If You Are Divorced, Can You Be Considered a First-Time Home Buyer?

Today I’m discussing a question I get asked a lot: If you’re divorced, can you still be considered a first-time home buyer? The short answer is yes, but it really depends on your unique situation. As someone who’s been through life’s ups and downs myself, I know how overwhelming it can feel to navigate homeownership after a divorce. So, let’s break it down together—because I want to help you figure out if you qualify as a first-time home buyer and how to make the most of it.

Picture this: you’re newly divorced, and the house you once shared with your spouse now belongs to them. If your name is off the mortgage and the title, many lenders will look at you as a first-time home buyer again. That’s huge! It opens doors to special loan programs, better interest rates, and even neighborhood-specific assistance that could put cash back in your pocket. I’ve seen this happen for clients time and time again—folks who thought homeownership was out of reach post-divorce suddenly realizing they’ve got options.

But here’s the catch: you’ve got to make sure everything from your divorce is squared away. When I was helping a client last year, we hit a snag because their name was still on the old mortgage, even though the divorce decree said otherwise. It delayed their new home purchase by months! So, take it from me—work with your attorney to ensure your name is removed from both the mortgage and the title of your former home. If that final filing doesn’t happen, it can haunt you when you’re ready to buy again.

Now, let’s talk about what “first-time home buyer” really means. It’s not about your age or whether you’ve ever owned a home before—it’s about your current situation. To get the full scoop, sit down with a loan officer who knows their stuff. I can’t tell you how many times I’ve seen people light up when they discover they qualify for lower down payments or grants they didn’t even know existed. Some programs are tied to specific areas, so if you’re eyeing a certain neighborhood, there might be extra help waiting for you.

The key? Work with someone who gets it—a loan officer who can dig into first-time home buyer programs and match them to your needs. I’ve been in real estate long enough to know that’s the difference between just buying a house and buying the right house with the best deal. Divorce can feel like a reset button, and this is your chance to start fresh with a home that’s all yours.

One thing I can’t stress enough: make sure your divorce is 100% finalized. I’ve met too many people who signed the papers, walked away, and assumed it was done—only to find out the county still had loose ends. Double-check that all documents are filed properly. Trust me, it’s a headache you don’t want when you’re trying to close on your dream home. In Minnesota, here’s a little nugget to remember: it’s “one to buy, two to sell.” That means you can buy a home solo while married, but selling it requires your spouse’s sign-off unless the divorce is complete. If you’re mid-divorce and buying, get it in writing in the decree to avoid surprises later.

So, if you’re divorced and dreaming of homeownership, you might just be a first-time home buyer in the eyes of lenders. It’s a chance to reclaim your space and build something new. Ready to explore your options? Reach out to me at Tom Sommers Coldwell Banker—I’d love to help you get started on this exciting journey!

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What Is a Marital Lien in a Divorce and How Does It Affect a Home?

I’m Tom Sommers, and I’ve been knee-deep in the real estate world long enough to know that divorce can turn a home into a maze of complications. Selling a house during a split is no picnic, and today I want to talk about something that trips up a lot of people: the marital lien. Before I dive in, let me say this loud and clear—always get legal advice from a licensed attorney. I’m not here to play lawyer; I’m just sharing what I’ve learned from helping folks navigate divorce and home sales, so you can avoid some common pitfalls.

So, what’s a marital lien? In simple terms, it’s a legal claim your spouse might have on a property, even if their name isn’t on the paperwork. Here in Minnesota, we’ve got this quirky rule: “one to buy, two to sell.” That means I could go out and buy a lake cabin tomorrow without my spouse signing off—legally, that’s fine, though I wouldn’t recommend skipping the conversation! But if we’re getting divorced, my spouse has marital rights to that cabin, and those rights can become a marital lien. It’s their stake in the property, ensuring they’re not left out in the cold during the divorce settlement. This applies to the family home too, not just vacation spots.

How does this affect your home in a divorce? Well, it depends on what you decide to do—keep it or sell it. If one of you wants to stay in the house, you’ve got to make sure the other’s name is off both the mortgage and the title. I’ve seen too many cases where the divorce papers are signed, the champagne’s popped, and then—oops—the ex’s name is still on the title because someone forgot to file the quitclaim deed at the county. A marital lien can linger like a bad guest, blocking you from selling or refinancing later. The fix? Work with a solid divorce attorney and double-check everything. I always tell clients to ask their lawyer upfront: “How do we ensure the title’s clean after this?”

Here’s a curveball I’ve noticed: sometimes that lien isn’t just about the home’s value—it can tie into other assets. Research shows that in community property states (unlike Minnesota, which follows equitable distribution), a marital lien might secure a spouse’s share of the marital estate, not just the house itself. Either way, it’s a headache if not handled right. I once helped a couple where the husband kept the house, but years later, when he tried to sell, the ex-wife’s unresolved lien popped up. They had to renegotiate—talk about reopening old wounds! That’s why I often see selling the home as the cleaner option. Split the proceeds fairly, and you both walk away with cash instead of legal baggage.

From what I’ve experienced, selling during the divorce usually feels less messy than fighting to keep a home you might not afford solo. Picture this: you’re newly single, juggling bills, and then realize the mortgage is too much—or worse, that lien rears its head when you try to move on. In Minnesota, both spouses have to agree to sell marital property, thanks to those marital rights, so it forces a conversation. I’ve found that couples who sell upfront avoid the drama of “who gets what” dragging on. Plus, with home prices fluctuating, cashing out now might beat waiting for a market dip.

Divorce, marital liens, and home sales don’t have to keep you up at night. Whether you’re in Minnesota or elsewhere (rules vary state by state!), understanding how a marital lien works can save you time, money, and stress. Need help figuring out your next move? I’m Tom Sommers with Coldwell Banker, and I’d love to guide you through selling your home or sorting out the title mess. Reach out to me at tomsommersrealestate.com or book a Zoom chat here: https://calendar.google.com/calendar/u/0/appointments/AcZssZ035YGdWIJfr-0Xcdl6z7-Nfax9ASehs2-EZg4=?gv=true. Let’s get started on your fresh start!

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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.

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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.

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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!

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Home Sellers and Home Buyers, Don’t Panic!

As I sit down to write this, I can’t help but feel the pulse of the real estate market in the Minneapolis-St. Paul metro area, where I’ve been a licensed real estate agent for 23 years. Lately, I’ve noticed a wave of confusion, fear, and even anger among home sellers and buyers. It’s like we’re reliving the early days of COVID when toilet paper vanished from shelves overnight. But here’s my public service announcement: don’t panic! The housing market is shifting, sure, but it’s not crashing. I’ve seen countless market cycles, and aside from the 2008 lending crisis, home values have consistently climbed—on average, about 2% annually since 1968. So, let’s unpack what’s happening and why now is still a great time to buy or sell a home.

The truth is, there’s no perfect moment to time the real estate market, just like you can’t time the stock market. Trying to predict the “best” time to buy or sell is a gamble, and I’m here to guide you through the noise. Right now, buyers are pickier than they were a few years ago when multiple offers were the norm on nearly every listing. Back then, sellers could skip repairs or stage their homes minimally and still get top dollar. Today, homes in pristine condition—especially those priced up to $450,000—are still seeing multiple offers. Meanwhile, the $500,000 to $650,000 range is slower, but luxury homes at $700,000 and above are buzzing with activity. This isn’t about one price range being “better”; it’s just the market’s current rhythm.

At a recent global luxury home market meeting, my colleagues and I agreed: interest rates are the big driver. Once mortgage rates dip into the 5% range (think 5.9% or lower), the market will likely explode with activity. For buyers, this raises a question: do you buy now at a higher rate and refinance later, or wait for rates to drop and risk competing in a frenzy of multiple offers? For sellers, it’s about your next move. Are you downsizing to a one-level townhome? Upsizing for a growing family or home business? Everyone’s situation is unique, and that’s why blanket advice from news headlines—often two to four months behind—doesn’t cut it. Negativity sells papers, but it doesn’t tell the whole story.

Here’s where I come in. As an experienced real estate agent, I offer complimentary market analyses to past and new clients. Want to know your home’s value or what’s happening in your neighborhood? I’ve got the data and insights to share. I’ve helped clients navigate hot markets, slow markets, and everything in between. One thing I’ve learned: fear and hype don’t make good decisions. Whether you’re selling to relocate or buying your dream home, let’s talk about your goals. What’s driving your decision? What questions are keeping you up at night? I’m just a phone call away, ready to answer anything about buying or selling a home.

The real estate market isn’t a monolith—it’s local, personal, and always moving. My advice? Tune out the doomsday headlines and focus on your needs. If you’re ready to sell, price competitively and present your home in its best light. If you’re buying, weigh the pros and cons of acting now versus waiting. Either way, don’t let fear steer the ship. I’m here to help you make informed, confident choices in this ever-changing market.

Ready to take the next step? Reach out to me at Tom Sommers Coldwell Banker.

Let’s have a conversation about your real estate goals—book a Zoom meeting with me today at Don’t wait; let’s get started!

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