Closeup of a mouse gnawing wire in a house near the wall and electrical outlet.

Mice may have big eyes and cute whiskers, but that doesn’t mean you want them in your house. Mice chew things, are unsanitary, and can spread disease. You should act to remove them at the first sign of their presence. Better yet, prevent them from ever invading your home.

What attracts mice to human spaces?

A mouse’s natural habitat is outdoors, mainly in wooded areas. But they will enter your home in search of certain benefits, such as:

  • Food. Mice have a keen sense of smell, and food in your house is an irresistible attraction.
  • Water. Mice are attracted to water; they’ll enter your home to find it during drought. Irrigating vegetation against your house draws mice right to your threshold, and home invasion is the next step.
  • Warmth. Winter is prime time for mice to enter and nest in your home, seeking escape from the chill.

How do you know if you have mice?

Rarely will you see a mouse unless you have a bad infestation. Instead, you usually see evidence of their presence: elongated mouse poop droppings smaller than a grain of rice, bags of food with holes chewed into them and the resulting shredded paper, or the upholstery stuffing they use for nesting material tucked away in an obscure place.

Mice live up to 18 months and breed prolifically. If you see evidence, you don’t have one mouse: You likely have many.

An ounce of prevention is worth a pound of cure

The best solution for a mouse infestation is to prevent one from occurring in the first place. To keep mice out of your house, take the following steps.

  • Don’t leave out a welcome mat. Mice can squeeze through an opening the size of a dime. They can also sense warmer air flowing from tiny openings into your home. Survey your home’s entire exterior for openings through which a mouse can infiltrate. Look around windows and doors, the foundation, the roofline and the chimney. Cut sheet metal or metal wire grid to fit, then nail it in place. Spray foam sealer is an easy fix but can be easily chewed through.
  • Remove the attraction of food. In the kitchen, always seal food. Transfer grains and crackers from packages into snap-lid canisters that mice cannot chew through. Sweep the kitchen floor every day and wipe the counters. Put pet, bird and livestock feed in rigid, sealed containers in the garage or storage shed. Sweep up any spilled grain or feed. 
  • Cut back vegetation around the outside perimeter of your home. Clean up any unruly vegetation around your foundation. Cultivated flower beds are fine, but uncontrolled grass or thick ground cover-up against your foundation provides a haven for rodent activity. Don’t allow standing water near your foundation.

Eliminating mice from your home

You may be able to alleviate a mouse invasion with traps.

  • Spring traps, which snap shut on the mouse, are the longtime method you’ve probably seen. You may be squeamish about the mouse’s violent demise, but actually, this method is the fastest and most humane.
  • Glue traps are like flypaper for mice. The mouse gets stuck on the paper when it steps on it and cannot get away. One strip of glue paper can catch several mice. 
  • Poison traps lure the mouse to poisonous bait that smells like food. These traps pose two risks. One is that the poison trap may be attractive to children and pets and thus must be placed where they cannot reach it. The second is that mice may eat the poison, wander into a wall space, die and cause a terrible odor.
  • Homemade bucket traps use a five-gallon pail with a board ramp to the top. The pail is filled with several inches of water, and a dowel rod inserted in a cardboard paper towel roller spans the top. Bait is smeared on the cardboard roll. When the mouse climbs the ramp and ventures onto the roll, it spins and the mouse drops into the water, where it drowns.

When to call a pro

Mice breed far faster than you can control with small-scale traps. When you see droppings and chewed food packages in several places, you probably have a bad infestation, and it’s time to call in a pest control professional.

July 17, 2025

World Emoji Day

 

😄 Let’s Talk Emojis: What They Really Mean & Why We Can’t Stop Using Them

Let’s be honest:
If you’ve ever gotten a text with just a single emoji and had to play a game of “What the heck does this mean?”—you’re not alone. 🙃

Emojis are the unofficial second language of the internet, and like any language, they’re full of nuance, misinterpretation, and pure chaos. So let’s break down where they came from, which ones rule the keyboard… and which are being used completely wrong.

📜 A Brief Emoji History

Emojis were born in 1999 (yes, they’re millennials), created by Japanese artist Shigetaka Kurita. The original set? Just 176 pictograms that looked like ancient clip art.

Fast-forward to today:
There are over 3,600 emojis, with new ones added each year by the Unicode Consortium (aka the emoji gods).

They’re now used in 90% of online communication, and if you're texting without them, are you even emotionally connecting? 🤷‍♀️

🔝 Top 5 Most Popular Emojis in the World:

Based on global usage (and human emotion), these are the GOATs:

  1. 😂 Face with Tears of Joy – Still holding strong since 2015. Classic.

  2. ❤️ Red Heart – Because feelings.

  3. 🤣 Rolling on the Floor Laughing – For when regular laughing just won’t do.

  4. 👍 Thumbs Up – The “OK” of emojis.

  5. 😭 Loudly Crying Face – Surprisingly used more for dramatic excitement than actual sadness.

😬 Top 3 Emojis We’re Totally Using Wrong:

  1. 🙏 Not praying hands.
    This is technically a “high five.” But good luck unseeing “prayer hands” now. 🧎‍♂️

  2. 💁 Not customer service.
    It’s called “Information Desk Person,” and it’s meant to show sass or giving help… not someone asking for a manager. Karen, back down.

  3. 😵‍💫 Swirly-eyed face = dizzy/confused, not “hungover & done with this day.” (Though that interpretation is deeply valid.)

💬 Why Emojis Matter (Yes, Even in Real Estate)

Whether it’s 💸 for earnest money, 🏡 for your dream home, or 💀 when the inspection report drops… emojis do the emotional heavy lifting.

They’re short, expressive, and let’s face it  text without them feels like a passive-aggressive work email.
And if you ever get a text from me with just 👀 and no words? You’d better check your inbox. Something’s going down.

📲 Your Turn!

What’s your most-used emoji?

Drop it in the comments 👇  no shame, even if it’s the dancing disco guy or the upside-down smiley.

And if your dream home ever makes you feel 😂, 😭, or 😍… we’re here to help you decode the market emoji-style.

Posted in Market Updates
July 13, 2025

What Is a Seller Credit (and Why Buyers Love It)

💰 What Is a Seller Credit (and Why Buyers Love It)

If you're buying a home and watching your savings account with a side-eye, you're not alone. Between down payments, closing costs, inspections, and movers (plus your celebratory pizza), the costs add up fast.

Enter: the seller credit  a buyer's best friend when used right.

Let’s break down what it is, how it works, and when you might need to offer over asking to make it happen.

🔍 What Is a Seller Credit?

A seller credit (also called a closing cost credit or concession) is an agreement where the seller agrees to cover part of your closing costs  instead of dropping the price.

Spoiler alert: the seller still gets their money... just on paper it looks a little different.

It’s not free money falling from the sky. It’s essentially a reduction to the seller’s bottom line — so the offer has to make sense to them, too.

🏡 What Can a Seller Credit Pay For?

It can cover some or all of your closing costs, which typically run about 2–4% of your loan amount. That means thousands of dollars you don’t have to bring to the table in cash.

A seller credit can help with:

  • Loan origination fees

  • Title insurance

  • Appraisal costs

  • Prepaid taxes and insurance

  • Mortgage points to buy down your rate

  • Escrow fees and more

👉 It can’t go toward your down payment (unless it’s a special program), but it can definitely reduce your out-of-pocket now, and keep your emergency fund intact.

🧠 Why Would a Seller Agree to This?

Because a seller credit can help get the deal done.

Think about it: A seller might be more open to giving a $5,000 credit toward your costs than cutting the sale price by the same amount — especially if you’re offering close to or above asking.

They still net about the same. You save upfront cash. Everyone wins.

⚠️ In a Competitive Market, You Might Need to Offer Above List to Get a Credit

Here’s where buyers sometimes get tripped up: asking for a seller credit in a hot market without sweetening the deal.

Let’s say the home is listed at $250,000 and you ask for a $5,000 seller credit. You may need to offer $255,000 so the seller still walks away with what they want.

That means:

  • The home still needs to appraise for the higher price

  • You’ll still get the credit at closing

  • And you’ll need a savvy agent (hi, that’s us) to run the numbers and keep it all in line

💬 Final Thoughts: Don’t Be Afraid to Ask (Smartly)

Seller credits are an amazing tool  especially for first-time buyers or anyone watching every dollar. But they need to be structured well so the seller sees the value too.

This is where having experienced agents like us matters. We’ll help you:

  • Structure your offer with strategy

  • Balance your budget and what the home is worth

  • Get to the closing table without draining your savings

📲 Want to know if a seller credit could work in your home purchase? Let’s talk!
We’ll walk you through the options and run numbers specific to your situation — no guessing required.

👉 608.350.6291 or shoot us a message — we’ll make it make sense.


 

📢 Disclaimer: All real estate transactions are unique. Seller credits are subject to lender guidelines, appraisal results, and contract terms. Always review your agreement with your real estate agent and lender.

Posted in Purchasing A home
July 10, 2025

Who’s Who Behind the Lakes Region Team?

🏡 Who’s Who Behind the Lakes Region Team?

(Spoiler: It’s a husband-and-wife duo who somehow still like each other after writing offers at midnight.)

Let’s be honest  real estate is more than square footage and bathroom counts. It’s stress, strategy, unexpected curveballs, and a whole lot of coffee. That’s why it helps to have not just a good agent… but a team.

And not just any team — a husband-and-wife, tag-team-the-chaos, balance-each-other’s-energy kind of team.

Meet Terra and Jim Beaver — The Faces Behind the Lakes Region Team

🧠 Terra: The Firecracker with the Plan

Terra is the one you’ll hear first she’s likely the voice on the phone, the one hammering out the strategy, nailing the list price, and throwing down social media marketing that actually gets seen (hello, cartoons 😏). She handles negotiations like a boss, knows the contracts inside and out, and isn’t afraid to tell it like it is  because that’s how she protects her clients.

✨ She’s known for:

  • Having a marketing plan before the sign hits the yard

  • Answering texts way too late (because you’re stressing and she gets it)

  • Giving sellers tough love when needed  but always with heart

  • Rolling her eyes at Jim’s fishing stories mid-showing

  • Walking buyers through offer options and strong offer strategies
  • Keeping offers together at 1am

 

If there’s a deadline looming or a client who needs that extra push of confidence, Terra’s already on it.

 

🎣 Jim: The Calm in the Real Estate Storm

Jim is the former teacher turned real estate whisperer. He’s patient (like, “waiting for a buyer to pick between four paint colors” patient), methodical, and laser-focused on getting buyers into homes that actually fit them  not just impress them on Instagram.

He’s not loud. He’s not flashy.
But he’s the one crawling under porches, chasing down off-market options, and making sure his buyers are 10 steps ahead before they even ask the question.

✨ He’s known for:

  • Being the low-key buyer guru

  • Making first-time buyers feel like pros

  • Showing up with answers before you knew you had questions

  • Getting zero credit on social media… but always getting the job done

Oh — and yes, he loves fishing, hiking, and anything outdoors. If he disappears for a second, check the nearest woods or bait shop. Don’t worry, he always makes it back in time for closings.

🤝 How We Work as a Team

Here’s the deal: We’re different and that’s exactly why it works.

Terra is bold, fast-moving, and detail-obsessed.
Jim is steady, strategic, and impossible to rattle.

Together, we tag-team your transaction like pros  Terra often takes lead on listings, pricing strategy,  inspections, and making sure not a single thing falls through the cracks, and marketing. Jim works closely with buyers, finding them perfect home, and taking them on tours.

You don’t just get one agent you get two minds, two schedules, two sets of eyes, and double the hustle. And we still manage to like each other at the end of the day. (Most days.)

❤️ Why We Love What We Do

Real estate is personal to us. We’re not about volume we’re about relationships.

When we’re not negotiating contracts or filming another cartoon with a caption that roasts Jim (sorry, not sorry), we’re hanging with our grandkids, hiking with our dogs Jax and Chaos, or enjoying everything our community offers.

This area is our home  and helping you make it yours is a privilege we don’t take lightly.

📲 Want to work with a team that treats your move like it’s their own?

Let’s talk.
We’ll bring the strategy, the calm, the coffee — and probably a sarcastic comment or two.

 

👉 Schedule Your Buyer or Seller Strategy Call
Or call/text Terra at 608-350-6291

Posted in Market Updates
July 7, 2025

National Chocolate Day

🍫 The Delicious History of National Chocolate Day

And Why You Absolutely Deserve to Celebrate It

If you’ve ever needed a reason to treat yourself to a truffle, brownie, or full-on Hershey bar  this is it. National Chocolate Day is your guilt-free green light to celebrate one of life’s greatest pleasures.

But where did this sweet little holiday come from? And why do we love chocolate so much it gets its own day?

Let’s unwrap it. (Pun very much intended.)

🍫 A Bit of Chocolate History

Chocolate’s story begins over 4,000 years ago, when the Olmecs of Mesoamerica (present-day Mexico) were among the first to grind cacao beans into a drink.
It wasn’t sweet  it was a bitter, spicy brew often reserved for warriors and royalty.

Fast forward to the 16th century, when Spanish explorers brought cacao back to Europe and finally added sugar (bless them). By the 1800s, chocolate transformed from a drink into the solid form we know and obsess over today.

Enter: chocolate bars, truffles, fudge, fondue, and every other form of mood-lifting magic.📆 So What is National Chocolate Day?

There are actually three National Chocolate Days in the U.S.
Yes — three. Because one simply isn’t enough.

  • July 7 – Often tied to the introduction of chocolate to Europe

  • October 28 – The most popular and recognized National Chocolate Day

  • December 28 – Perfectly timed for post-holiday indulgence

Today, it’s a way to indulge, gift, bake, celebrate — and in our case, maybe use it as a prop in a cartoon or client pop-by. 😄

🍫 Why We Love Chocolate (Like, Biologically)

  • It releases endorphins and boosts serotonin

  • It contains theobromine, a natural stimulant

  • It tastes like heaven wrapped in sugar

Whether dark, milk, white, or filled with caramel, chocolate = comfort. It’s the universal “I got you” snack.

🍩 Real Estate Tie-In? Of Course.

We’ve been known to drop off chocolate pop-bys, gift truffles to buyers at closing, or raid the stash during tough negotiations. Because chocolate is always there for you  just like we are. ❤️

🍫 Call to Action

What’s your go-to chocolate? 🍫
Are you a milk chocolate purist, a dark chocolate snob, or do you sneak Reese’s like they’re vitamins?

Drop your favorite chocolate in the comments and let’s find out which one is the crowd favorite!
(We might even use it in our next pop-by!)

 

Need help finding a home with space for a chocolate drawer? You know who to call. 😉
📲 Terra & Jim Beaver | Lakes Region Team
terrabeaverproperties.com

Posted in Market Updates
July 6, 2025

Why You Want a Buyer’s Agent (And What Happens If You Don’t Have One)

📝 Why You Want a Buyer’s Agent (And What Happens If You Don’t Have One)

Let’s get something straight: when you’re buying a house, it’s not just about picking out pretty countertops and hoping for the best.

This is likely the biggest purchase of your life and yet, so many buyers scroll listings, hit “Schedule Showing,” and go tour homes… without their own agent.

Would you walk into court without a lawyer?
Would you go into surgery with a stranger holding the scalpel?
No? Okay. Let’s talk buyer agency.

🤝 What Is a Buyer Agency Agreement?

A buyer agency agreement is a simple contract that says, “Hey, you’re my agent — you represent me.” That’s it.

It gives you a real estate professional (hi 👋) who’s legally and ethically obligated to work in your best interest. Without it? You’re a free-floating lead, and often legally treated as someone we can’t give advice to.

🛡️ Benefits of Being Represented as a Buyer

Here’s what you get when you hire us:

1. Loyalty + Legal Protection

Once that agreement is signed, our job is to protect you — not the seller, not the listing agent, you. We guide you through paperwork, negotiations, inspections, and all the moving parts.

2. Strategy + Negotiation

We don’t just help you write offers  we help you write smart ones. That includes pricing strategy, contingency advice, and how to stand out in multiple-offer situations.

3. Market Insight

We’ll let you know if the price is too high, if there are red flags, or if that “charming fixer-upper” is more duct tape than dream home.

4. Access to Off-Market Opportunities

We often know about listings before they hit Zillow. But we can’t share those unless you’re under agreement with us. (Blame the rules, not us.)

5. No Extra Cost to You

In most transactions, the seller may pays the buyer’s agent commission  meaning our services come at no cost or reduced to you. Free guidance, full representation? Yes please.

😬 What We Can’t Do Without That Agreement

If you’re not our client, we legally can’t:

  • Tell you what to offer

  • Disclose if we think the home is overpriced

  • Help you negotiate repairs or credits

  • Explain contract loopholes

  • Warn you of potential red flags

We’re not being rude we’re following the law.

And yes, it’s awkward when a buyer texts us at 10 p.m. asking if a listing is a good deal and we have to reply with:
“Can’t say unless you’re under contract. Happy to set up a consult!”

💬 The Bottom Line

Buying a home without your own agent is like bringing a knife to a gunfight… blindfolded.
When you're represented, you’re informed, protected, and backed by a team who knows how to win deals and avoid disasters.

Don’t tour homes with strangers. Don’t guess your offer price based on feelings.
Hire an agent. Let it be us. We make it fun and know what we’re doing.

🎯 Want to schedule a no-pressure buyer consultation?
Let’s chat! We’ll walk you through how this works, what to expect, and get you set up to house hunt with confidence.
👉6083506291

📢 Disclaimer: This post is for informational purposes and does not replace a personalized legal or real estate consultation. Always review agreements thoroughly before signing.

Posted in Purchasing A home
July 5, 2025

Why Overpricing Your Home Can Cost You More Than You Think

🏡 Why Overpricing Your Home Can Cost You More Than You Think

It’s natural  you love your home. You’ve made memories, painted walls, upgraded things, and maybe even yelled at a teenager or two in that kitchen. So when it’s time to sell, of course you want top dollar.

But here’s the hard truth most agents won’t say out loud:

💣 Overpricing your home will usually cost you more than underpricing ever will.

Let’s talk about what really happens when sellers price too high  and how a solid pricing strategy from day one can save you money, time, and stress.

🚨 What Happens When You Overprice?

At first, nothing feels off. You hit the market. The sign goes up. You feel excited. But then...

  • Crickets.

  • Fewer showings.

  • Weird lowball offers.

  • Buyers who tour but never follow up.

  • Weeks go by. Your listing gets stale.

And what comes next? Price reductions. Then the “what’s wrong with it?” whispers. And eventually... a lower final sale price than if you’d priced correctly from the start.

📉 The Market Doesn’t Care What You Want — It Responds to Value

Zillow isn’t your appraiser.
Your neighbor’s cousin’s opinion isn’t a comp.
And emotional attachment? Doesn’t add value.

The market is driven by data and demand. When you overprice, you're out of sync with both — and buyers notice. Today’s buyers are sharp, well-researched, and working with agents (like us) who are running comps daily.

🤔 But Can’t We “Just Try Higher First”?

You can. And some sellers insist on it.

But here’s what often happens:

You launch overpriced. You miss that “new listing” buzz. Then you sit. And by the time you reduce, you’ve lost the excitement, the urgency, and possibly some of the best buyers.

It's like leaving milk out overnight and hoping it’s still fresh in the morning.

💡 So… What’s the Right Pricing Strategy?

Pricing right doesn’t mean pricing low. It means pricing:

  • Based on data and recent sales

  • Strategically, to create competition

  • In line with appraisals and buyer expectations

  • To show up in the right buyer search ranges

The goal is to price to attract interest, create urgency, and spark offers — maybe even multiple.

We’ve seen it time and time again: the “right” price gets more money, faster, than the “dream” price ever will.

✅ Here’s What We Do Instead:

When we list a home, we:

  • Run detailed market analysis and show you real numbers

  • Price based on what will sell — not just what looks good on paper

  • Launch your home with strong marketing, pro photos, and social buzz

  • Monitor feedback and traffic to adjust quickly (if needed)

  • Stay proactive so you don’t end up chasing the market down

💬 The Bottom Line:

Your home is valuable. But pricing it too high could end up costing you time, money, and peace of mind.

We’re not here to sugarcoat. We’re here to price it right, market it well, and get it SOLD.

📲 Thinking of selling soon?
Let’s talk strategy — no pressure, no fluff.
Click below to schedule a seller consult and find out what your home is really worth:

👉 Schedule Your Seller Strategy Session
or call/text Terra at 608-350-6291


📝 This article is for informational purposes only and is not a substitute for a personalized market analysis. For a custom home value estimate, please contact our team directly.

Posted in Selling your home
July 5, 2025

???? How Contingencies Work in Real Estate (And Why They Matter to Buyers)

When you're buying a home, you're not just handing over a stack of cash and grabbing the keys. There's a whole dance that happens between offer and closing  and contingencies are the steps that help protect you along the way.

But what exactly is a contingency, and why should you care?

Let’s break it down.


✅ What Is a Contingency?

A contingency is a condition written into your offer that must be met for the sale to move forward. Think of it as your real estate safety net  if something doesn't check out, you have the right to renegotiate, walk away, or take another route without losing your earnest money.

🔒 How Contingencies Protect Buyers

Contingencies give buyers the power to make smart, informed decisions. They’re not about being difficult  they’re about being smart.

Here’s how they protect you:

  • You won’t be stuck with a lemon. The inspection contingency lets you uncover issues (and ask for repairs, credits, or back out*).

  • You won’t overpay. The appraisal contingency ensures the home is worth what you're offering — or you get to renegotiate.

  • You won’t be forced into a double mortgage. The home sale contingency gives you time to sell your current home first.

  • You won’t lose your deposit if your financing falls apart. The loan contingency protects you if your mortgage doesn't get final approval.

🛠️ Common Contingencies in Real Estate

These are the big hitters we see in most Wisconsin contracts:

  • Home Inspection – Allows the buyer to inspect for structural, mechanical, and safety issues.

  • Appraisal – Required by lenders to confirm the home's value.

  • Financing (Loan) – Gives the buyer time to secure a mortgage loan.

  • Sale of Current Home – Makes the deal contingent on selling your existing home.

  • Well/Water/Septic – Especially common in rural areas, to make sure the systems are functional and up to code.

Depending on your location and property type, there could be others — like radon testing, zoning reviews, or HOA approval.

⚠️ But Be Careful: Too Many Contingencies Can Scare Sellers

Here’s the honest truth: Contingencies protect buyers, but stack too many on your offer and it can start to feel like a risk to the seller.

If there are multiple offers on the table, a cleaner offer (with fewer “outs”) might win even if it's a little lower in price.

That’s where strategy comes in. As your agents, Jim and I help you decide which protections you need — and which ones we can manage through inspections or pre-offer research.

💬 The Bottom Line

Contingencies are your contract's built-in parachute. They help you move forward with confidence — but like anything in real estate, it’s about balance.

We help our buyers write offers that protect their interests and stay competitive.

🎯 Got questions about writing an offer or what contingencies make sense for your situation? Let’s talk.
Call to schedule a buyer consult, or just slide into our DMs!

📢 Disclaimer: Contingencies and inspections are designed to protect a buyer, but adding too many can weaken your offer and make sellers nervous. Every situation is unique  get professional guidance before submitting an offer.

Posted in Purchasing A home
Aug. 20, 2024

4 Common Loan types

 

Aug. 20, 2024

What is PMI

Aug. 15, 2024

Why you should get pre-approved before seeing homes