How to Choose the Right Realtor When Divorcing

Hey there, folks! I’m Tom Sommers, and over my years as a real estate agent, I’ve seen just about everything—especially when it comes to selling a home during a divorce. Let me tell you, choosing the right realtor when you’re navigating a divorce isn’t just about finding someone to slap a “For Sale” sign in your yard. It’s a whole different ballgame. Selling a home is stressful enough, but toss in the emotional rollercoaster of a divorce, and you’ve got a situation that needs a real estate agent who’s not only skilled but also sensitive to what you’re going through. Here’s my take on how to pick the perfect realtor to help you sell your home during this tricky time.

Divorce changes everything—they say you never divorce the same person you married, and I’ve found that to be true in my experience helping couples. The anxiety, anger, and heartbreak can make even the simplest decisions feel overwhelming. That’s why the number one thing I tell folks to look for in a realtor is impartiality paired with top-notch communication. You need someone who can represent both you and your ex fairly, without taking sides, and who keeps everyone in the loop. When I work with divorcing couples, I make it a rule: if one of you calls or texts me with a question, my answer goes to both of you via email. No secrets, no surprises—just clear, open communication. It’s the only way to avoid misunderstandings that could derail the sale.

Now, don’t get me wrong—marketing your home, negotiating offers, and guiding you through the process are all critical too. A great realtor will handle photography, staging, open houses, and follow-ups like a pro. But if the communication isn’t there, none of that matters. I’ve seen deals fall apart because an agent didn’t keep both parties informed, and trust me, that’s the last thing you need when you’re already dealing with divorce stress. So, when you’re interviewing realtors, ask them point-blank: “How will you keep us both updated?” Push on that. If they hesitate or dodge the question, move on. You deserve someone who’s transparent and proactive—someone who protects your interests by keeping the lines open.

Emotions can run high during a divorce, and I get it. I’ve had clients who couldn’t even be in the same room together. That’s where a realtor’s people skills come in. A good agent isn’t just a salesperson—they’re a mediator, a hand-holder, and sometimes even a buffer between you and your ex. Look for someone with experience in divorce sales; they’ll know how to navigate the tension and keep things moving forward. And here’s a pro tip: check their reviews or ask for references from past clients. If they’ve successfully sold homes for other divorcing couples, that’s a green flag. You want a realtor who’s been in the trenches and come out with a sold sign.

One more thing—don’t skip the legal stuff. I’m not a lawyer, and no realtor should be giving you legal advice. Consult a real estate attorney and a divorce attorney for the nitty-gritty details, like how to split the proceeds or handle the title. My job is to get your home sold for the best price, as smoothly as possible. But I can’t stress this enough: the better the communication, the easier this whole process will be. A realtor who keeps you informed and works impartially is your best shot at avoiding extra headaches. So, if you’re ready to take the next step and sell your home during a divorce, reach out to me at tomsommersrealestate.com. Let’s get started on making this as painless as possible for you.

#DivorceRealtor, #SellingHomeDivorce, #RealEstateDivorce, #ChooseARealtor, #DivorceHomeSale, #RealtorTips, #DivorceProperty, #SellYourHome, #RealEstateAgent, #DivorceAdvice

Non-Refundable Earnest Money: Is That a Good Strategy?

Picture this: I’m standing in the middle of a bustling real estate market in 2025, watching two very different stories unfold. On one side, there are pristine, updated homes sparking bidding wars and cash offers left and right. On the other, I see clean but outdated properties sitting quietly, gathering dust with no takers. It’s a classic tale of the haves and have-nots in today’s housing market. This got me thinking about a question I’ve been hearing a lot lately: Is offering non-refundable earnest money a smart strategy to win a home? As a licensed real estate agent with years of experience, I’ve seen this tactic pop up more often, especially in multiple-offer situations. But let me tell you—it’s a risky move, and I’m here to break it down for you.

So, what’s the deal with non-refundable earnest money? In a nutshell, it’s when a buyer puts down a deposit with their offer and agrees it won’t come back to them, even if the deal falls through. I’ve noticed some agents pushing this as a way to stand out in a crowded field of offers. Sellers love it because it shows serious commitment—like a buyer saying, “I’m all in!” But here’s where I pause. Sure, most home sales close eventually, but delays and hiccups are part of the game. Inspections go sideways, financing falls apart, or appraisals don’t match the offer price. If any of that happens and your earnest money is non-refundable, you could be out thousands of dollars. That’s a gut punch I wouldn’t wish on anyone.

Now, I get it—when you’re head over heels for a house, it’s tempting to pull out all the stops. I’ve had clients who’d do anything to snag their dream home, and I feel that passion right alongside them. But here’s the thing I always remind them: there are safer ways to sweeten an offer. Think escalation clauses, flexible closing dates, or even covering some seller costs. These can make your bid shine without putting your hard-earned cash in jeopardy. Non-refundable earnest money? It’s like playing poker with your life savings on the table. I’ve seen buyers lose out on one house only to find an even better one later—happens more often than you’d think. So why gamble when you don’t have to?

Before you even consider this strategy, I urge you to ask yourself: “Do I love this house that much?” For most folks, I’d say it’s not worth the risk. Picture this scenario—I had a client once who was ready to go all-in with a non-refundable deposit. We sat down, crunched the numbers, and talked it through. They decided to pass, and guess what? Two weeks later, they found a home they loved even more, with no crazy risks attached. That’s why I always say: think long and hard about the “what ifs.” Better yet, chat with a real estate attorney to get the full scoop on what you’re signing up for. Uncle Bob’s advice from his one home sale seven years ago? Skip it. Who you hire to guide you matters, and I’m here to help you avoid the pitfalls.

At the end of the day, buying a home is emotional, exciting, and sometimes nerve-wracking. My job is to keep you grounded and protected. Non-refundable earnest money might sound like a golden ticket, but it’s a high-stakes move that could leave you burned. There are smarter ways to win a seller’s heart without rolling the dice on your deposit. Want to talk strategy for your next offer? Reach out to me at Tom Sommers Coldwell Banker—let’s get started on finding your perfect home the safe, smart way.

#RealEstateTips, #HomeBuying, #EarnestMoney, #RealEstateStrategy, #NonRefundableDeposit, #HousingMarket2025, #MultipleOffers, #RealEstateRisks, #BuyersGuide, #TomSommersRealEstate

Why Meeting Minutes Matter When Buying a Condo or Townhome
By Tommy Sommers, Real Estate Expert

As a seasoned real estate agent, I’ve guided countless clients through the process of buying condos and townhomes, and one piece of advice I always share is to dig deeper than the standard paperwork. When you’re considering a condominium or townhome purchase, you’ll receive a stack of required association documents—think resale disclosure certificates, budgets, rules, regulations, and assessments. These are critical, but there’s one often-overlooked resource that can reveal a wealth of insight: the meeting minutes from the homeowners association (HOA) board. Requesting these minutes isn’t mandatory, but it’s a smart move if you want to uncover hidden details about the property and ensure it’s the right fit for you and your family.

Let’s be honest—asking for HOA meeting minutes means committing to extra reading, and nobody loves slogging through pages of board discussions. But trust me, it’s worth it. As both a listing and buying agent, I always review association documents with my clients, focusing on the questions that matter most: Can you have a pet, and are there breed or weight restrictions? Are you allowed to plant a garden or remodel your unit? What are the limits? These documents provide the basics, but meeting minutes go deeper. They capture the raw, unfiltered conversations about the community’s challenges, upcoming projects, and unresolved issues—details that might not yet appear in the polished disclosures.

Why do these minutes matter so much? HOA board meetings are where the real issues come to light. From planned special assessments for major repairs (like a new roof or elevator upgrades) to disputes over parking or noise complaints, the minutes reveal what’s brewing in the community. For example, you might discover discussions about a potential increase in monthly fees or a landscaping project that could disrupt your view. These insights can highlight red flags or confirm that the community aligns with your lifestyle. I once had a client who, after reviewing meeting minutes, learned about a recurring flooding issue in the parking garage—an expensive problem that wasn’t mentioned in the standard disclosures. That knowledge helped them make an informed decision to walk away.

It’s not that HOAs are hiding anything; most people simply don’t ask for the minutes. Sellers aren’t required to provide them, but as a buyer, you’re well within your rights to request them during your contingency period. This is especially crucial if you feel like you’re not getting clear answers to your questions. For instance, if you’re worried about future maintenance costs or restrictions on renting out your unit, the minutes might reveal ongoing debates or decisions that could impact your enjoyment of the property. Think of it like doing a background check on a potential partner—you want to know the full story before committing.

Beyond uncovering potential issues, meeting minutes can also highlight positives. You might learn about planned upgrades, like a new gym or renovated common areas, that could enhance the property’s value. They can also give you a sense of the HOA’s culture—is the board proactive and collaborative, or are meetings filled with conflict? As someone who’s passionate about helping families find their dream home, I believe the more information you have, the better. Buying a condo or townhome isn’t just about the unit—it’s about the community you’re joining. The minutes offer a behind-the-scenes look at what life in that community is really like.

One tip I share with clients is to focus on the most recent 12–24 months of meeting minutes. This keeps the reading manageable while giving you a clear picture of current and upcoming issues. If you’re not sure what to look for, I’m happy to review the minutes with you, pointing out key details like pending lawsuits, reserve fund health, or discussions about rule changes. Knowledge is power, and in real estate, it’s the key to making a confident decision.

Buying a condo or townhome is a big investment, and it’s natural to want peace of mind. By taking the time to request and review HOA meeting minutes, you’re arming yourself with the information needed to avoid surprises and ensure the property meets your needs. Whether you’re a first-time buyer or a seasoned investor, don’t skip this step—it could save you headaches down the road. Ready to start your condo or townhome search? Reach out to me at Tom Sommers Coldwell Banker or book a Zoom meeting at https://calendar.google.com/calendar/u/0/appointments/AcZssZ035YGdWIJfr-0Xcdl6z7-Nfax9ASehs2-EZg4=?gv=true to discuss your goals and get personalized guidance. Let’s find your perfect home together!

#CondoBuyingTips, #TownhomePurchase, #HOAMeetingMinutes, #RealEstateAdvice, #CondoLiving, #TownhomeLiving, #HomeBuyingGuide, #RealEstateTips, #HOAInsights, #TomSommersRealEstate