Open House Etiquette For Sellers

Selling your home is an exciting journey, and hosting an open house is your chance to dazzle potential buyers! By inviting numerous prospective homeowners all at once, you create a vibrant showcase of your property. If you're selling in the St. Louis or St. Charles County, Missouri area, follow these ten essential open house etiquette rules to ensure your event is a success and leaves a lasting impression.

 

1. Clean and Declutter

Since the condition of your home is a place that your participation has the most effect, you’ll want to make your home look its very best by cleaning and decluttering. This includes paint touch ups, organizing, making room in the closets and cabinets to make them look spacious, removing extra furniture and collectibles to make the rooms feel larger, and other projects. For a complete list of projects to prepare your home to sell, read our blog Preparing a Home to Sell. 

 

2. Stage

Staging a home to sell goes beyond cleaning and decluttering, it is looking at the home through the eyes of potential buyers and setting up the home to most appeal to them. This may mean repainting dark-colored walls to neutral colors, moving furniture placements, and removing personal items and photos that keep potential buyers from envisioning themselves living in the home.  

Although in most cases staging is extremely advantageous, selling a vacant home is not always a problem. Often the design, finishes and architecture are sufficient to demonstrate the home in its best light. For more advice on staging check out our article Advice From Award Winning Home Stagers or bring in an experienced real estate agent to give you advice on what buyers are looking for.

3. Get the First Impression Right

Don’t forget to clean and declutter the outside of your home and landscaping as well. Cut the grass, trim the shrubs, touch up any paint and put away any toys or yard maintenance items. This will create nice curb appeal and give potential homebuyers a good first impression of your home. 

 

4. Use Light

Brighten up your home with lots of light. Remember to replace any burned-out light bulbs, use light bulbs with the same warmth in each room, clean the windows, and open the curtains and blinds. Light makes the home appear larger and lighter. Read Enhance Your Home With Lighting for more extensive tips on lighting a home. 

 

5. Smell Test

One of the first things potential buyers will notice is if a home has a smell. Check your home for any lingering odors. This can be difficult because we often become nose-blind to the scents in our home. We recommend having a trusted friend visit and tell you if they notice any smells. For more great info on home smells and how to get rid of them, check out our blog How to Remove Home Smells.

 

6. Temporarily Remove Pets

We understand that pets are part of the family. However not all homebuyers are pet owners, and some may even have a fear of certain pets. Show potential homebuyers that you respect their desire to inspect your home without pet interruptions. Also, your pet may be able to avoid any stress from the open house by removing them from the property during the event. 

 

7. Secure Valuables and Medications

Though a real estate agent is present to show potential homebuyers your home during an open house, it is not always possible to keep track of multiple people viewing the home at once. A good rule of thumb is to secure valuables and medications in a safe place or off the property during open houses and home showings. 

 

8. Park Somewhere Else

When hosting an open house for potential homebuyers, park your car somewhere other than the driveway or garage. This will provide a more spacious view of the garage and allow visitors to use the driveway, just as they would if they one day owned the home. It’s a great way to set the stage to make them feel at home.

 

9. Let the Agent Host

Potential homebuyers will be more open about their thoughts on a home they’re viewing if they are viewing with an impartial third party. By letting your agent host the open house you can get valuable feedback that divulges the true thoughts and feelings of those viewing the home. Then you can use that information to make any improvements to create a more positive impression for future homebuyers viewing the home.

 

10. Be Patient Waiting for Feedback

Your real estate agent may need up to 48 hours to gather all notes and feedback from the open house. Why so long? The agent hosting the open house may have follow-up to do with homebuyers who saw the home, particularly if homebuyers had specific questions the agent couldn’t answer at the time of the open house. The agent will then get back to the potential homebuyers with the answers and may be able to get even more information from those potential buyers. So be patient. Your agent is working hard to make sure they can give you a full report.

 

---

Is moving on your mind? If you are thinking of selling a home in St. Charles or the anywhere in the St. Louis, Missouri metropolitan area, be sure to interview The Boehmer Team. We would be honored to prove our experience and expertise in person. Or you can learn more about The Boehmer Team at www.TheBoehmerTeam.com. 

 

 

Originally Posted 4/12/2018 - Updated 5/27/2026

Spring 2026 Mortgage Rates: A Window of Opportunity for Homebuyers

As spring unfolds in 2026, the real estate market is buzzing with anticipation about mortgage rates. For potential homebuyers, understanding these rates is crucial, as they hold the key to unlocking home ownership dreams. This spring, mortgage rates provide a unique landscape shaped by economic factors that could potentially favor St. Louis and St. Charles County homebuyers.

 

The Current Mortgage Rate Landscape

Today conventional mortgage rates are currently in the low 6% range and FHA rates are sitting right at 6%. This is down from the high 6% range last fall. Even though rates are slightly higher than the historic lows we enjoyed during the pandemic, they are the lowest they have been in three years, making moving more favorable for borrowers. Economic factors including moderating inflation and a struggling job market may continue to lead the Federal Reserve to lower rates to spur economic activity as the year continues.

 

Benefits of Lower Mortgage Rates for Homebuyers

Lower mortgage rates offer numerous advantages to homebuyers, from reduced monthly payments to increased purchasing power. Here’s how:

• Affordability: Lower rates mean smaller monthly payments, making it easier for buyers to manage their finances and potentially qualify for larger loans. This can open doors to more desirable properties that may have previously been out of reach.

• Cost Savings: Over the life of a mortgage, even a small reduction in interest rates can translate into significant savings. This can free up funds for other investments or home improvements. 

• Increased Home Equity: As more of each payment goes towards the principal rather than interest, homeowners build equity more quickly, providing financial security and future borrowing potential.

• Market Opportunities: Lower rates can stimulate market activity, encouraging more sellers to list their homes and increasing inventory. This can lead to more options and potentially better deals for buyers.

Conclusion

Spring 2026 presents the start of a promising environment for homebuyers as interest rates trend lower. Whether you’re buying your first St. Louis or St. Charles County home, or looking to upgrade, taking advantage of lower rates could potentially save thousands over the life of your mortgage. Keep in mind that taking advantage of the best mortgage rates also depends on your credit score. Those with a top tier credit score (above 780) who plan to put down at least 5 percent towards their home purchase will enjoy the most benefits from lower rates.

 

Don’t forget to choose an experienced local real estate team like The Boehmer Team to ensure your real estate transaction is a great experience. Contact us with any questions you may have about home buying process or for recommendations on qualified local lenders.

 

 

Article References:
For more detailed insights on inflation, you can refer to the Federal Reserve's website.
For detailed reports on employment trends, offering insights into potential rate movements visit: The Bureau of LaborStatistics
For how economists anticipate a gradual decline in rates if inflation stabilizes and the job market remains weak, see the report by The Wall Street Journal

 

 

December Has Best Deals on Homes

Homebuyers are always searching for the best deal on their new home. The busy holiday season in December not only delivers great deals on Christmas shopping, it delivers great deals on homes. And after all, a home could even be a Christmas gift. (To learn more about the best way to do that, click here.) 

According to a study by Attom Data Solutions, December is the best month and December 24th is the best day to get the biggest discount on a home.

The study found that while November has the most days of discounts, the greatest day for home buying discounts is December 24th. Homebuyers and investors searching during the holidays will face less competition in the marketplace. Also, they will have more motivated sellers, which could give an upper hand during price negotiations.

The analysis, based on closing date, found five other days of the year that offer discounts below estimated market value. Other days offering lower premiums when home buying include:  

• November 6 (5% premium above market value)
• September 11 (5% percent premium)
• October 9 (5.2% premium)
• November 5 (5.3% premium)
• October 2 (5.4% premium) 

Each of these days may offer extra discounts for homebuyers with saving of $500 to $1,000.

Attom’s study covers a ten year period and over 48 million single-family home and condo sales. Previous years have had more days of good deals but a particularly hot seller’s market in the last few years drove the number of days for deals down. As the market continues to cool down the number of days for deals will go up again.

Using the same data from the study one can also see days that homebuyers are least likely to get a good deal. The days where homebuyers can expect to pay up to 9 percent over the estimated home value are May 28th, 29th, and 30th.

The days that are linked to the best deals are related to holidays and down times when it comes to buyers making offers. With many people busy over the holidays, sellers become more motivated to offer deals. Keep in mind that the study is based on closing dates, so the days are related to down times when buyers are making offers.

For example, the deal day of October 2nd is from offers that were most likely accepted over the Labor Day weekend holiday. And on December 24th, offers were probably accepted around early to mid November.

Meanwhile region can affect the best month to buy a home too. Cold seasons tend to offer the best discounts. While Hawaii isn’t as affected by seasonal sales, every other state shows the best discounts from October to February.

Something we have experience with that is not mentioned in the study are year-end deals offered by home builders. Home builders offer some of the best deals of the year at the end of the year. The greatest year-end type savings are often times tied to homes that can close by the year’s end.  Most home builders have a preferred lender that is able to close a home very quickly to secure year-end driven promotions. Check out our New & Now and New & Almost Ready For You pages to see new homes available where these deals might apply.

- - -

The Boehmer Team is available for you almost any day of the year. That’s one of the great reasons to work with a team; we have the availability to match your schedule and needs. And you don’t have to go to a national website to find a good deal on St. Louis or St. Charles County area real estate. Our local website gets updated with new listing information multiple times a day while the national sites only get updated every few days. Click on over to TheBoehmerTeam.com or contact The Boehmer Team to assist you in finding a great deal on a new home that is perfect for you.

*See the full Attom Data Solutions report at:https://www.attomdata.com/news/home-prices-and-values/top-10-best-days-of-the-year-to-buy-a-home/

Originally published in 2020, updated with current data Nov 2025. 

Unlocking the Potential of Newly Built Homes

In the current real estate landscape, purchasing a home in St. Louis or St. Charles County comes with its share of challenges. Higher mortgage rates may create affordability issues and there is a limited inventory of available homes compared to years past. However, what if there was a game-changing solution that could address both concerns?

Inventory Bright Spot: New Home Construction

Home seekers can opt for either existing homes or newly constructed properties. While the inventory of existing homes for sale has seen some growth this year, there are still fewer options compared to previous years like in 2018 or 2019.

Embracing newly built homes can expand your choices further. According to Danielle Hale, Chief Economist at Realtor.com explains,

“The shortage of existing homes For Sale has opened up the possibility of new-home construction to more buyers who may not have once considered it.”

At The Boehmer Team we know what recent data from the Census shows - new home construction is ramping up in two key areas: starts and completions. (See most recent spike on chart below in pink.)

Starts, or homes where builders just broke ground, have seen a big increase lately. And completions, homes that builders just finished, are also up significantly. So, if you want a new, move-in ready home or you want to get in early and customize your build along the way, you have more options right now.

See Our List of Preferred Builders

Affordability Incentives from Builders

Builders are currently providing incentives such as mortgage rate buy-downs to ease affordability challenges and help buyers achieve their dream home. Mark Fleming, Chief Economist at First American, explains why you may find builders have more wiggle room to offer than the typical homeowner:

“Builders aren't rate locked-in. They would love to sell you the home because they're not living in it. It costs money not to sell the home. And many of the public home builders have said in their earnings calls that they are not going to be pulling back on incentives, especially the mortgage rate buydown, so that will help the new-home market continue to perform well in the spring home-buying season.”

Expert Guidance from New Construction REALTORs

Purchasing a newly built home involves a different process than buying from a homeowner. It is essential to work closely with local REALTORs like The Boehmer Team. We have many years of experience working with home builders as well as special training and certifications to help the new construction home buyer. We offer expert guidance through intricate builder contracts, the build process and more.

In Summary

If you're facing difficulties in finding a suitable home or navigating affordability issues, considering exploring the potential of newly built homes as a viable solution. Connect with The Boehmer Team to explore if this option aligns with your home-buying needs. Or visit New Home Central on our website to search for new construction homes, see preferred builders, learn about the process and more.

 

 

 

Most Desired Features of New Construction Homebuyers

When it comes to building a new home in the St. Louis or St. Charles County area, everyone has their own unique set of preferences and priorities. However, there are certain features that are currently desirable among new construction homebuyers. With our experience assisting local new construction homebuyers and some great input from some quality local homebuilders, we’ve put together a list of the most sought-after features that buyers want in newly built homes.

Energy-Efficient Appliances and Windows

With the increasing awareness of climate change and the need to save money on utility bills, energy efficiency is a top priority for homebuyers. Energy-efficient appliances, windows, and insulation are all highly sought-after features.

Open Floor Plans

Many homebuyers are looking for open floor plans that provide a spacious and welcoming environment. This includes interconnected living spaces, high ceilings, and large windows that allow natural light to flood the home.

Smart Home Technology

The rise of home automation has made smart home technology a highly desirable feature. Homebuyers are looking for homes with automated lighting and heating systems, smart locks, and integrated home security systems.

“One of the most desired features in today’s new home is smart home technology and security,” says Chris Reatini of homebuilder Genesis Development Company. “Just about everything now and even more in the future can be controlled by your phone. Homeowners like having the convenience to control their new home with their fingertips.  We wire the home for the technology of today and the future. A few of the most popular items include smart thermostats, garage doors, lights, locks, cameras, and security systems. With our smart home app, the possibilities are endless.”

Outdoor Living Spaces

As more people look to spend time outdoors, outdoor living spaces have become increasingly popular. This includes patios, decks, and outdoor kitchens that provide a perfect setting for entertaining guests.

Walk-In Closets

Homebuyers are looking for ample storage space, and walk-in closets are a highly desirable feature. Walk-in closets provide space for storing clothes, shoes, and accessories, while also providing a sense of luxury and convenience.

High-End Kitchen Features

With the growing popularity of cooking shows and gourmet cuisine, high-end kitchen features have become a must-have for potential homebuyers. This includes features such as granite or quartz countertops, stainless steel appliances, and custom cabinetry.

Mark Murphy from homebuilder Bridgewater Communities told us, “As the metro areas only home builder dedicated exclusively to the villa lifestyle, most of our customers are downsizing from a larger home. While they are looking for less space, most don’t want to feel as if they have “given up” the spacious feel from their previous home. So, this means high ceilings with wider and taller doorways to create the sense of volume, as well as large kitchens, entertaining spaces, bathrooms, and primary bedrooms. Additionally, outdoor entertaining spaces and flexible spaces inside their new villa are important.”

Home Office

With more people working from home, having a dedicated home office has become an essential feature. Homebuyers are looking for spaces that are quiet and comfortable, providing a productive environment for work.

Multiple Bathrooms

Having multiple bathrooms is a highly desirable feature for homebuyers. This includes en suite bathrooms for the master bedroom, as well as half-baths or full-baths for guests.

After years of working with new construction clients, Linda Boehmer says, “We see our new construction clients looking for taller ceilings, transom windows for natural light, low maintenance LVP flooring and high functioning kitchens. Other hot features include laundry rooms that offer more space for laundry needs and storage, oversized kitchen islands with added storage and large seating bars, home offices, screened porches and electrical preparation for electric car chargers. It benefits consumers to research the options. You are only limited by your budget, your imagination and your builder’s menu of options.”

Energy-Efficient Heating and Cooling Systems

Energy-efficient heating and cooling systems are a top priority for homebuyers. This includes HVAC systems that use less energy and provide better temperature control.

Green Building Materials

Homebuyers are looking for homes that use environmentally friendly building materials. This includes materials such as bamboo flooring, recycled glass countertops, and low-VOC paint.

- - -

By incorporating these features into new construction homes, builders create homes that are more attractive to today’s buyers. If you’re thinking of building a home, or buying a newly built or inventory home, contact The Boehmer Team. We are uniquely qualified to serve new construction homebuyers in the St. Louis and St. Charles County areas of Missouri.

 

 

Home Buying with Increasing Mortgage Rates

It’s true – like the rest of the U.S., St. Louis and St. Charles county real estate is facing increasing mortgage rates. However, mortgage rates have been up and down throughout the decades and regardless of the rates, people still bought and sold homes. Let’s discuss what homeowners really focus on each month, monthly mortgage payments.

 

The chart below shows the difference between a principal and interest payment on a $350,000 loan at 5.50%. When the rate increases to 6.00% it is only $111.00 a month difference. While we understand this is an increase, it may be manageable. For example: a borrower that makes a gross monthly salary of about $10,000 will fall within typical guidelines for getting a mortgage of this size loan at the higher rate. 

 

Trusted mortgage loan specialist and Executive Vice President of Paramount Bank, Jeff Griege offered us a great comparison of rates and sales historically with today’s rates and sales:

 

“In June 2008 the average rate for a 30-year fixed rate loan was 6.45% while home sales for June 2008 were 4.83 Million. In April 2022 home sales were at 5.61 Million. What I mean by this is people are still going to buy homes with a higher rate of interest, especially if the demand for homes decreases as some buyers move out of the market.“

 

According to Freddie Mac data, the highest mortgage interest rates ever reached in modern history were in 1981. At that time the annual average was 16.63% - and people STILL bought and sold homes. But let’s keep our fingers crossed we don’t see that again.

 

If you have questions about the process of buying real estate or getting a mortgage loan, contact The Boehmer Team. We can answer your questions, help you with the process and get you in touch with experienced mortgage loan officers that will help you get the best rate. Don’t be discouraged, where there is a will, there’s a way! Contact us today.

 

 

The fine print: 

 

Lighting Your Home Right

Have you ever gone into a room that just felt good but you couldn’t put your finger on why? It could be the lighting. In a well-lit room, everyone feels relaxed and looks their best. This is why it is important to be considerate of the bulbs and fixtures in your home and how they can create a more inviting environment that encourages people to linger.

LIGHTING MISSTEPS AND CORRECTIONS

• Lighting Misstep: Avoid overly bright overhead lights that can tire the eyes.
• Correction: Install dimmers.
  
  
• Lighting Misstep: Not matching the function of the room.
• Correction: Localize and layer your light sources to focus lighting on the main functions of a room.
  
  
• Lighting Misstep: Using different types and colors of bulbs in the same room.
• Correction: Learn about light bulbs and choose a similar type of bulb throughout a room to avoid different colors and frequencies of light that could make a room feel disjointed.
  
  
• Lighting Misstep: Using lighting at all the same height.
• Correction: Implement lighting at different heights to fill a room with soft light and create better ambiance.

 

LIGHT IT RIGHT – ROOM BY ROOM

Entryway Lighting: The entryway is where your lighting story for your home begins.  Fun and functional lighting like an entry table lamp and overhead light make a great start and set the stage for the rest of the home.

Great Room Lighting: This is a place to put our feet up or have great conversations with friends and family. Add light to your seating areas with table and floor lamps. To draw the eye up to a high or vaulted ceiling, use overhead lights. If the room has standout architectural features highlight them with a spotlight or sconces.

Kitchen Lighting: When lighting a kitchen, it’s about merging style with function. Good overhead lighting and lighting for cutting surfaces is important. One of the most visible forms of kitchen lighting are pendants that hang over islands or peninsulas. You can choose to have them blend in or stand out. A good tip is to match your pendants to the materials on your cabinet hardware.

Dining Room Lighting: In a dining room, the lighting is one of the main focal points. This is the place to splurge on lighting and put up your favorite chandelier, as it will hang at or a little above eye level. Don’t forget to install a dimmer switch in this room to set the mood. Want to tie in the dining room lighting in to your kitchen space? The tip here is to use a material or shape that is cohesive with the kitchen design.

 

Bedroom Lighting: Bedroom lighting starts with overhead light. This could be a pendant, flush, lighted fan or chandelier. Then coordinate your secondary lighting choices like table lamps or sconces by choosing a similar material, color or shape that appears in your overhead lighting.

 

- - -

 

While touring and selling St. Louis and St. Charles County real estate, The Boehmer Team have seen all kinds of ways that people light their homes. Our favorite tip is to be sure to use the same color and type of lighting within the same room. In other words, don’t make a room disjointed by mixing halogen and LED lights in the same space. Also, don’t forget to utilize natural light to brighten your spaces and save energy. Check out some of our favorite places to shop for home lighting: Houzz.com and Wayfair.com. When you’re ready to sell a home, contact The Boehmer Team to help you stage your home – and its lighting – to make it looks its best so that you get the most value from your home sale.