There are a few things we find ourselves explaining over and over again to buyers and sellers. So we thought we'd let you in on some of the conversations that happen behind the scenes.

Your online home value is a starting point, not a pricing strategy.

Zillow, Redfin and other websites can be useful for getting a general idea of what a home might be worth, but they don't know everything about your house.

They don't know that you completely renovated the kitchen, that the basement gets wet after a heavy rain, or that the house next door has been sitting on the market for six months.

Pricing a home requires looking at the actual property, comparable sales, current competition and what's happening in the market right now.

The highest offer isn't always the best offer.

It's easy to look at the number at the top of an offer and think, "That's the one."

But price is only one piece of the puzzle. Financing, contingencies, closing date, inspection terms and the buyer's overall ability to get to the closing table can make a significant difference.

A slightly lower offer with stronger terms can sometimes be the better deal.

Buyers: You don't need to love everything about a house.

Very few homes are perfect. Especially when you're buying an existing home.

The question isn't necessarily, "Is this house perfect?"

It's, "Can I live with the things I don't love, and are the things I don't love fixable?"

Paint can change. Light fixtures can change. Flooring can change.

Location, lot, layout and major structural issues are a different conversation.

Sellers: Your house isn't worth what you need it to be worth.

We completely understand that you have a number in your head. Maybe you need to walk away with a certain amount to make your next move work.

But the market doesn't know what you need.

Buyers are looking at what else they can buy for their money, and that's what ultimately influences what your home is worth.

Our job isn't to tell you what you want to hear. It's to help you understand what the market is telling us so you can make a smart decision.

And finally...you don't have to have everything figured out before you call us.

Thinking about selling next year? Curious what your house might be worth? Wondering if you can afford to move? Not sure whether you should buy first or sell first?

Those are exactly the kinds of questions we're happy to talk through.

Sometimes the best real estate advice happens long before anyone puts a house on the market or writes an offer.

That's what we're here for.