A Home Just Hit the Market. Now What?
A new listing can look exciting in the first few minutes. Beautiful photographs, the right number of bedrooms and a location you like can make you want to schedule a showing immediately.
But before you fall in love with the pictures, let's take a closer look. There are things I look for in a new listing that may not be obvious at first glance.
Before We Evaluate the House, Let's Talk About You
Before I help you evaluate a particular listing, I want to understand what will actually make a home work for you.
Most buyers begin with a price range, number of bedrooms and bathrooms, and perhaps a town or two. That's a starting point. But there's usually much more to figuring out what you should be looking for.
I spend time with my buyers before and during the search helping them think through what really matters, where they're willing to compromise and what they may not have considered yet.
The Questions We'll Talk About
What is most important to you about your next home?
What are your absolute must-haves?
What would be nice to have but isn't essential?
Where are you willing to compromise?
How much space do you actually need?
Do you prefer an older home with character or something newer?
How much updating are you comfortable taking on?
Do you want a larger yard, smaller lot or very little exterior maintenance?
How important is privacy?
Do you need a garage or off-street parking?
How important is walkability?
Do you need access to the commuter rail?
What does your typical commute look like?
How important is being near downtown, restaurants and shopping?
Is being near the beach or water important to you?
Would a condominium work, or do you strongly prefer a single-family home?
Would you consider a home with a septic system?
Would you consider a private well?
Are stairs or accessibility something we should think about?
How long do you expect this home to work for you?
What would make you regret buying the wrong home?
Sometimes the home you think you're looking for at the beginning of the search isn't the home you ultimately discover works best for you.
That's one of the reasons I don't believe my job is simply to send buyers listings. My job is to listen, ask the right questions and help you recognize the difference between a house that catches your eye and a home that actually fits the way you want to live.
As we look at properties together, I'll help you compare what you're seeing with what you've told me matters to you. Sometimes that means recognizing a tradeoff. Sometimes it means considering another North Shore town, location or type of property. And sometimes it means deciding that we should keep looking.
You Found a New Listing. Let's Take a Closer Look.
Once we know what you're looking for, we can evaluate a newly listed property much more intelligently.
Before we rush to schedule a showing, let's ask:
Does it fit what you told me you wanted?
Where are the compromises?
Are those compromises worth making?
Is there anything in the listing that deserves a closer look?
A "just listed" home may deserve quick attention. That doesn't mean we stop asking questions.
Let's Review the Photos
Listing photographs can tell us quite a bit. They can also give us clues about what we may want to investigate further.
The Exterior
- What condition does the roof appear to be in?
- Do we see signs of deferred maintenance?
- How close are neighboring homes?
- What does the lot actually look like?
- Is there a steep driveway?
- Are retaining walls visible?
- Are there large trees close to the house?
- What can we see about the foundation?
- Does the exterior appear recently renovated or simply freshly photographed?
Inside the Home
- Are there visible stains or signs of possible moisture?
- Do ceilings show patches or discoloration?
- What can we see about the heating system?
- Are the windows older or newer?
- What can we see of the electrical panel?
- Do renovations appear primarily cosmetic or more extensive?
- What condition do the floors appear to be in?
- Are important areas of the property missing from the photographs?
Sometimes what isn't photographed is just as interesting as what is.
If a listing has dozens of photographs but barely shows the basement, mechanical systems, garage, utility areas or certain rooms, I want to know more. Photos don't replace an inspection. They help us know what questions to ask.
Now Let's Read the Listing More Carefully
The property description is marketing. There may be useful information in it, but I don't want you making a major purchase based solely on adjectives and beautiful photographs.
I want to look deeper.
Questions I Want Answered
How long has the property been on the market?
Is this truly a new listing?
Was it previously listed?
Has the asking price changed?
What is included with the property?
What type of heating does it have?
Is there central air?
Is the property connected to public sewer or does it have a septic system?
Is the water public or private?
If there is a private well, what should we know about it?
Is the property in or near a mapped flood hazard area?
How old are the roof and major systems, if known?
Are there solar panels? If so, are they owned, financed or leased?
Are there easements or other property considerations disclosed?
Is there a condominium or homeowners association? What are the fees?
What do those fees include? Are there known or upcoming assessments?
What disclosures and documents are available for us to review?
Kathleen helps buyers understand the process, know what questions to ask, and recognize when an attorney, inspector, lender, municipality or other qualified professional should be involved.
Is the Asking Price Reasonable?
The asking price is where the conversation gets much more interesting. I don't want my buyers deciding what a home is worth simply because of the number the seller put on it.
Before we talk about an offer, I want to look at the property in the context of the current market.
The question isn't simply: "What are they asking?"
The better question is: "What does the market tell us about this particular home?"
The Address Doesn't Tell the Whole Story
Two properties can have the same town in their address and offer very different day-to-day experiences.
That's particularly true on Boston's North Shore. When we're evaluating a listing, I want to look beyond the town name.
Where a home sits within a North Shore community can matter just as much as the town itself.
Think Beyond Moving Day
A home isn't just something you purchase. It's something you're going to own.
A home can fit your budget on closing day and still not fit the way you want to own a home.
Is This Home Worth Seeing?
Sometimes the answer is absolutely yes.
Sometimes a closer look at the listing raises questions we should investigate first. And sometimes a property that doesn't photograph beautifully deserves a second look. That's where experience matters.
Send Me the Listing
If you've found a property on Zillow, Redfin, Realtor.com, an MLS alert, social media or somewhere else, send it to me. I'll take a look at it with you.
The Showing Is More Than a Walk-Through
When we see the property, we're no longer evaluating photographs. We're evaluating the actual home.
Does the layout work the way we expected?
Does the home feel different from the photographs?
What is the natural light like?
What is the relationship to neighboring properties?
What can we hear inside and outside?
How does the lot actually feel?
Is there adequate storage?
Are there visible maintenance concerns we should ask about?
What do we notice about the basement and mechanical areas?
Are there renovations or improvements we want more information about?
Does the location feel the way the buyer expected?
Most importantly: does this still fit what the buyer told Kathleen they wanted?
A showing isn't an inspection. But it is an opportunity to look carefully, ask questions and decide whether this property deserves the next step.
Then We Dig Deeper
If you decide the home may be right for you, the evaluation doesn't stop. Depending upon the particular property, there may be additional information, inspections or professional evaluations to consider.
Kathleen helps buyers understand the process, know what questions to ask, review the information available to them and recognize when an appropriate professional \u2014 an attorney, inspector, lender, engineer or environmental specialist \u2014 should be involved.
If It's the Right Home, We Need the Right Strategy
Finding the house is only part of the job. An offer involves much more than choosing a price. I help buyers understand and evaluate the different elements of an offer and develop a strategy based upon the particular property, current market conditions and your circumstances.
Attorneys, lenders and other professionals remain responsible for advice within their respective areas. Kathleen does not provide legal, lending or inspection advice.
From "I Found a House" to "I Have the Keys"
My job isn't simply to open the door and show you the house. I help you slow the process down enough to understand what you're considering \u2014 while knowing when we may need to move quickly.
Kathleen Militello, Realtor®
eXp Realty
Licensed Since 2003
AI Certified Agent™
Certified Negotiation Specialist™
Found a Home You Want Me to Look At?
Send me the listing. Tell me what caught your attention and what you're wondering about. I'll take a look, and we can talk about whether it makes sense to see it.
Still Figuring Out What You Want?
That's okay. You don't have to find the house first.
If you're thinking about buying on Boston's North Shore but aren't sure which town, neighborhood or type of property makes the most sense, let's start there. We can talk about what matters to you, what you're hoping to find and the tradeoffs you may encounter.
Questions Buyers Ask Me About New Listings
How quickly should I look at a newly listed home?
In a competitive market, desirable new listings can attract interest quickly. But speed shouldn't mean skipping your evaluation. I help buyers move promptly when a property deserves it while still asking the right questions before committing to a showing or an offer.
What should I look for in listing photos?
Look beyond the staging. Notice the condition of the roof, the proximity of neighboring homes, the lot slope, visible water stains on ceilings, the age of windows, and what's NOT shown. If the basement, mechanical systems or garage are missing from a photo set with dozens of pictures, that's worth asking about.
Why would certain rooms or areas be missing from the photographs?
Sometimes it's simply how the photographer framed the tour. But consistently missing areas — basements, mechanical rooms, attics, or specific rooms — can signal something the listing agent chose not to highlight. That's exactly the kind of thing I want to investigate before we schedule a showing.
How can I tell whether a home is priced correctly?
The asking price is the seller's number, not necessarily the market's number. I research recent comparable sales, similar homes currently for sale, location within the town, condition, and current competition to help you understand whether the price reflects the market — or the seller's expectations.
How do I know what I should really be looking for in a home?
That's where I come in. Most buyers start with bedrooms, bathrooms and price. I help you think through commute, lifestyle, privacy, walkability, maintenance tolerance, septic versus sewer, well versus public water, and how long the home needs to work for you. The right search starts with the right questions.
How much should I compromise when buying a home?
Every purchase involves tradeoffs. The key is knowing which compromises are worth making and which could lead to regret. I help buyers separate things that can be changed (cosmetic updates, landscaping) from things that can't (location, lot size, proximity to transit). Some compromises are smart. Others aren't.
How important is the home's location within a North Shore town?
Very. Two homes in the same town can offer completely different experiences. A home near downtown Beverly and the commuter rail competes in a different market than a property in North Beverly or Prides Crossing. I help buyers understand how location within a community affects value, lifestyle and resale.
Should I have a home inspection?
Yes. A professional home inspection is one of the most important steps in the buying process. I help you understand what the inspection covers, when additional testing may be appropriate, and how to use the results to make informed decisions. The inspector is the professional who evaluates the property — I help you navigate the process.
What additional inspections or testing might be appropriate?
Depending on the property, that could include radon testing, pest or termite inspections, structural evaluations, chimney inspections, mold or moisture assessments, septic system inspections, private well water testing, or other specialty evaluations. I help you recognize when these may be warranted and coordinate the appropriate professionals.
What should I know about septic systems?
If a property has a private septic system rather than public sewer, there are important considerations around inspection, maintenance, and Massachusetts Title 5 requirements. I help buyers understand the questions to ask and when a septic specialist should be involved.
What should I know about private wells?
A private well means the property's water is independent of the municipal supply. Water quality testing, well yield, and system condition all matter. I help buyers know what questions to ask and when water testing specialists should be consulted.
Should a home be tested for radon?
Radon testing is commonly recommended during a home inspection in Massachusetts. Radon is a naturally occurring gas that can be present in homes in our region. I help buyers understand when testing makes sense, though the actual testing is performed by qualified professionals.
How do I determine whether a property is in a flood zone?
FEMA flood maps and municipal resources can indicate whether a property is in or near a mapped flood hazard area. If a property is in a flood zone, flood insurance requirements and costs become part of the conversation. I help buyers ask the right questions and consult the appropriate resources.
What should I look for when touring a home?
A showing is your chance to experience the actual property, not just the photographs. Notice the layout, natural light, relationship to neighbors, sounds, storage, and how the lot feels. Ask about anything visible that raises questions. Most importantly, ask yourself: does this still fit what you told me you wanted?
Can Kathleen review a Zillow or Redfin listing with me?
Absolutely. If you find a property on Zillow, Redfin, Realtor.com, an MLS alert, social media or anywhere else, send it to me. I'll review it with you, help you look beyond the marketing, and figure out together whether it makes sense to see in person.
Found Something Interesting?
You don't need another property-search website. When you find a home that catches your attention, send it to me. We'll look beyond the photographs and the marketing description and start figuring out whether this particular home makes sense for you.