How Taxes Can Impact Your Home Loan (And What Buyers Should Know)

If you’ve been thinking, “We need to do something to this house…” — home show season is the best place to start. You can compare vendors side-by-side, see new products in person, and get real quotes without 50 phone calls. First up: Appalachian Fair Home Show (Feb 13–15, 2026) The Appalachian Fair Home Show is happening February 13–15, 2026 at the Appalachian Fairgrounds in Gray, TN, and it’s listed as free admission. They’ll have a wide range of vendors (remodeling, outdoor living, décor, DIY, and more), and you can browse the exhibitor list ahead of time. Before you go: 6 things to bring so you don’t waste your time Photos/videos of the spaces you want to improve (inside + outside). Rough measurements (room size, window width, cabinet wall length, etc.). A simple budget range (even if it’s wide). Your “must haves” list (ex: “low maintenance,” “better insulation,” “safer deck”). A notes app with vendor names + what they quoted. Questions ready (see below). The “Best Bang for Your Buck” upgrades (seller-smart + homeowner-smart) If you’re doing projects with resale in mind, the data keeps pointing to exterior first impressions as the biggest payoff. According to the 2025 Cost vs. Value Report (national averages), top ROI projects include: Garage door replacement (reported around 268% recouped) Steel entry door replacement (around 216% recouped) Manufactured stone veneer (around 208% recouped) Fiber-cement siding and minor kitchen remodels also score well What this means in plain English: If you’re spending money, start with what buyers see first (entry + exterior), then move to function + efficiency, then do “pretty.” What NOT to overspend on (if resale is your goal) Big-ticket projects done only to “add value” don’t always pay back the way people expect. Zillow’s research notes that modest improvements that make a home cleaner, safer, and more functional are often the better bet, while some expensive upgrades may not deliver dollar-for-dollar returns. Questions to ask every vendor (this protects you) When you find someone you like, ask: Are you licensed/insured for this work in TN/VA (whichever applies)? What’s included vs. not included (demo, disposal, permits, electrical, etc.) Timeline: when could you start, and how long will it take? Warranty: product warranty + labor warranty (get it in writing). Payment terms: deposit amount + milestone payments (avoid “pay it all up front”). Can I see local references or recent jobs? Pro tip: if you get a quote at the show, ask them to email it to you so you can compare apples-to-apples later. Easy “home show targets” to look for (depending on your goal) If you’re selling in the next 6–12 months: entry door / garage door lighting updates flooring refresh in main areas small kitchen upgrades (hardware, faucet, backsplash, paint) If you’re staying put and want comfort: insulation / air sealing HVAC maintenance or replacement planning windows/doors for drafts backup power options (if that’s a concern in your area) If you want lifestyle upgrades: decks/patios/pergolas outdoor lighting fencing storage solutions My favorite way to use a home show Go for inspiration, get 3–5 solid leads, then come home and decide: “Is this a ‘love where you live’ upgrade… or a ‘get top dollar’ upgrade?” Both are valid — you just don’t want to mix the two without a plan.

If you’ve been watching the market and thinking, “I’m waiting until rates drop,” you’re not alone. Right now, the 30-year fixed rate is hovering in the low-6% range—Freddie Mac’s weekly average was 6.16% (as of Jan 8, 2026). And here’s what’s interesting: the moment rates dipped even a little, people moved. The Mortgage Bankers Association reported mortgage applications jumped 28.5% week-over-week, with purchase applications up 16% and refinance applications up 40%. That tells us something important: buyers are still out there, they’re just being more strategic. Below are practical ways to use today’s rate environment to your advantage—whether you’re buying or selling in SWVA/NETN. For Buyers: 5 smart ways to win when rates are ~6% 1) Shop the lender, not just the house Rates (and fees) can vary a lot from lender to lender based on credit, down payment, and loan type. Comparing a couple options can change your payment more than you’d expect. 2) Negotiate the rate, not just the price In this market, one of the best tools is seller-paid closing costs that can be used toward: a temporary buydown (to lower your payment early on), or discount points (to reduce the rate longer-term) Sometimes that’s a better deal than asking for a small price cut. 3) Look at the “payment comfort zone,” then back into the price Instead of starting with “What can I afford?”, start with “What payment feels comfortable?” and work backward with taxes/insurance included. (That’s how you avoid falling in love with a home that stretches you.) 4) Use timing to your advantage When rates move down even slightly, buyer competition often jumps (we literally saw it in the application surge). If you’re already prepared, you can move quickly before the crowd does. 5) Focus on the home that fits your life, not the perfect headline rate If the right home hits the market—location, layout, school zone, commute—waiting on the “perfect rate” can cost you more in: higher home prices later, more competition, or losing the home you actually wanted. For Sellers: 4 ways to attract buyers when rates are higher than “the old days” 1) Offer a concession that helps the payment A well-structured seller concession (closing costs or a buydown) can bring more buyers to the table than a small price reduction—because buyers shop monthly payment first. 2) Condition matters more in winter + in a payment-sensitive market When buyers are watching their payment, they’re less tolerant of “projects.” Clean, bright, and move-in ready wins. 3) Price it where it will sell, not where it will “test” Today’s buyers are educated and cautious. Pricing just a little too high can mean fewer showings, and then you end up chasing the market. 4) Market the home like a solution The best listings answer: Why this home? Why this neighborhood? Why now? That messaging matters more when buyers are selective. Quick FAQ I get every day “Are rates going up or down?” Rates move weekly (sometimes daily). What matters most is being ready when an opportunity shows up. Freddie Mac’s weekly survey has been in the low-6% range recently. “Is it a bad time to buy?” Not if the numbers work for your life. And the recent jump in purchase applications suggests plenty of buyers are deciding it is workable. “Should I wait?” If you’re waiting, wait with a plan: get pre-approved, know your payment target, and be ready to act when the right home hits. Bottom line Mortgage rates near 6% don’t mean “stop.” They mean get smart: negotiate the right terms, protect your payment, and move strategically. If you want, message me “PAYMENT” and I’ll help you: estimate a comfortable monthly payment range, and match it to realistic price points in today’s SWVA/NETN market (with a strategy for concessions/buydowns).

If you’ve ever wondered why people fall in love with Abingdon (and then never want to leave), January is the perfect month to see it. Yes, it’s winter. But it’s also when Abingdon leans into what it does best: cozy nights, live music, a walkable downtown, and that “everybody belongs here” feeling that’s hard to describe until you experience it. Here are a few January highlights you can plan around — and a few reasons January is a sneaky-good time to explore Abingdon if you’re considering relocating. January Jams 2026: Five Saturday nights of live music at The Martha January Jams is back in 2026 with five evening concerts at 7:00 PM in the Martha Washington Inn Ballroom (produced by the Town of Abingdon). 2026 lineup + dates: Jan 10 – Hot Brown Smackdown (opener: The Boys) Jan 17 – Magnolia Boulevard (opener: Charlie Maples) Jan 24 – The Tams (beach-party vibes) Jan 30 – Bronwyn Keith-Hynes (opener: Jack Hinshelwood) Jan 31 – True Loves (opener: Post Bop Revival) Ticketing is designed to be accessible, with general admission around $25 and VIP options that include a pre-party plus drink tickets and hors d’oeuvres. Why it matters for “living here”: It’s not just a concert—it’s the kind of community event where you’ll run into friends, make new ones, and leave feeling like Abingdon is exactly where you’re supposed to be. A perfect “January Day in Abingdon” (easy blog section) If you want this blog to double as a relocation piece, this is the part that sells the lifestyle: Morning Coffee + pastry at Zazzy’z Midday Shop the brick sidewalks downtown + pop into local spots like Holston Mountain Artisans Cooperative and Abingdon Olive Oil Company Afternoon Local lunch + a seasonal brew at Wolf Hills (or a quick trip to Abingdon Vineyards) Evening Dinner at The Martha or Abingdon Tavern (yes, it really dates back to the 1700s) Then either January Jams or an easy night at Barter Theatre Bonus: A fun local night out that supports the community Barter also hosts the Abingdon Rotary Frolics at the end of the month (Jan 30–31) — a “laugh-until-you-cry” fundraiser night that pours money back into local children’s programs. If you’re thinking about moving to Abingdon (or closer to downtown, schools, work, or the trails), message me “ABINGDON” and I’ll send you a few neighborhoods/areas that match what you want—plus what’s actually available right now.

Most people assume winter is the “slow season” for real estate — but here’s the truth: buyers shopping in January are usually serious buyers. They’re relocating, they’ve got a lease ending, they’re ready to stop renting, or they want to be moved before spring. That’s why a January listing can do really well… if it feels warm, bright, and easy to tour. Winter magnifies the little things, and small fixes can make a big difference in how buyers feel (and what they’re willing to pay). Here are 9 simple winter tweaks that can help your home show better and sell stronger in January. 1) Make it feel warm the second someone walks in Winter tours are emotional. If buyers step into a cold entryway, they’ll mentally “discount” the home before they even look around. Quick wins: Set the thermostat to a comfortable temp (not sauna-hot) Turn on lamps and overhead lights Use a subtle, clean scent (think “fresh” not “heavy”) 2) Light it up like it’s 5 p.m. — because it is In winter, showings often happen when it’s already gloomy outside. Dark rooms feel smaller, and buyers start noticing every shadow. Do this: Open blinds/curtains fully Replace bulbs so the lighting matches room-to-room Add a lamp in any “dim corner” 3) Create a safe, easy path to the front door If buyers struggle with slick steps, puddles, or muddy walkways, they arrive annoyed — and distracted. Do this: Keep steps/porch clear and salted if needed Put out a clean doormat (or two) Make sure porch lights work and are bright 4) Winter curb appeal is everything In January, your landscaping isn’t “blooming,” so your home has to win with neatness. Quick wins: Sweep the porch and walkway Store hoses, tools, toys, and planters that look tired Add a simple wreath or tidy seasonal porch décor (minimal, not cluttered) 5) Fix drafts and squeaks (buyers notice in winter) A drafty window in January screams “higher utility bills.” Easy fixes: Replace worn weatherstripping Use door sweeps Repair obvious gaps/loose caulk around windows 6) Make the floors look extra clean Winter means muddy shoes, salt, and wet paws. Buyers will notice floors and baseboards more than you think. Checklist: Fresh mop/vacuum right before showings Wipe baseboards in entryways and hallways Add a runner in high-traffic areas if needed 7) De-clutter the “coat zone” In winter, buyers show up with coats, boots, and bags — and your entry can feel cramped fast. Do this: Clear hooks, benches, and entry tables Put away extra shoes/boots Make the coat closet look roomy (half-full is ideal) 8) Stage one cozy moment (don’t overdo it) You don’t need a magazine spread — you need one moment that makes buyers say, “I want to live here.” Ideas: A throw blanket + pillow on the sofa A clean breakfast setup on the table If you have a fireplace, make it look inviting (even if it’s not on) 9) Be “photo-ready” even in winter light Your online photos do the heavy lifting before buyers ever book a showing. Winter photos can still look great — they just need strategy. Do this: Take photos on a bright day (if possible) Turn on all lights for photos Keep counters clear and décor simple The Bottom Line A January buyer is usually motivated — but winter makes homes feel either welcoming or work-like. These small tweaks help your home show warmer, brighter, and more cared-for… which can translate into better offers. If you’re considering selling this winter, I’m happy to provide a quick “Winter Listing Prep” walk-through and tell you what will matter most for your home and your price point. Call/Text: [your number] Or message me: “WINTER LISTING” and I’ll send you a simple prep checklist.

Here are my favorite buyer hacks to help your offer stand out (and protect you at the same time). 1) Get Fully Underwritten If Possible (Not Just “Pre-Qualified”) A basic pre-qualification is a start. A strong pre-approval (or underwriting up front) tells the seller you’re serious and your financing is solid. Hack: Ask your lender what the strongest approval option is and how fast they can close. 2) Use a Clean Timeline Sellers love clarity. Strong timeline includes: A realistic closing date A short, reasonable due diligence/inspection window Fast lender deadlines (when possible) Hack: An organized offer often beats a slightly higher offer that feels messy. 3) Don’t Ask for Everything in the Inspection Inspections are for information — not a wish list. Smart buyers focus on: Safety issues Structural concerns Major systems (roof, HVAC, plumbing, electrical) Moisture/water problems Hack: If you go heavy on tiny repair requests, sellers often dig in or get emotionally checked out. 4) Know When a Credit Is Better Than Repairs Sometimes it’s smoother to request a closing cost credit (or price adjustment) instead of making the seller schedule repairs. Hack: Credits can save time and reduce delays — but your loan type matters (some loans limit how credits work). 5) Be Careful With “Love Letters” Many agents avoid buyer letters due to fair housing concerns. A better approach is to let your terms do the talking. Hack: Stand out with a strong approval letter, solid earnest money, and clean contingencies. 6) Earnest Money Matters (And It’s Negotiable) Earnest money signals commitment. Sellers usually feel better when buyers have meaningful skin in the game. Hack: You don’t have to “go crazy,” but the right earnest money can make your offer feel more dependable. 7) Think About the Seller’s “What If” Sellers worry about: Appraisal coming in low Financing falling apart Delays and extensions Hack: If you can be flexible on closing or offer reassurance in your terms (without taking on big risk), you become the easiest choice. 8) Ask Your Agent for the “Real Strategy” Before You Offer Before you write, you should know: What the seller cares about (timing, repairs, price, etc.) Whether there are multiple offers What terms would make your offer stand out Hack: Winning isn’t luck — it’s positioning. The Buyer Bottom Line A winning offer is a balance: ✅ protects you ✅ makes the seller confident ✅ gets you to closing without drama If you’re thinking about buying in Virginia or Tennessee and want to know what a competitive offer looks like in your price range, message me the word BUY and I’ll help you map out a plan (and connect you with lenders who can move quickly). Sandie Rhymer | Uptown Properties | #LadyWithTheKey

If you’re getting ready to sell in Virginia or Tennessee; here are the biggest things sellers don’t realize they’re negotiating — and how to use them to your advantage. 1) Possession Date (When the Buyer Gets the Keys) You can negotiate: Closing date (fast vs flexible) Post-settlement possession (staying a few days after closing) Rent-back terms (if you need extra time) Why it matters: Flexibility here can attract stronger buyers, or protect you if you need time to move. 2) Earnest Money Deposit Earnest money is the buyer’s “good faith” deposit. You can negotiate: The amount When it’s due When it becomes non-refundable (depending on contract terms) Why it matters: Strong earnest money can signal a serious buyer and reduce the chance of a flaky deal. 3) Inspection Terms (And What Happens After) It’s not just “inspection or no inspection.” You can negotiate: Length of inspection period Which repairs (if any) you’ll consider Repair cap (buyer can request up to a certain amount) Whether you’ll offer a credit instead of doing repairs Why it matters: Inspections are where deals often get emotional. A clear plan keeps things calm and controlled. 4) Appraisal & Financing Terms Even with a great offer price, financing can make or break a deal. You can negotiate: Type of loan (Conventional vs FHA/VA/USDA) Appraisal gap coverage (if appraisal comes in low) Who pays certain lender-required items How quickly the buyer must provide lender updates Why it matters: A “strong” offer is one that can actually close. 5) Closing Costs & Seller Credits A buyer might ask you to pay some of their closing costs. You can negotiate: How much you’ll contribute (if any) Whether the buyer increases price to offset it Alternatives (home warranty, repairs, rate buy-down, etc.) Why it matters: Sometimes a small credit helps net more overall — but it has to be structured correctly. 6) Repairs vs Credits vs “As-Is” Many sellers assume they must fix everything. Not true. You can negotiate: Doing repairs (and choosing the contractor) Offering a credit at closing Refusing repairs and holding firm Selling as-is (with the right pricing/strategy) Why it matters: Credits can be smoother than repairs and prevent delays — but they’re not always the best route. Strategy matters. 7) Personal Property (What Stays with the House) Buyers may ask for items you didn’t expect: Washer/dryer Ring doorbell/security system Curtains, rods, TVs, mounts Outdoor furniture, grills, sheds Why it matters: Clear this up early so you don’t feel pressured later. 8) Contingencies (Hidden Deal Breakers) Contingencies are “if/then” conditions, like: Selling the buyer’s current home first Extra time to get financing approved Specific inspection outcomes Why it matters: Two offers can look identical in price, but one can be far more secure. The Bottom Line The best offer isn’t always the highest offer — it’s the one with the strongest terms, cleanest path to closing, and best net to you. That’s why having someone who negotiates every day matters. My job isn’t just to list your home — it’s to protect your bottom line and keep you in control from contract to closing. Want me to review your “net” before you list? Message me the word NET to 276-623-3718 and I’ll send a simple breakdown of what sellers typically net in today’s market — plus what terms to watch for so you don’t leave money on the table. Sandie Rhymer | Uptown Properties | #LadyWithTheKey

Here are my favorite seller hacks to get your home ready to hit the market… without draining your bank account. 1) Start with the “First 10 Seconds” Buyers decide how they feel about a home almost immediately. Before you spend a dime inside, make sure the outside says: “This home has been cared for.” Quick wins: Pressure wash siding, steps, porches, and driveway Fresh mulch and tidy landscaping edges Clean the front door + new welcome mat Replace burned-out bulbs (especially the porch light) If you do one thing: Make the front entrance feel clean, bright, and inviting. 2) Declutter Like You’re Moving (Because… you are) This is the fastest way to make your home feel bigger and more valuable. Rule of thumb: If you don’t use it weekly, pack it. Clear kitchen counters (leave 1–2 items max) Reduce closet contents (buyers notice storage!) Remove extra furniture so rooms feel open Hack: Rent a small storage unit for 30–60 days. It often pays for itself in stronger offers. 3) Neutralize “Distractions,” Not Your Personality You don’t need a boring house—you need a house buyers can picture themselves in. Focus on removing: Overly personal photos (keep a few, just not everywhere) Busy collections on every shelf Bold scents (buyers are sensitive) Hack: Think “model home vibes” — clean, simple, calm. 4) Fix the Tiny Stuff Buyers LOVE to nitpick Little issues make buyers wonder what bigger issues might exist. Weekend fix list: Tighten loose knobs/handles Patch nail holes Replace cracked outlet covers Touch up scuffed baseboards/walls Fix dripping faucets and squeaky doors Hack: Walk your home slowly with a notepad… like a buyer would. 5) Paint: Use It Strategically Fresh paint can be a big value boost, but you don’t need to paint everything. Best areas to refresh: Main living area Hallways Entryway Any room with heavy scuffs or bold colors Hack: Stick to light, warm neutrals that photograph well. 6) Floors Matter More Than You Think Buyers feel flooring the second they walk in. Budget-friendly options: Professionally clean carpets Replace only the worst carpeted rooms (often primary bedroom) Refinish or deep-clean hardwoods Use matching rugs to “soften” worn areas without hiding issues Hack: If it looks clean and consistent, it sells better. 7) Make Your Home “Photo-Ready” Most buyers meet your home online first. That means your home needs to look good in pictures. Photo day checklist: All lights on (yes, even lamps) Curtains open, blinds straight Kitchen sink empty Trash cans hidden Beds made like a hotel Pet items stored (bowls, litter boxes, crates) Hack: Replace cool-toned bulbs with soft white so photos feel warm. 8) Don’t Forget the Smell Test A clean home should smell like… nothing. Skip heavy candles and sprays. Instead: Deep clean kitchens and bathrooms Wash fabrics (curtains, throws, pet bedding) Change HVAC filters Air out the home before showings Hack: Open windows for 15 minutes before a showing when weather allows. 9) Get a “Pre-Listing Walkthrough” This is one of the most valuable steps and it costs you nothing. I’ll walk through with you and help you decide: What’s worth fixing What to ignore What will help you net more How to position your home to stand out Want my simple Market-Ready Checklist? If you’re planning to sell in the next 30–90 days, message me READY and I’ll send you my step-by-step checklist (plus a free market value report so you know what you’re working toward). Sandie Rhymer | Uptown Properties | #LadyWithTheKey

There’s something about a brand-new year that feels like permission. Permission to reset. To try again. To dream a little bigger. To let go of what didn’t work—and lean into what might. Whether 2025 was your best year yet, your hardest year, or a mix of both… 2026 is a clean page. And you don’t have to have it all figured out on January 1st to make it a great year. A New Year Isn’t About Perfection — It’s About Progress The truth is, most “fresh starts” don’t happen in one big dramatic moment. They happen in small choices: Making one phone call you’ve been putting off Taking one step toward a goal you’ve been afraid to name out loud Creating a plan instead of carrying the stress in your head Saying “this matters to me” and meaning it Progress looks different for everyone—and that’s the beauty of it. If Home Is Part of Your 2026 Story… Maybe this is the year you: Stop renting and start building something of your own Upgrade to fit your growing family Downsize and simplify Sell and move closer to what matters Buy land, start fresh, or finally get the space you’ve wanted Real estate isn’t just a transaction. It’s the backdrop to your life—your mornings, your holidays, your quiet nights, your “we made it” moments. And if you’re not sure where to start? You’re not alone. That’s what we’re here for. A Simple 2026 Mindset Shift (That Actually Works) Instead of asking, “Can I do this?” try asking: “What would make this feel possible?” Possible might look like: understanding your options seeing the numbers clearly building a realistic timeline getting honest about what you want having someone local in your corner who can guide you without pressure Clarity changes everything. Your 2026 “Open Door” Moment Here’s a little challenge for the New Year: Pick one door you want to open in 2026. Not all doors are physical—some are personal, financial, or emotional. Maybe your door is: stability freedom a home that fits a new chapter after a hard season a fresh start in a new place Whatever it is—your goal doesn’t need to be loud to be real. It just needs to be yours. From Our Uptown Properties Family to Yours We’re heading into 2026 grateful—for our community, for the families we’ve served, and for the opportunity to be part of so many “new chapter” moments. If a move is on your heart this year, we’d be honored to help you take the first step with a plan that feels clear and comfortable. Here’s to 2026: new beginnings, strong roots, and doors opening at just the right time. 🗝️✨ — Uptown Properties

New Year’s Eve is one of those nights we all want to remember for the right reasons—good food, laughter, hugs at midnight, and a fresh start. Whether you’re staying in, hosting, or heading out, a few small safety steps can make a big difference. Here are some easy, practical reminders to help you celebrate safely and stress-free. If You’re Hosting at Home A house full of people is fun… and it’s also when little things turn into big problems fast. Quick “Host Safety Checklist” Keep walkways clear (purses, shoes, cords = tripping hazards) Turn on outdoor lights and check steps/handrails Set a “keys spot” (and don’t be shy about taking keys if needed) Lock up medications if kids/teens will be around Pets: give them a quiet room—fireworks + door opening = escape risk Kitchen & Fire Safety (Because This Night Gets Busy) Most New Year’s Eve accidents happen during the rush—food in the oven, people talking, candles lit, someone running outside. Stay in the kitchen while cooking (especially frying) If you use candles, keep them away from curtains and crowded tables Don’t overload outlets with extra lights/speakers/appliances If you have a fireplace, use a screen and keep kids/pets back If You’re Going Out This one’s simple, but important: Plan a ride before you go (designated driver, Uber/Lyft, trusted friend) Keep your phone charged and share your location with someone you trust Park in a well-lit area and be aware walking back to your car Don’t leave valuables visible in your car (even “just for a minute”) Fireworks & “Celebration Noise” Safety Even if fireworks aren’t legal in every area, they happen—and so do injuries. Keep kids a safe distance and never allow “holding fireworks” Have water nearby (bucket or hose) Be mindful of neighbors, pets, and veterans who may be sensitive to loud noise Before Bed: 5-Minute Home Check Whether you hosted or just stayed in, do this before sleep: ✅ Lock doors and windows ✅ Blow out candles and turn off space heaters ✅ Check stove/oven is off ✅ Put away alcohol and sharp items ✅ Set the thermostat comfortably (and make sure the heat is working properly) A “Homeowner” New Year’s Resolution (The Practical Kind) The best way to avoid emergencies is staying ahead of small maintenance issues. Consider making January your “home check month”: Test smoke and CO detectors Change HVAC filters Check handrails, steps, and outdoor lighting Update emergency contacts and make sure house numbers are visible from the road. From our Uptown Properties family to yours… We’re wishing you a safe, joyful New Year’s Eve and a 2026 filled with peace, good health, and new beginnings. If a move is on your horizon this year, we’d love to help you start with a plan (no pressure, ever). Happy New Year from Uptown Properties. 🥂