BUYING, SELLING or RENOVATING a HOME
Buying, Selling or Renovating a Home
Saturday, August 22, 2026 • Observer & Westfield Republican • 1
AUGUST 2026
Buying, Selling or Renovating a Home
2 • Observer & Westfield Republican • Saturday, August 22, 2026
WASTE SERVICES INC. All Your Roll-Off Container Needs 10 - 15 - 20 - 30 - 40 Cu. Yd (716)355-4319 www.prowasteservicesinc.com Connect with us 10 - Yard Container
20 - Yard Container
Dimensions: Height 3.5ft Width 8ft Length 12ft
Dimensions: Height 3.5ft Width 8ft Length 22ft
15 - Yard Container
30 - Yard Container
Used for roofing jobs, kitchen remodel, bathroom remodel, and small cleaning out projects.
Used for roofing jobs, kitchen remodel, bathroom remodel, two car garage clean outs, or for cleaning out a small home. Dimensions: Height 3.5ft Width 8ft Length 16ft
Used for roofing debris, window replacement, construction/siding jobs, scrap metal, deck removal, or two car garage clean outs.
Used for larger construction or remodeling projects requiring the removal of large amounts of debris, including scrap metal. Dimensions: Height 6ft Width 8ft Length 22ft
40 - Yard Container
Used for larger construction or demolition projects, as well as whole house clean outs. Dimensions: Height 7ft Width 8ft Length 22ft
Fast and Reliable Service Family Traditions Working Together
Front Load Containers 2 - 4 - 6 - 8 Cu. Yd (716)962-1020 beichnerwaste.com
Buying, Selling or Renovating a Home
Saturday, August 22, 2026 • Observer & Westfield Republican • 3
Courtesy of Metro Creative
267.7 percent according to the 2025 Zonda report.
ome renovations are a significant part of homeownership. Naturally, people want to make their own personal marks on the homes they buy and ensure that their properties fit their needs and wants.
2. Steel door replacement: Also boasting an ROI north of 200 percent, a steel door installation is a wise choice for homeowners who want to drive up the value of their homes.
While many renovations add value to a home, some offer more value than others. When allocating dollars to renovations, particularly when finances are tight, homeowners may want to direct their efforts to those projects that will offer the highest rate of return on investment. Each year Zonda Home, in conjunction with Remodeling magazine, puts together a list of high-return projects. Exterior projects drive the most value for owners who are selling their homes, and they consistently top the list of high-ROI improvements. Here are five projects offering a strong ROI that homeowners may want to consider.
4. Fiber-cement siding replacement: Homeowners in the market for new siding can consider fibercement siding, which will see the investment recoup slightly more than 100 percent of its cost.
H
1. Garage door replacement: A garage door replacement is part of the curb appeal improvements homeowners can consider. At an average cost of $4,672, it offers a recouped cost of
3. Manufactured stone veneer: Manufactured stone veneer is a manmade masonry product that looks like natural stone but is lightweight and easier to install. It can offer a recouped cost of 207.9 percent on the $11,702 investment.
5. Minor kitchen remodel: Kitchens are the heart of a home, and a minor remodel offers a 113 percent return. Inside the home the golden rule is to keep things simple. Minor remodels tend to offer a better rate of return than major ones. Buyers will pay for move-in ready and updated, but sellers likely will not recoup the costs for luxury upgrades or over-the-top renovations.
It’s important to note that 2025 was the first time a practical backup generator made the list of top improvements. Falling into the number seven spot, the generator averaged a return of 95.3 percent, which underscores how homeowners are gearing improvements toward the changing climate and unpredictable weather. Those remodeling primarily to increase equity for future sales may want to consider exterior projects and basic kitchen improvements.
Plumbing Company
829 Brigham Rd. Dunkirk, NY
Heating & Air Conditioning Services
716-366-1700
www.casaleplumbingheating.com
Buying, Selling or Renovating a Home
4 • Observer & Westfield Republican • Saturday, August 22, 2026
Courtesy of Metro Creative
T
he real estate market can be highly competitive. When inventory is limited and prices are high, prospective buyers must be ready to pounce and make an offer before the competition kicks up and the home is off the market. The ability to move quickly with an offer can help buyers land a home in a competitive market, but that decisiveness may not be enough to ensure an offer is accepted. Buyers accustomed to the home buying
process know there’s no guarantee an offer will be accepted, but they can take steps to improve their chances of standing out in a competitive market where sellers may be fielding multiple offers at once. • Use recent sales data to inform your offer. Though there are places with non-disclosure laws that do not mandate property sales prices be made public, such data is readily available in many areas. That information can be invaluable to home buyers in competitive real
The Way Real Estate Should Be
Brenda J. Nowicki
Cell: 716-753-6678 Office: 716-673-9629 Fax: 716-679-7830 Email: brenda.nowicki@yahoo.com Licensed Real Estate www.niebelrealtycorp.com Sales Agent
estate markets because it gives them a strong idea of how much homes have been going for in towns and even specific neighborhoods they’re targeting with their search. That data also tends to be relied upon when sellers list their homes. Sellers may see how much a neighbor’s home sold for and use that to set the price of their own homes. With that knowledge in hand, buyers can tailor their offers to reflect recent sales figures. • Obtain a mortgage preapproval. Bank of America notes that a mortgage pre-qualification estimates what buyers might be able to borrow based on a credit check and information they provide, such as income data. Once that information is provided, prospective buyers may obtain a preapproval if a lender deems them creditworthy. A preapproval is important because it shows sellers that a buyer has the credit and financial backing necessary to follow through on an offer. Many sellers ask if bidders are preapproved because the preapproval facilitates a quicker sale. • Increase your earnest money offer if you’re truly committed to buying a particular home. Fulton Bank advises buyers to offer more earnest money, which is akin to a good faith deposit toward the purchase of a home. A
typical earnest money deposit may be somewhere between 1 and 3 percent of the purchase price, but an earnest money offer of 5 percent may indicate to sellers that you’re a committed buyer. But Fulton Bank notes that buyers who rescind their offers may or may not have their earnest money offer refunded. • Speak to your agent or realtor about including an escalation clause. It’s always best that buyers work with a real estate agent or realtor when looking for a home. When you find a property that interests you in a competitive market, discuss with your real estate representative if an escalation clause might boost the chances that your offer is accepted. Rocket Mortgage notes that an escalation clause is part of a real estate contract that indicates a buyer is willing to automatically raise their offer on a home if the seller receives a higher offer. The escalation clause indicates the most a buyer is willing to offer. The inclusion of an escalation clause is a big decision, which is why it can be so helpful to speak with your representative before deciding for or against including one in your offer. It can be hard to compete in the real estate market. But there is much buyers can do to increase the chances their offers are accepted.
Buying, Selling or Renovating a Home
Courtesy of Metro Creative
B
uying and selling a home are multifaceted processes that often are made much easier with the help of a qualified real estate professional. Indeed, the complexity of a housing transaction inspires the vast majority of buyers and sellers to seek expert assistance. Data from the National Association of Realtors 2025 Profile of Home Buyers and Sellers indicates that 88 percent of buyers and 91 percent of sellers use a real estate agent to facilitate their transactions. However, one must first navigate the vast landscape of licensed professionals, and selection of the right professional is crucial. Here’s how to do just that. Seek personal referrals One of the first places to start is with friends, neighbors or family members. Housingwire says about 40 percent of people find their agents through a referral. A personal referral typically offers insight about real estate pros that can inform if the person is communicative and reliable. Superior negotiation skills also might be best advertised by former clients than online profiles. Prioritize experience A professional’s level of experience is important. The market often is saturated with part-time or inexperienced intermediaries because the industry typically has low barriers to entry and relies on fixed commission structures. Although there are some anomalies,
Saturday, August 22, 2026 • Observer & Westfield Republican • 5
veteran real estate pros who have been active for many years tend to close sales more successfully than novices. HomeLight data suggests top-performing professionals can sell homes for up to 10 percent more than average. Look through online platforms Rely on platforms like Zillow, Realtor.com and others to review sales history, specialties and client feedback. Also read online biographies to narrow down prospects who seem like they will be the right fit. Prepare questions It’s wise to interview a couple of professionals before settling on one. The NAR urges individuals to prioritize experience, honesty and trustworthiness. When interviewing, ask about current client load, marketing strategies, experience, and how a professional handles challenges like bidding wars or low inventory. Pay attention to details to determine if a pro has a handle on local market knowledge, including current trends. Trust your instincts Sometimes buyers and sellers ultimately go with what their gut is telling them. If a professional gives off the right vibes and seems to gel with your style and goals, then that may be the person for you. Buying and selling a home is made more manageable with the guidance of a real estate professional who will be there every step of the way.
Excellent Customer Service. “It’s a Storer Thing”
(716) 595-3186
7534 ROUTE 380, STOCKTON, NY 14784
Buying, Selling or Renovating a Home
6 • Observer & Westfield Republican • Saturday, August 22, 2026
Courtesy of Metro Creative
T
he cost of homeownership extends well beyond closing day. Homeowners want to make their properties their own, and that may involve a lengthy list of renovations to improve both the inside and outside of the property. When it comes to funding these renovations, homeowners have different options. The right choice may come down to how much equity a person has in their home and how one prefers to receive and pay back the money. Home equity line of credit (HELOC): A HELOC uses a home’s equity as collateral and functions like a credit card, says NerdWallet. Borrowers are approved for a maximum credit limit and can get money during a “draw” period and only pay interest on what they use during that period. The draw period is usually 10 years. This makes it a viable option for ongoing renovations. It’s important to note that although a HELOC is highly flexible and a person only pays for what they use, these loans can feature variable interest rates.
Also offers Attic Vacuuming Licensed & Insured
Hard and Soft Foam Available Residential & Commercial
Steve Bittinger 716-761-6189 www.bittingersprayfoam.com
Cash-out refinance: When current market interest rates are lower than the rate on a person’s existing mortgage, a cash-out refinance can free up money for high-cost renovations. Essentially, a borrower replaces their current mortgage with a new, larger mortgage and takes the difference between the two loans in cash at closing to fund the renovations. Since the loan is usually locked in with a fixed rate, the monthly payment remains the same, says Chase Bank.
Home improvement loan: People who have smaller projects or no home equity can work with a bank to get an unsecured loan that will provide a lump sum. These loans do not require a home as collateral, but will be based on credit score and other factors, and typically carry higher interest rates. U.S. Bank says funding can happen quite quickly, instead of waiting for a refinancing situation that requires a new closing. Credit cards: Some people may choose to finance renovations on a credit card. This is best for minor, do-it-yourself projects that can be realistically paid off quickly and on cards that advertise an introductory 0 percent APR offer. This means the borrowing is free if paid off on time. Borrowers who use existing cards with higher interest rates (often 20 percent or more) should pay off the balance or face steep interest charges. Government-backed loans: Borrowers may want to investigate loans that are backed by the United States government. These are issued for safety upgrades or when buying a fixer upper to revitalize a neighborhood. The Federal Housing Administration offers an FHA 203(k) loan to borrowers with lower credit scores. Fannie Mae HomeStyle Renovation Loan is an alternative to the FHA loan that allows for more luxury upgrades but requires a higher credit score. Individuals can do their homework about the best funding vehicles to pay for home renovations.
Buying, Selling or Renovating a Home
Saturday, August 22, 2026 • Observer & Westfield Republican • 7
move in before the kids start classes. The NAR says homes sell fastest in spring and summer, often in 31 to 35 days, with sales rising through June.
Courtesy of Metro Creative
I
dentifying the optimal time to sell a home involves careful consideration of seasonal trends, market conditions and shifting economic indicators. Home equity represents the largest component of personal wealth for most households, and miscalculating the market by even a few days or weeks can result in a substantial financial loss. Although there is no perfect moment to sell a home, the National Association of Realtors indicates datadriven insights can help maximize profits and minimize stress. The following are some factors that can determine the most advantageous time to sell a home.
• Timing is localized, too. Some markets do not follow the typical seasonal trajectory. For example, home sales in San Jose, Calif., peak during the first two weeks of February, according to Zillow. The Silicon Valley market and surrounding areas feature chronically low inventory, so this early selling window allows sellers to capture highly motivated buyers. Other markets around the country challenge conventional wisdom as well, and relying on a knowledgeable real estate profession can help sellers list at the best time in their markets.
• The seasons are a strong influencer. According to a Realtor.com analysis of trends from 2018 to 2025, spring consistently is the strongest period for sellers. Mid-spring is a popular time to list a home because it brings higher buyer demand and lower competition.
• Financial and market factors play roles. Market conditions will often matter more than the calendar when it comes to the real estate market. The NAR forecasted a 14 percent increase in existing home sales for 2026 due mortgage rate stabilization and an increase in inventory. Sellers benefit most when inventory is tight and buyer demand is solid. Zillow says 78 percent of sellers cite major changes like job relocation, family size shifts or lifestyle needs as driving decisions to move and buy.
• The school year matters. Families looking to move will want to get into their new homes before the school year starts. The summer is a peak time for home sales, particularly when buyers can close on properties and
Ultimately the right time to sell a home is when personal needs coordinate with reasonable market strength. Analysis of local data and reliance on local professionals can help homeowners sell on their terms.
Buying, Selling or Renovating a Home
8 • Observer & Westfield Republican • Saturday, August 22, 2026
Courtesy of Metro Creative
R
Rate reductions According to mortgage analysis from AmeriSave Mortgage Corporation, an interest rate reduction of just 0.75 percent to 1 percent is often enough to justify a refinance. On a $400,000 loan balance, dropping the rate from 7.5 percent to 6.5 percent can cut roughly $260 off the monthly principal and interest payment. So, even though rates aren’t historically low, if they are lower than when the original loan was initiated, it may be prudent to refinance.
Norada Real Estate Investments says traditional advice on refinancing is to wait for a full 2 percent drop in interest rates. However, modern market dynamics may require a far less rigid approach. Homeowners who bought homes with peak rates during the post-pandemic surge are recognizing that small shifts are now opening opportunities to refinance and save money. Consideration of various factors can help homeowners determine if now is the time to refinance.
The break-even point Refinancing comes with certain costs that homeowners will have to pay. Data from Rocket Mortgage indicates that closing costs typically range between 3 percent and 6 percent of the total loan amount, and include title searches, property appraisals, loan origination, and underwriting. Timing a refinance should occur at the break-even point, or the exact month when the homeowner’s accumulated monthly savings surpasses the upfront costs of securing the new loan, says Norada.
efinancing a home may be on the minds of many as mortgage interest rates continue to drop from the heights they reached just a short while ago. Data from the Freddie Mac Primary Mortgage Market Survey showed average 30year fixed mortgage rates hovering around 6.51 percent as of late May 2026. The rates are a notable step down from the almost 8 percent peaks in late 2023.
B&H
WINDOWS
• Thermo Pane • Double Hung • Vinyl Replacement • Picture Window • Sliders • New Construction
716-355-6442 Installation Available
Free Estimates
The need to refinance Before determining if it’s the right time to refinance, homeowners should assess why they want to. First Savings Mortgage Corporation says people refinance for various reasons. For some, they want to shorten the loan term to save on overall interest. Others need access to cash and use a cash-out refinance to tap into their home equity. Someone who has an adjustable-rate mortgage may want to refinance to switch to a fixed-rate one. People who need relatively fast access to cash may be looking to refinance more quickly than those who are doing so to switch a mortgage type or shorten terms.
Removing PMI Private mortgage insurance is added to the mortgage when a borrower presents a down payment that is less than 20 percent of the loan’s value. Conventional borrowers will have the PMI removed once they have reached 20 percent equity, but others may want to refinance to have the PMI removed sooner if the home’s value has risen significantly since purchase. Removing PMI can improve cash flow. Timing a refinance requires consideration of factors unique to each homeowners. Working with a reputable lender can help homeowners identify and weigh the pros and cons of refinancing.
Buying, Selling or Renovating a Home
Saturday, August 22, 2026 • Observer & Westfield Republican • 9
concern, then extra square footage may not be a deterrent.
Courtesy of Metro Creative
S
hopping for a new home is an exciting experience. As prospective buyers shop around and attend open houses, they are likely to fine-tune their list of what they need and what they want in their next home. One choice buyers will be faced with is how much home to buy. Determining how much square footage an ideal home should have can be difficult. While many home buyers can envision themselves enjoying a palatial estate, square footage is a significant variable in regard to home prices. When trying to determine how much home to buy, prospective home buyers can ask themselves a range of questions to help make that decision. How much can I afford? Home buyers’ budgetary considerations should extend beyond the asking price of a home and into what they will be able to afford should they purchase a particular property. Projected monthly mortgage payments
can be easy to determine, but utilities can fluctuate considerably from home to home. Energy prices are fluid, but the more square footage a home has, the higher utility bills are likely to be. When determining how much home you should buy, you first need to identify what you can afford, and that mock budget should include estimates regarding monthly utilities. In addition, upgrading and renovating a larger property is likely to cost more, so that’s another budget-related variable to consider when determining how much home to buy. How much home can I take care of? Seasoned homeowners know that the work required to own a home never ceases. First-time buyers must keep that in mind when shopping for a home. A home with lots of square footage will require more daily and long-term maintenance than a smaller home. If you don’t have the time, the means or the will to keep up with maintaining a property, then perhaps a home with a small footprint in terms of square footage is for you. If taking care of the home is not a
How significant a variable is ZIP code when selling a home? Another variable to consider when determining square footage is the ZIP code of a home. Selling might not be foremost on the minds of prospective buyers, but a large home in a town with a poor school district and safety concerns is unlikely to generate as great a return on investment as a smaller home in a town with a reputation for great schools and little crime. However, the real estate market is forever in flux, so prospective buyers who prefer a larger home but don’t want to break the bank to purchase one are urged to work with a real estate professional to identify areas that might be upand-coming and offer the best of both worlds. That’s no small task, but local real estate agents and realtors can be
invaluable assets in such pursuits. How much home do I need? Of course, how much home a buyer needs is a unique and important variable. But this also is a difficult question to answer. Buyers who plan to grow their families will need enough space to accommodate everyone who eventually lives under their roof. Couples buying a home together who discuss how big a family they want to have can use that discussion to inform how large a home to buy. Buyers who like to get out and about can ask how much time they’re likely to spend at home and use that to determine how much square footage they need at home. The ideal amount of square footage in a home varies from buyer to buyer. Determining what suits you may come down to how you answer a variety of questions.
Buying, Selling or Renovating a Home
10 • Observer & Westfield Republican • Saturday, August 22, 2026
Courtesy of Metro Creative
H
omeowners want to do everything they can to protect their investment, and that includes both renovating a property to reflect recent trends and keeping up with routine maintenance to ensure a home does not fall into a state of disrepair. Anticipating potential issues and planning for them is part of maintaining a home. Such anticipation is an acquired skill, but homeowners can use the experience of others to identify ways to prevent home-related issues before they arise. One issue homeowners may want to plan for is frozen pipes. The winter of 20252026 was notably cold. According to AccuWeather, the La Niña weather pattern was a driving force behind a particularly cold winter in various parts of the United States, including the northeast, midwest and midAtlantic regions. Temperatures in those regions were 10° to 15° F below normal, which AccuWeather notes laid the foundation for the most severe and frigid winter in nearly a decade. The extreme cold that characterized the winter of 2025-2026 forced some homeowners to confront issues they had not anticipated, including frozen pipes. Pipe insulation is an important part of home maintenance that some homeowners may not have been aware of as recently as early 2026, but the following are some notable reasons to add this to your home-related to-do list before winter returns. • Insulation prevents pipes from freezing. Frozen water inside pipes can start what’s essentially a chain reaction that can cause pipes to expand. When pipes expand,
the resulting pressure can cause them to burst. By insulating pipes, homeowners can prevent them from freezing. Insulating pipes that are already behind a wall is not a simple job, so it’s best left to a professional. But pipes that are along exterior walls should be insulated to ensure they do not freeze when temperatures drop and remain low. Pipes in attics, basements and crawl spaces may be exposed, and homeowners may be able to insulate these on their own, though novices might still want to leave this important job to a professional. • Insulating pipes can save you money. The United States Department of Energy reports that insulating hot water pipes is a notable way to save energy and money. According to the DOE, insulating water pipes reduces heat loss and can raise water temperature by as much as 2° to 4° F. That allows homeowners to lower the temperature setting on their water heaters, which saves money. Insulating pipes also reduces the time it takes for water to warm up when turning on a faucet or shower, which in turn leads to less water consumption and lower water bills. • Insulation can reduce the risk of mold growth. Winter is not the only time of year it pays to have insulated pipes. According to the insulation experts at Aeroflex®, pipes are subject to mold growth. That can happen when pipes sweat in humid climates (think of a water bottle left out in the hot sun). The resulting condensation from sweating pipes can drip and lead to the growth of mold in surrounding areas, including within the walls. Mold growth in a home has been linked to various
negative health outcomes, including respiratory issues. But insulation prevents the condensation that can lead to mold growth. • Insulation is inexpensive. Homeowners who have grown accustomed to costly repairs and renovations should know that insulating pipes, particularly exposed pipes, is an inexpensive project. While it will cost more to insulate pipes within walls due to the extra
work required to access such areas and address them once insulation has been installed, insulating those pipes, especially if they’re along exterior walls, can greatly reduce the risk for potentially costly damage down the road. Insulating pipes is a worthwhile undertaking for all homeowners, and can be particularly beneficial for those who live in areas with extreme weather in winter and summer.
Buying, Selling or Renovating a Home
Saturday, August 22, 2026 • Observer & Westfield Republican • 11
PLANNING A SAFE COURSE OF ACTION SINCE 1917 the Multiple Listing Service (MLS), where marketed properties will have the best opportunities to be seen by independent buyers and other real estate professionals. Without access to the MLS, homes are limited in exposure, reducing the likelihood of receiving premium offers.
Courtesy of Metro Creative
A
pproximately 4.5 million homes are sold annually in the United States. Statista indicates the total number of residential real estate transactions in a given year typically ranges between five and six million. With so much inventory and money changing hands, it often behooves both buyers and sellers to thoroughly prepare for the process of buying, selling or renting a property. The allure of saving money is often a driving factor behind For Sale By Owner (FSBO) transactions. Bypassing professional fees might seem like an easy win in a volatile housing market. However, navigating the market without a licensed real estate professional frequently leads to lower profits, longer timelines and sometimes even more money spent, according to Clever Real Estate. In the National Association of Realtors® 2025 Profile of Home Buyers and Sellers, FSBO homes sold for a median price of $360,000 compared to a median of $425,000 for agent-assisted sales. Real estate professionals provide critical valuation expertise, ensuring a home is priced accurately to trigger competitive offers. And this isn’t the only benefit of working with a real estate professional. • Access to listing services: Real estate professionals have access to
• Market trend interpretations: Real estate agents have advanced tools and professional networks that help them spot off-market opportunities or trends that could be advantageous to certain buyers. • Legal knowledge: According to Virginia Realtors®, buyers without representation are left to navigate complex pricing and inspection contingencies on their own. They’re also in the weeds when it comes to understanding the steps and legal requirements of real estate transactions. A qualified real estate professional has the knowledge to navigate this process. • Manage negotiation and paperwork: Negotiating the best deal and handling the piles of paperwork that comes with a real estate transaction can be very challenging to independent buyers and sellers. Data from HouseCashin points out that only 11 percent of FSBO sellers manage to complete their transactions without an agent’s intervention. Instead of struggling, it’s better to work with a real estate pro throughout the process. • Time benefits: Real estate professionals can devote more time to selling a home or finding one to buy than a person doing it independently. This means that a home can be bought or sold within a desired timeframe. A real estate professional provides market exposure, objective negotiation and pricing accuracy that a DIY approach simply cannot replicate.
• Free Estimates • Local and Long Distance Moving • Ask About Guaranteed Pick-up & Delivery Times • Professionally Trained Employees • Expert Packing • International Relocation • Approved by US Dept. of Defense for Military Moves
Professionally Maintained Warehouse Storage & Self Storage Units
MC 107012 - D.O.T. MT 4153
DAN’S MOVING & STORAGE, INC. 211 W. 2nd St. Dunkirk, NY
716-366-7642 www.dansmovingandstorage.com
Buying, Selling or Renovating a Home
12 • Observer & Westfield Republican • Saturday, August 22, 2026
Courtesy of Metro Creative
T
he real estate market is notably competitive. While the competitive nature of real estate is often discussed in terms of buying, sellers might face some stiff competition when trying to make their properties stand out. The popularity of real estate listing websites like Zillow, Trulia and Redfin has made it easier than ever for buyers to find properties for sale. But those sites feature so many listings that it’s not always easy for sellers to make their properties stand out. With that in mind, homeowners can work with their real estate agents or realtors to tailor a listing that’s sure to draw the attention of buyers. • Identify what makes your property unique. Homeowners can take a tour of their properties with their real estate representative to identify what
Welcome
HOME
makes their homes and grounds unique. Details like the number of bedrooms and bathrooms and the total square footage certainly draw the attention of buyers, but neighborhoods tend to feature similarly sized properties. But an emphasis on unique features, whether it’s a fully finished basement or a recently remodeled outdoor living space, can make a listing stand out. • Read a listing as if you were a prospective buyer. In addition to emphasizing the unique features of your home, you can read a draft of your listing to see if it would appeal to you if you were a buyer. Does the listing adequately convey what makes your property special? Is there enough information about the property? Does the listing get into specifics or is the description generalized? Buyers will look at an
assortment of listings, and it can be easy to confuse one with another. Concise but detailed characterizations can increase the chances buyers remember your listing. • Emphasize key characteristics in bullet points. A listing that’s too wordy may not be read in full, but work with your real estate representative to identify points of emphasis and even list those as bullet points to make the listing more reader-friendly. • Be honest. Buyers come from all walks of life, but none want to read a listing and then feel as if they’ve been misled upon visiting a property. While it may seem as though everyone wants a move-in ready home, many buyers will not scoff at a listing that notes DIY potential. At the same time, if a home is indeed move-in ready, emphasize that so buyers who don’t want to swing any
GARAGE DOORS | ENTRY DOORS | WINDOWS
hammers know they won’t have to if they buy your home. An honest characterization will attract buyers, while a misleading description of the property will come across as a red flag that will make buyers wonder what else sellers might be hiding. • Highlight the area as well. Buyers aren’t just investing in a home, they’re investing in a place to set down roots. Consider the town where you live and use the listing to highlight its strong points. If your town is a walkable locale with a thriving local shopping and food district, emphasize that in your listing. If the town boasts a top-notch school system, be sure to allude to that in the listing. Sellers and their real estate representatives can employ various measures when writing a property listing to make it stand out.
Coming home just got a lot more inviting. With an upgraded garage door, entry door or windows from Plyler, you can transform the look of your home while improving safety and energy efficiency. Visit us at PlylerEntry.com or at one of our three showrooms for a free estimate.
Jamestown | 716-296-0595 1884 Mason Drive, Jamestown, NY 14701
Erie | 814-476-7717 8850 Fry Road, McKean, PA 16426 Hadley | 724-253-3564 2357 Perry Highway, Hadley, PA 16130 PA #29639
Buying, Selling or Renovating a Home
Courtesy of Metro Creative
T
he popularity of outdoor living spaces has increased dramatically over the last decade. The National Association of Home Builders® notes that industry projections estimate the outdoor living market will reach $26.8 billion by 2027. That’s a testament to the popularity of spaces that are transforming how people use their properties and spend time at home. Outdoor kitchens, living rooms and expansive patios garner the bulk of the attention directed at exterior living spaces, but walkways into these spaces are equally important. A stunning walkway can set the tone for a space, while a cracked walkway can pose a threat to a home, its residents and any guests who visit to enjoy some R&R in an outdoor living space. • Cracked walkways increase injury risk. The National Center for Biotechnology Information indicates that roughly three in four outdoor falls are attributable to environmental hazards like cracked
Saturday, August 22, 2026 • Observer & Westfield Republican • 13
or broken walkways. The cost of a new outdoor living space can be significant, and some homeowners might delay redoing their existing walkways so they can use those savings to fund the larger project. But homeowners planning to entertain and even those who will be using their existing walkways to access an outdoor living space are urged to include cracked walkway replacement into their outdoor living space project. Doing so can prevent falls and leave homeowners less vulnerable to accidents involving guests that can ultimately lead to higher insurance premiums. • Cracked walkways can contribute to damage to your home. Cracked walkways also can harm a home. A cracked walkway often slopes as well, and when it slopes toward the home, it can then channel water in the direction of the home’s foundation. That can cause the soil around the home to erode and ultimate threaten the structural integrity of a home’s foundation. Homeowners may even be able to see such damage already
if a walkway running alongside a garage is cracked. If so, walked into the garage and see if the foundation area opposite where the crack is outside is showing signs of damage. If it is, fixing cracked walkways can prevent further damage. If it’s not, then homeowners might have gotten lucky and identified the problem before it affected the foundation of their home. • Cracked walkways adversely affect curb appeal. According to Brown Jordan Outdoor Kitchens, 75 percent of prospective home buyers indicated they would prioritize homes with outdoor living spaces over homes that lacked this popular feature. Outdoor living spaces certainly boast the wow factor, but cracked
walkways en route to these areas can take away from that appeal and create a bad first impression. Savvy homeowners recognize that every investment they make in their home is an opportunity to improve resale value. Fixing cracked walkways when redesigning exterior spaces is a great way to ensure the boost in curb appeal from an outdoor living space is not compromised by unsightly and even dangerous walking paths leading residents and guests to these popular areas. Cracked walkways should be addressed so homeowners and their guests are safe and home values are not compromised by these unsightly yet fixable issues.
Mortgage
Purchase or Ref inance Home Buyer Dream Program
Home Equity Fixed Rate
Line of Credit
264 E. Main Rd., Fredonia, NY 14063 Call or Text: (716) 632-9328 www.westerndivision.org
14 • Observer & Westfield Republican • Saturday, August 22, 2026
Courtesy of Metro Creative
R
iding the ups and downs of the financial market is challenging, particularly as it pertains to figuring out the right time to buy a home. After years of volatility, recent data indicates that the housing market might have hit an affordability ceiling, creating a much-needed period of rebalancing. Although prices remain high, the bidding wars and back-office tactics that may have dominated past years have cooled considerably. This means buyers may have a wider window in which to purchase a home that is more affordable, states Cotality, a data analytic service. Those looking to buy now can explore options to ensure their next home does not bust their budget. Know the numbers The first step to buying a home is understanding the median home price. According to data from Realtor. com and Redfin, the national median home price has stabilized at $429,156 in the United States. At the same time, mortgage rates have eased. CREA Statistics says the national average home price in Canada was $663,828 in March 2026. The average 30-year fixed rate is now around 6.0 to 6.3 percent as of April 2026. For the first time since 2022, the typical mortgage payment has fallen below the 30 percent affordability threshold. Rocket Mortgage says this is a standard guideline suggesting households spend no more than 30 percent of their gross monthly income on housing expenses. Sit down with a lender By working with a lender to run numbers, potential buyers can get a clear picture of what they can afford. Plus, a mortgage preapproval may be a necessity when putting in an offer on a property. Lenders often lean heavily
Buying, Selling or Renovating a Home
on the 28/36 rule to determine risk. This means that total monthly housing costs (principal, interest, taxes, and insurance) should not exceed 28 percent of a person’s gross monthly income, advises PNC Bank. Total debt payments, including that new mortgage, car loans, and student debt, should remain under 36 percent. Account for hidden costs Buyers may be inspired to widen their search criteria to find an affordable home. That could translate into choosing an older home or one that requires more repairs and upgrades. It’s important that a budget include maintenance reserves for annual repairs, as well as construction costs for immediate needs. Look for undervalued areas Many areas of the country have featured recent corrections in the housing market, making housing more affordable. Corrections have occurred in parts of Florida, San Francisco, and Los Angeles, among other locales. Buyers can target these areas and consider widening their search radius,
especially if they work remotely and need not worry about commuting. Target “old” listings Buyers can have a real estate agent sort listings by how many days homes have been on the market. According to Mortgage Research, homes sitting on the market for more than 60 days are prime candidates for price cuts. Those homeowners also may be more inclined to negotiate. Buying a home that is affordable requires diligence on the part of potential homeowners, who can consider the market and their finances and tweak search parameters to get the best deals.
Buying, Selling or Renovating a Home
Courtesy of Metro Creative
H
omeowners know that the next home renovation project is always right around the corner. And that means finding ways to finance such undertakings. When planning for renovations, the average homeowner underestimates their project cost by approximately 22 percent, according to the 2026 Remodeling Impact Report. Establishing a pre-project budget can help avoid such surprises. Don’t over-improve A common mistake homeowners make is over-improving a home beyond the neighborhood value. A good rule of thumb is to employ the average percentage-of-home-value approach in an effort to stay within range of what’s acceptable. Budget a kitchen renovation or finished basement at 10 to 15 percent of the home value. A master bedroom will come in at 5 to 10 percent of home value, while a small bedroom or office falls between 1 and 3 percent of home value. These benchmarks are supported by the National Association of the Remodeling Industry and the National Association of Realtors. Historically, a functional, modern kitchen is the top driver of home value, says Remodeling Magazine. Learn the breakdown Homeowners should understand that materials, fixtures, appliances, and flooring, otherwise known as “hard costs,” will eat up 50 to 60 percent of their renovation budgets. Labor, permits and design fees will comprise the next largest chunk, typically coming in between 25 and 35 percent. Homeowners also should factor about 15 to 20 percent of a budget to a safety net to cover unforeseen expenses, like mold remediation or structural issues.
Saturday, August 22, 2026 • Observer & Westfield Republican • 15
Get three quotes It’s important for homeowners to get several estimates before establishing a budget. Experts advise working with contractors that offer fixed-price contracts rather than those that list time and materials; otherwise, there may be a mid-project price hike that comes out of the blue. A person also can ask contractors for a line-item bid so it’s possible to see where money can be trimmed through different material choices. With a list of desired items in hand, and acceptable substitutions if the cost comes in too high, homeowners can create a budget that works. Saving versus splurging It’s important for homeowners to be realistic about their renovations. They can splurge on items that are seen or touched every day, like door handles, cabinet pulls and faucets. Other items, like lighting fixtures or backsplashes, can be replaced down the road. It may be better to direct funds to structural elements or those “invisible renovations” like upgrading insulation or smart systems that save on energy costs and improve efficiency.
Keep a 20 percent cushion Homeowners can determine the affordability if a proposed project ends up costing 20 percent more or takes a few months longer. If the answer is no, homeowners should scale back the project budget until they have that financial safety net. Alliant Credit Union says experts strongly recommend adding a 20 percent contingency cushion to a remodeling budget. A home remodeling project is a big commitment of time and money. Budgeting correctly ensures that there are few, if any, surprises along the way.
Buying, Selling or Renovating a Home
16 • Observer & Westfield Republican • Saturday, August 22, 2026
When You Need a Tree Service Pick the Best of the Best
Ben Kravitz - Owner
Licensed & Insured
Voted Best of the Best Tree Service 6 years in a row 2020, 2021, 2022, 2023, 2024, & 2025
TREE TRIMMING • REMOVAL • STUMP GRINDING
716-672-9891 P.O. Box 275, Fredonia, NY 14063
Kravitztreeservice@gmail.com