and knowing they’ve got a modern, programmable thermostat is one of those things no one expects, but everyone appreciates. Like energy efficient appliances, this is something that will continue to gain importance into the future. A programmable thermostat runs $150 to $400 or more, plus installation, but it will save you money while you live there and it will be a bonus selling feature.

5. Create an Open Floor Plan

If you’ve ever watched Fixer Upper with Joanna Gaines, you know one of her key renovation strategies is to take out a wall. The same strategy will work for you too. If your home was built before open floor plans were the standard, then hire a contractor to help you decide which walls can be removed to make the flow of your home more modern. This is definitely not a DIY project for the average homeowner, but it can make a big impact and allow the buyers to envision themselves and their furnishings in the space better.

6. Renovate the Kitchen

The kitchen is the heart of the home and for most homebuyers it’s one of the most important area of the home. A kitchen remodel is one of those renovations that can vary widely in cost. If you are making changes just to upgrade with the intention of selling, then plan your renovation list carefully and keep your budget within reason. There is definitely room to go overboard on a kitchen remodel, which is fine if you are designing the space for yourself, but won’t necessarily be a good investment if the plan is to move shortly after.

Changing out light fixtures and replacing or painting cabinet doors (while leaving the cabinet boxes in place) makes for an easy upgrade with minimal investment if your kitchen just needs a bit of freshening up. Or opt to replace appliances with newer, high efficiency models, and replace backsplashes and counters if you need a more dramatic upgrade. An outdated or poorly functioning kitchen can be a eal break for a lot of home buyers, so take an honest look at what is working and what isn’t in your kitchen. The good news is that if you plan far enough in advance, you can enjoy the new space for a bit as well.

Now that we’ve covered which renovations add value to a home, pick a few to tackle now before you are 100% ready to sell. It’s no fun to spruce up your home just in time for the new owner to enjoy it. Make a plan as early as you can so that you can enjoy it for a bit before moving on to a new home.

The end goal is to have a buyer walk in to your home and think “This home is perfect and there is no work to do to make it move in ready. It must be worth top dollar”.

Productive Habits

2020 was a year no one could have foreseen. The world shut down and as a working mother of two boys at first this seemed like a blessing in disguise. I envisioned all the time I’d have to catch up on all the things I was behind on. The reality is I alternated between wild sessions of planning and organizing and being supermom AND ALSO days where I’m not sure how many hours passed while we watched movies on the couch. I think that’s what a lot of people experienced and I’m all about just giving ourselves a break and moving on.

But here we are at the start of a fresh, new year and at this point I'm hopeful this will be a better year. I love to set goals, but this year that has been a bit more difficult because of so much uncertainty. I decided the only thing I can control is myself and my attitude and habits, so I'm committed to using this time to reflect on changes I want to make, and for me that is all about consistency and habits.

The general consensus is that it takes 28 days of consistency to form a habit. Some argue that number is as short as 21 days or as long as 254 days, but I like the idea of formatting a new habit in just about a month.

I've created a monthly habit tracker for you to download if you are interested in joining me. By the time you reach that star on day 28, your new behavior should be well ingrained. Choose a new habit to focus on each month, or work on the same one all year long!