Selling a Home


Handling Disclosures - Sell a Home - Badger Peabody & SmithOur real estate agents know how important it is to you to sell your home quickly and with minimal fuss. Sellers, like buyers, tend to get the best deals when they move fast—and there are still plenty of people out there looking for the right Plymouth homes for sale.

Although it's important to present your property in the best light possible, there are also rules you need to follow. Your real estate agent is a crucial ally, ensuring your home's listing is accurate. A serious oversight can result in penalties or even legal liability down the line.

Details that absolutely must be communicated to a seller are called disclosures.

Disclosures vary from one place to another. For example, there are some parts of the United States where required disclosures include whether or not a crime has ever been committed in the home or whether it has ever been believed to be haunted. Luckily, this is out of the ordinary.

Disclosure laws are usually easy to understand. Not all states define disclosure rules, known as "Caveat Emptor" states. Here, it's primarily the buyer's responsibility to sleuth out anything that might be wrong with the home. This means the buyer must be especially diligent.

Even though New Hampshire features limited disclosures, sellers still have some obligations.

As a seller in New Hampshire, you must disclose the following:

  • Type of Private Water Supply System
    Sellers are generally required to disclose the location, installation date, and any known malfunctions with the private water supply system. The date of the most recent water test and its outcome (especially negative) are also specified under New Hampshire disclosure rules.

  • Private Sewage Disposal System
    Your septic or sewer system connection is another area of concern, and you must disclose much of the same information that applies to the water supply system. In addition, you'll need to include the date on which it was most recently serviced and the name of the servicing contractor.

  • Roof and Wall Insulation
    The type and location of insulation in the home are covered under disclosure rules in New Hampshire.

  • Responses to Specific Questions
    If the buyer or the buyer's agent asks a specific question to you or your agent, you must be truthful in your response. It is unlawful to lie, obfuscate, or conceal information that a "reasonable person" would rely on in deciding whether or not to buy a home.

  • Additional Disclosures
    Since it's up to the buyer not to overlook information that might harm them in the long run, they often use standardized forms to gather certain facts. It's not unusual for a buyer to ask a seller to state that the property contains no underground storage tanks or certain toxic chemicals.

  • Property Inspection Outcomes
    Listing a property "as-is" does not protect a New Hampshire seller from the possibility that the buyer will commission a home inspection at their own expense, usually for $100 to $200. This is a requirement for many lenders, who will not finance a home with significant electrical, roofing, or septic issues.

  • Voluntary Information
    Any information you or your agent "volunteers" to a potential buyer isn't protected by disclosure laws and may be used as the basis of the buyer's decision. It's wise to get on the same page with your agent on what needs to be disclosed and what you will discuss in detail only at the buyer's request.

Have other questions about New Hampshire disclosures? Contact us to find out more or get started.


Listing Your Home - Badger Peabody & Smith RealtyIf you're watching the news about rising interest rates, you may be shaking your head and thinking you missed your window to sell your home at a sizable profit. Our real estate agents would like to assure you this is not the case. Here are several reasons why Plymouth homes for sale are still fetching excellent prices.

  • Not all buyers are concerned about interest rates.
    That may seem to be an absurd statement on its face, but many buyers are also recent sellers. To avoid capital gains tax, they need to re-invest in another home. If they are downsizing, they may have adequate cash to avoid financing altogether or dramatically reduce the balance at the time of purchase. Even though interest rates are rising, many buyers are accelerating their purchasing plans to capture a reasonable rate before reaching higher levels.

  • Housing inventories are low.
    The market is not as competitive as it was in 2021, but there are still fewer homes for sale than buyers. Multiple offers mean sellers can still set high asking prices while remaining competitive. Buyers waiting for prices to come down may find themselves paying much more for rent than anticipated and don't want to see their savings dwindle. Selling prices continue to rise, over 2021, by about 13%. Available homes fell by 28%. This means your equity also remains high.

  • The workforce is changing.
    As many corporations have discovered that offering their employees the opportunity to work from home saves them a lot of money in office space, more workers choose that option. Those employees often seek more comfortable workspace in the form of home offices and, subsequently, larger houses. Americans are spending more time at home and seek entertainment space as well as larger, better-appointed kitchens. They are exchanging their minimalist condominiums for spacious homes to accommodate those desires.

  • New Hampshire offers a great tax climate.
    With the absence of sales and income taxes, as well as a host of others, both corporations and individuals are attracted to the area for financial relief. Additional homebuyers contribute to the low home inventories that are bolstering sale prices. The unemployment rate in New Hampshire was 2.3% as of April 2022, compared to the national average of 3.6%. When you add a low crime rate to a healthy job market, you are looking at attracting home buyers from across the country.

  • Sellers can forgo some repair work.
    Many buyers have been looking for a while for a home that fits their lifestyle and budget. They are often willing to take care of cosmetic details themselves, eliminating the need for sellers to paint and upgrade. That helps the seller on two fronts: minimizing their cost of selling and shortening the time necessary to list the house. This also means the buyers can decorate according to their tastes instead of the neutral color palettes sellers normally choose.

If you're considering selling your home but still have additional questions, contact us. Our friendly professionals will be happy to guide you toward the best decision for your financial plan. 


Selling With a Real Estate Agent- Badger Peabody & Smith RealtyThere are almost as many ways to sell your home as there are Plymouth homes for sale. But if you want to get the job done quickly and effectively, with as little hassle as possible, your best bet is to do it through an agent. Here are six ways an agent makes it easier to sell your home.

  1. More Buyers to Choose From. Agents know the area and how and where to find people looking to buy a home. What's more, they have a resource that independent sellers don't: the Multiple Listing Service (MLS), a database of information on available properties, their locations, values, etc. Listing your home on the MLS allows agents to cast a wider net and find a suitable buyer more quickly.

  2. More Money. You may think selling your home yourself (a For Sale By Owner or FSBO deal) will save you money since an agent takes a cut of what you make on the sale. However, without an agent's help, your home will likely have a lower sale price. Agents know how to negotiate and get you a better price than most people could get on their own. An agent's fee is typically 6% of your home's sale price. But without one, sale prices average 6% lower anyway. Better to hire an agent and make your job easier.

  3. Save Time. How do you know how serious a potential buyer is? They could be someone looking to see what's out there or a neighbor curious about the resale value of other homes in the area. The longer you spend dealing with lookie-loos, the less time you have for serious buyers. An agent can help weed out the ones who aren't serious. They know what to ask to determine a person's genuine interest, so you can spend more time on the buyers and less time on the lookers.

  4. Objectivity. When you live in a place day in and day out, there are many things you become accustomed to. Certain issues may be things you've dealt with for years and have adjusted to without thinking. Others may have come on so gradually that you never realized there was a problem in the first place. An agent lends your home an objective, expert eye. On a walkthrough, they can spot all the problems you can't and show you exactly what needs to be done to fix your home up and raise its resale value.

  5. Paperwork. What contracts, disclosures, and other forms do you need to prepare and sign to make your home's sale legally binding? There's a lot of paperwork involved in selling your house, and if you neglect some of it or file it incorrectly, you risk exposing yourself to legal troubles. Your agent, however, does this for a living. They know exactly what paperwork you need and how to do it properly and can guide you through the entire process, beginning to end.

  6. Experience. The bottom line is that an agent knows what they're doing. They're experienced in selling homes—finding the right buyer, getting the most money, and getting your home on and off the market as quickly as possible. They're someone in your corner, looking out for your best interest. When hiring an agent, you have everything to gain and nothing to lose.

If you're ready to sell your home or buy your dream home, contact us. Our real estate agents will guide you through the process, every step of the way, to help you get what you want.


Kitchen and Bath Updates - Sell a Home - Badger Peabody & Smith RealtyMany sellers are being urged to list their homes without making upgrades based on the current housing market. But our real estate agents can tell you that wise sellers offering Plymouth homes for sale are maximizing their profits by focusing on two specific rooms: the kitchen and the bathroom. They'll be happy to discuss the return on investment potential from budget-mindful improvements to luxury remodels.

Popular Kitchen Features

  1. Kitchen islands top the wish list of the typical home buyer. More people are cooking at home than in decades, and they demand adequate workspace. Doing double duty as home classrooms and even office space, an island is a very attractive feature. This is one of the most expensive improvements you can make, but the increased sales price may be worth it.

  2. Cabinet space is critical to a well-organized kitchen, so if additional cabinets are possible, they deserve your consideration. If not, you may wish to consider installing pull-out shelves or a lazy Susan to maximize hard-to-reach spaces. 

  3. Cabinet lighting does more than brighten the kitchen; it makes the work area much more efficient. The soft glow from under the cabinet makes the room feel cozier, while the family cooks will appreciate the ability to see what they're doing. 

  4. Smart accessories bring the kitchen into the 21st century. Pizza ovens, butcher blocks, and quartz worktops perk up real estate listings, capturing the attention of serious buyers.

  5. Simple facelifts are the least expensive way to make the kitchen more attractive. Freshly painted cabinets, new hardware, and crown molding are just cosmetic, but they impart a feeling of newness that buyers want.

Bathroom Upgrades

  1. Converting a tub to a shower offers a stylish replacement for a bulky, aged tub that is convenient, low-maintenance, and safe. Grab bars and seating can provide additional safety and comfort. Multiple showerheads combine luxury with convenience with little additional cost.

  2. Jacuzzi tubs elevate a comfortable soak to an indoor hot tub experience. Buyers will imagine tired, sore muscles relaxing in their own private spa.

  3. Non-porous acrylic tubs and sinks are stain-resistant and easy to clean.

  4. Upgraded toilets may not be the first thing that comes to mind when considering where you spend your remodeling budget, but for a few hundred dollars, you can install a much more comfortable option. Higher models and elongated seats are often preferable for taller individuals. The bidet is also gaining popularity and can be attached to an existing toilet or can be a stand-alone feature.

  5. Cosmetic treatments in a bathroom are all about cleanliness and light. New paint or wallpaper, bright new lighting, and upgraded floor treatments are all inexpensive methods of making an old bathroom feel like new. 

A full kitchen remodel can cost anywhere from about $10,000 to $25,000, but cosmetic treatments can cost just a few hundred. Many renovations recoup 60-80% of the investment when the house is sold. Before you invest unnecessarily in expensive upgrades when putting your house on the market, contact us to discuss the pros and cons of your remodeling efforts. We'll help you make the best choices to obtain the sales price you want. 


Passing a Home Inspection - Sellers - Badger Peabody & Smith RealtyA home inspection is a little like a first date. You might have butterflies in your stomach, frightful thoughts racing through your head, and you'll think of a million things that you forgot to do, or that can go wrong before you open the door. But, as with dating, there are some things you can do to sway the odds of a positive home inspection in your favor. By rolling up your sleeves and following these tips from our real estate agents, you'll pass your home inspection with flying colors.

  • Go Through Your Home With Your Real Estate Agent
    Your agent has gone through this process many times. They know what the inspector will look for, and they can help you create a strategy to efficiently tackle any deficiencies with home maintenance, plumbing, wiring, pests, and more. Specifically, they will help you identify damage to your roof, plumbing problems, electrical issues, and other problems that could diminish the home's structural integrity.

  • Take Fido to the Park
    Whether you have the friendliest pug or the sweetest lab, take your pets out of the home for the day. Take them to the park or a friend's house. This is especially important if you have a protective pet that could impede the inspector's ability to inspect the home.

  • Declutter
    Clear out the closets, toss trash from the garage, and dig through the piles of trophies and other accumulation within basements and attics. You should clear the clutter to show the home, and you won't want to move it with you to your new home, so getting rid of it now means it is one less thing to do later. Plus, it will make it easier for the home inspector to gain access to every area of the home.

  • Roll Up Your Sleeves (and pick up the phone!)
    You can fix many minor problems such as leaky faucets and other general maintenance tasks. However, you should hire a professional to repair any issues with HVAC systems, plumbing, electrical, roofing, etc. Even in a seller's market with many fabulous Plymouth homes for sale that need a little work, buyers want "move-in ready" homes that they don't have to put a lot of initial effort into.

  • Ensure the House is Fully Operational
    Ensure that gas, water, and electric systems are connected and operational. You should also make sure that all remote controls or smart home systems are available for the inspector to use when they arrive.

  • Know the Home's History
    Has the home been remodeled by you or a previous owner? If so, was the work performed to code, and were the proper permits secured? Anytime a home is remodeled, it falls upon the current owner to address any deficiencies with remodeling work. The more you know about the status of the work performed on your home, the better.

  • Give Them Time To Work
    Most home inspections take between 2-4 hours to finish. While it is natural to want it to be over with quickly, you should give your inspector time to thoroughly and properly examine the structure.   

Home inspections can be nerve-wracking, whether it's your first time or your tenth. Contact us to learn more about the steps we take to help ensure our clients are ready when the date of their home inspections rolls around. 


Cleaning Tips Before Moving - Badger Peabody & Smith RealtyCongratulations! What a relief that the house had sold, right? But our real estate agents know that as the excitement wears off, you're probably going to look around and suddenly realize that the hardest work lies ahead of you. The longer you've been in your home, the more daunting the task of cleaning before you go. But don't feel too stressed out. We've compiled a few tips to keep the process as simple as possible. 

  • Start With an Empty House
    Packing and cleaning simultaneously can be a nightmare. Before you lift a single rag, make sure you have packed and removed everything but cleaning supplies and equipment. Inspect every inch of the house to ensure no dishes are left in the dishwasher, towels in the linen closet, or goods in any closet. Check basements, attics, garages, and storage sheds for any rarely used items. Don't forget personal items in the bathroom cabinets. 

  • Make a Plan and Follow It
    Work from the top-down, cleaning upstairs before tackling the ground floor. In each room, begin by removing cobwebs and dust from the ceiling, lights, and fans. Dust first, followed by wiping down stains. Move next to blinds, windows, and doors. Always dust before attempting to clean with damp cloths. Wash windows and wipe down the frames. Clean fingerprints and grime from wallplates and light switch covers.

  • Deep Clean Appliances
    Stoves often require a lot of elbow grease, so it may be helpful to apply oven cleaner and let it sit while you attack the refrigerator and the microwave. Use plenty of hot, soapy water to cut through any spills. Rinse well with clean water to remove soap residue. Sanitize with a solution of an ounce of bleach in a gallon of water in a spray bottle. Unplug the refrigerator and open the door slightly. Prop it open if necessary to ensure that unpleasant odors and mildew can't form.

    Move to the stove, starting with the exhaust fan. Wash the stovetop and burners. Clean the oven to remove burned-on grease and debris. Remove racks and wash them in the sink. After rinsing the cleaning solution from the walls and floor of the oven, spray it down with white vinegar. Replace the racks. To clean the microwave, place a bowl of warm water and dishwashing liquid in the unit and run it at high heat for 5 minutes. Let it stand for another few minutes to allow the steam to loosen any debris and wipe it down. Remove the turntable and wash it as necessary. Wipe the floor of the microwave before replacing the turntable.

  • Wash It Down
    Using plenty of hot soapy water, wash and rinse cabinets and countertops. Wipe them dry to eliminate streaks. Sweep and mop the floor. Make sure the baseboards are free of dust and dirt. Sweep, mop, vacuum, and clean carpets as necessary. Change dirty water frequently to ensure thorough cleansing.

  • Tackle the Bathrooms Last
    Once again, start at the top and work down, cleaning the insides of medicine cabinets and washing mirrors. Use vinegar on shower doors to remove soap scum buildup. Scrub toilet and sink, finishing up by moping the floor. While we normally recommend taking everything as you vacate, it might be nice to leave a roll of toilet paper, soap, and paper towels for the next resident. 

We hope you've found this clean-up plan helpful. If you're in the market for one of the lovely Plymouth homes for sale, be sure to contact us. We'd be happy to help you find the perfect new place. 


Luxury Portfolio International recently released their newest study, "State of Luxury Real Estate", focused on consumers in the top 1%-5% income bracket of 17 countries, representing more than 30 million households. It was conducted by the Affluent Consumer Research Company, a full-service market research and voice-of-the-customer organization, specializing in high-income and high-asset consumers around the world.

Peabody & Smith Realty, as members of Luxury Portfolio, are proud to help share this study with you now - click here for your copy to read online or download and print.
ere are some key findings as reported by the study and Luxury Portfolio International:

  • More than 15.5 Million Affluent Households across the Globe are in the Market for Residential Real Estate over Next 3 Years, According to a Study by Luxury Portfolio International.
  • Conversely, the report also revealed that demand for purchasing residential real estate by this sector far exceeds the number of sellers, with slightly more than 10 million looking to list their home for sale.  

The more than five-million-home gap between those interested in purchasing and those interested in selling creates a seller's market within the overall high-end residential real estate market.  The implication of this lopsided market is near-term price increases and greater demand for new development. 

 Other highlights from State of Luxury Real Estate include: 

  • While real estate prices vary dramatically from country to country, a viable luxury threshold is homes in excess of US $1 million.  Of the 15.5 million consumers who indicated interest in purchasing residential real estate, 66% of that segment (10.3 million consumers) noted a desire to purchase a residence valued at US $1 million or more over the next three years. 
  • Real estate is the leading investment category of the day, with luxury buyer sentiment a strong 'buy,' and a low inclination to 'sell.' 
  • One-quarter of global luxury buyers have an investment or rental property in mind for their next purchase. 
  • The pandemic has impacted homes at all price levels, including the luxury sector, with trends borne from quarantining including adjusting to all members of the household working from home; a heightened need for self-reliance at home; and recognition that spontaneity brings a welcomed break.  For the most part, all three circumstances can be addressed within a luxury home setting.
  • Luxury buyers are planning for extended shelter-in-place scenarios for themselves, family and guestsExpectations are high that over the coming year, more time will be spent at home, with about half of luxury buyers seeking a residence with accommodations for long-term guests. Whatever their individual reason, the result is preparation for non-household members to shelter with them. 

    The luxury customer is more interested in high-quality offerings and customer service than low price. The ultra-luxury segment values brands that feature corporate citizenship, reputation and loyalty. 

    • While real estate as an industry has had significant technological disruptors such as online agencies over the past few years, luxury buyers overwhelmingly prefer to work with a traditional brokerage firm70% of luxury buyers noted as much, with 19% noting they would work with an online agency. 
    • Luxury buyers are bullish on the residential real estate market. 45% of those surveyed believe that it is getting stronger (more buyers) -- compared to 31% who believe that it is softer (these results are impacted by in-market, in-country specifics). 
    • 60% of affluent consumers expect an increase in their current home's value, primarily in the 1% to 10% range.   
    • 50% of luxury buyers believe that now is a good time to buy real estate, being the number one result in the survey -- beating out stocks, private equity and gold, among others.  
    • More than one-half of ultra-luxury buyers (52%) perceive their current home value to have risen by more than 10%, perhaps incenting them to trade up or add to their portfolio.
    • As to an outlook for 2021, barring unforeseen economic or geopolitical issues, a record number of affluent households will be in market to acquire, especially within the luxury segment.

      To learn more about the Luxury Real Estate market in your area, feel free to call one of our Peabody & Smith Realty agents today - proud members of Luxury Portfolio International.

    We'd Love to Make a Property Match! 

    This may be a little unorthodox, but with low inventory on the market, we are putting out "the list". This list is created by our Peabody & Smith Realty agents in all of our offices, and is comprised of what buyers are currently searching for. Buyers have specific towns of interest, types of homes, price points & more. And when they find a property which meets their needs, they are coming prepared to buy.  

    This is a partial list from our agents in the last few days. If you think you have a property they may be interested in, please call your Peabody & Smith Realty agent and we can share with you what your options are. We will give you an analysis of your current property, market data and a report to show you how many buyers are registered on our website to find a property like yours. 

    Click here to see the updated list of what buyers are looking for now! 

    *If you are a buyer, and want to have your Want or Need added to our list, contact your Peabody & Smith Realty agent and learn more! 


    As our Peabody & Smith Realty office at 620 Tenney Mtn Highway in Plymouth turns 7 years old we decided to celebrate with a little cleaning! For the previous 7 years, the office building here has been the storage area for multiple offices odds & ends of furniture - much like our own homes can get! We proceeded to do an early spring cleaning and we made the decision to donate much of the miscellaneous furniture to our neighbors down the street - Pemi-Valley Habitat for Humanity. Pemi-Valley Habitat for Humanity has had their Re-Store for a while now, but just started a new endeavor of estate and property clean outs - whether it be a home or barn, they may be able to help. We felt this would be a great way for us to participate and support this organization that provides safe, secure and affordable housing in the Lakes Region and Pemi-Valley area. Two of the most friendly & personable young men, Griffin and Quinn, (fully masked and using COVID protocols) came by with the Re-Store truck. We walked around and I just pointed - they took the items and put them in the truck. We worked our way from the basement to the third floor. The items were then transported to the Re-Store down the street and sold. These  items will be reused, refurbished, resold & recycled and the proceeds will be used to build, or repair affordable housing for our neighbors in the Pemi-Valley area. To learn more about the ReStore, or Habitat for Humanity, you can visit them here:   


    Selling your New Hampshire home? As our customer testimonials show, we have a solid track record as home-selling experts. If you're planning to put your home on the market this fall, use these selling tips to make the process a success from start to closing.

    Tip #1: Pack Up Personal Items

    Pack up all the items that make your home "yours," such as family photos, collectibles and memorabilia. Buyers want to visualize themselves living in your home—so make it as easy as possible for them. Fight the urge to store personal items in the attic, basement or garage. Buyers want to see how much space they'll have to store their own belongings, not how much space yours takes up. Rent a storage unit instead. Bonus: You'll get some of the packing out of way early.

    Tip #2: Freshen Up the Space

    A fresh coat of paint is one of the most inexpensive ways to make your home look and smell newer. Creative, social types will be drawn to dusky blues, spicy reds and lime greens. But if you want a more traditional approach, earthy caramels and taupes are gaining traction and muted shades are always a safe choice.

    Tip #3: Don't Scoff at the First Offer

    It's important for sellers to really consider the first offer you receive—or you could risk losing big. Discuss potential offers with your realtor to understand current market trends and outline all available options.

    Tip #4: Use 3D Walkthrough Technology

    To really show off a home's best features, some sellers are leveraging Matterport 3-D virtual reality tours or drone photography to stand out, which we offer to all of our clients. Check out one of our Matterport 3D tours here.

    Tip #5: Don't Be Present for Showings and Open Houses

    As much as you want to be completely hands-on in the sale of your home, it's almost never a good idea to linger during showings or open houses. It can create an awkward situation for potential buyers. Leave the premises and be sure to take your animal companions with you. We love pets, but one of the biggest turnoffs for prospective buyers is having a dog or a cat around. It can be stressful for pets, too. Use the opportunity for playtime at a park.

    Tip #6: Update Your Home with New Flooring

    Buyers want a home that is move-in ready, and the flooring will reveal how well the home has been maintained. Up-to-date flooring is one of the most attractive features for buyers. If you need to refinish hardwood or replace carpet, do it sooner rather than later.

    Tip #7: Skip the Big Renovation

    Homeowners, especially those with dated decor, often feel that they'll need to do a big renovation before putting their home on the market. But these projects often don't generate enough of a return to be worthwhile. Instead, focus on smaller projects such as installing new windows or upgrading with energy-efficient appliances. [caption id="attachment_5794" align="alignright" width="350"] A home inspection before you list your house can tell you if there are needed repairs to address before you list your house on the market.[/caption]

    Tip #8: Inspect Your Home Prior to Listing

    Get a home inspection before you list your house. You'll learn if there are any repairs needed that you can address before the house goes on the market. This will also show buyers that you've been proactive.

    Tip #9: Brush Up on Your Homebuying Skills

    Chances are, you'll be buying a new abode before or after you sell your current one, so we recommend familiarizing yourself with that process as well. Check out our blog post on Do's and Don'ts of the Home Buying Process for a basic refresher course.

    Tip #10: Choose the Right Real Estate Agent

    Find someone who has a successful track record of selling homes in your area and listen to their recommendations! Find an agent you trust. We happen to know some pretty great ones in the northern New Hampshire area. Are you considering selling your New Hampshire property? Contact us today!

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