Kathy Holmes, Broker at All Points Realty, Inc

08/01/2025

MLS # 5144380 – Beautiful Renovated Century Home on 5+ Acres with Barn, Man Cave, and More Welcome to country living at its finest! This completely remodeled century home sits on just over 5 scenic...

05/29/2025

IMPORTANT HUD UPDATE: Exclusive Listing Period
Effective May 30, 2025 the Exclusive Listing Period will be reduced to 15 Days
There’s a big change from HUD about how long Owner-Occupants get exclusive access to make offers on REO properties.
Here’s what you need to know:
What Changed?
The Exclusive Listing Period (that’s the time when only Owner-Occupants, HUD-approved nonprofits, and government entities can bid) is now just 15 days, down from 30.
How It will Works Effective May 30, 2025:
Days 1–10: HUD collects bids but doesn’t look at them yet (they are sealed until the deadline)
Day 11–15: Bids are opened and reviewed daily.
After Day 15: If the home doesn’t sell, it opens up to everyone—including investors.
What Didn’t Change?
Bidding rules
How offers are submitted
How bids are awarded (still based on best net return to HUD)
Important Note: If a property was already listed under the 30-day rule, it stays a 30-day Exclusive Listing Period. But any new listings May 30, 2025 or later will follow the new 15-day rule.

05/19/2025

Take a look at this!

Keeping that low mortgage rate is smart – until it starts holding you back.

If a move is likely on the horizon for you, even if it’s a few years down the line, it’s worth thinking through the numbers now, so you can plan ahead.

What other price point do you want to see these numbers for? Let’s have that conversation, so I can show you how the math adds up. That way, you can make an informed decision about your timeline.



Kathy Holmes --
Contact: 440-812-5169 --
https://www.allpointsrealty.us/

If you have a 3% mortgage rate, you’re probably pretty hesitant to let that go.

05/17/2025

Take a look at this!

Having student loans doesn’t mean buying a home is off the table. Before you count yourself out, talk to a lender to get a clearer picture of what you can afford and how close you are to taking the first step toward homeownership.



Kathy Holmes --
Contact: 440-812-5169 --
https://www.allpointsrealty.us/

Did you know? According to a recent study, 72% of people with student loans think their debt will delay their ability to buy a home.

05/16/2025

Take a look at this!

Are you wondering what to expect if you buy or sell a home in the second half of the year? Here’s what the expert forecasts tell you.

Mortgage rates are expected to come down slightly. There will be more homes available for sale. And as inventory rises, home price growth will moderate.

Want to know what this could mean for your plans? Let's connect and talk through it together.



Kathy Holmes --
Contact: 440-812-5169 --
https://www.allpointsrealty.us/

Are you wondering what to expect if you buy or sell a home in the second half of the year? Here’s what the expert forecasts tell you.

05/14/2025

Take a look at this!

Whether you’re looking at a newly built home or something a little older, there’s a good chance you can benefit from concessions or incentives.

If a seller or builder offered you something extra, what would make the biggest difference to help you move forward?

Let’s talk about it and see if it’s realistic based on inventory and competition in our local market.



Kathy Holmes --
Contact: 440-812-5169 --
https://www.allpointsrealty.us/

Especially in areas where inventory is rising, both homebuilders and sellers are sweetening the deal for buyers with things like paid closing costs, mortgage rate buy-downs, and more.

05/12/2025

Take a look at this!

It doesn’t matter whether you plan to move soon or not, it can still pay off to make strategic updates that’ll help you love your home now and stand out later.

What’s one upgrade you’ve been thinking about – and wondering if it’s worth it? Let’s make sure it’ll pay off when the time comes.



Kathy Holmes --
Contact: 440-812-5169 --
https://www.allpointsrealty.us/

Whether you’re planning to move soon or not, it’s smart to be strategic about which home projects you take on.

05/10/2025

Take a look at this!

Once your offer is accepted, an inspector will assess the condition of the house, including things like the roof, foundation, plumbing, and more.

That information is incredibly important and paves the way for you to re-negotiate with the seller, as needed. So, you don’t want to skip this step.

An inspection is your chance to avoid costly headaches and get peace of mind. Let’s connect to talk about other ways to make your offer stand out.



Kathy Holmes --
Contact: 440-812-5169 --
https://www.allpointsrealty.us/

An inspection is your chance to avoid costly headaches and get peace of mind. Connect with an agent to talk about other ways to make your offer stand out.

05/09/2025

Take a look at this!

So, if you want or need to move this year, know that the experts say things should start looking up. Let’s connect so you can take advantage of any market shifts that work in your favor.



Kathy Holmes --
Contact: 440-812-5169 --
https://www.allpointsrealty.us/

From rising home prices to mortgage rate swings, the housing market has left a lot of people wondering what’s next – and whether now is really the right time to move.

05/07/2025

Take a look at this!

Homes that sell quickly don’t necessarily have better features – they have better agents and a better strategy.

Are you thinking about selling? Let's talk about how to get your home sold quickly and for top dollar.



Kathy Holmes --
Contact: 440-812-5169 --
https://www.allpointsrealty.us/

As you think ahead to your own move, you may have noticed some houses sell within days, while others linger.