How to Move Past Student Debt — and Into a Home
Andi • August 31, 2023
You’ve got options, like repayment help from your employer and coaching from a mortgage broker.
You want to buy a house. But you’re worried you won’t qualify for a mortgage because of your student loan debt. You’re not alone. Half of non-homeowners (51%) say student loan debt is delaying them from buying a home, according to a survey from the National Association of REALTORS ® . That number jumps to 60% for millennials.
The numbers tell an ugly story of a generation paying for its education long after graduation. As a result, they’re having to make hard life choices for decades. The average public university student borrows $30,000 in student loans to get a bachelor’s degree, according to the Education Data Initiative. The average student loan payment is $460 a month. And nearly 48 million people have student loans.
Student debt is no longer just a first-time home buyer problem, says Cale Iorg, a loan officer at Supreme Lending in Alpharetta, Ga. “We get people in their 40s and 50s who are still paying off student loans. They went back for a master’s degree, or they are parents who cosigned their children’s student loans.”
President Biden provided some relief (not reflected in the previous numbers) when he announced in late August 2022 that he would cancel $10,000 in student loan debt for those earning less than $125,000 per year. The relief includes an additional $10,000 for those who received Pell grants for low-income students.
Before the pandemic, more than 8 million people — one in five borrowers with a payment due — had defaulted on their loans, the “New York Times” reported. But because many of them carried relatively small balances, they’ll now be eligible for loan cancellation.
Student loan payments have been paused since March 2020, but are scheduled to resume in January 2023.
Despite uncertainty about debt cancellation timing and impact, you can get a mortgage while you have student debt. Here are eight tips for making it happen.
#1 Lower Your Debt-to-Income Ratio.
Your debt-to-income ratio, or score, is one of the most impactful numbers on your life since your ACT score. It measures the percentage of your monthly income that goes to pay your debts. You calculate it by adding all your monthly debts – credit card minimums, rent or mortgage, car payments, and, yes, student loan payments. Then, you divide the total by your monthly gross income (take-home pay before taxes and other monthly deductions).
Your debt-to-income ratio should be no more than 45% of your gross monthly income, Iorg says. Many lenders consider the ideal debt-to-income ratio, including a mortgage payment, to be 36% or less. Depending on your credit score, savings, assets, and down payment, lenders may accept higher ratios, according to Bankrate. It depends on the type of loan you’re applying for.
You can improve your debt-to-income ratio three ways: Make more money, spend less money, and pay down your debt, Iorg says. “Not everybody can wake up tomorrow and say, ‘Oh, well, I’m going to get a job that pays $4,000 more a month,’” he adds. Sure, there are always side hustles to bring in extra bucks to help you pay down bills. “But the surest way to improve your debt-to-income ratio is to live within your means.”
And pay down those student loans.
#2 Increase Your Credit Score.
Your credit score is the other number that profoundly affects your financial fortune. It’s basically a grade for what kind of a job you do paying your bills. The simplest ways to boost your credit score include paying your bills on time, using less than 30% of the credit limit on your credit cards, and paying off debts. There’s a lot of help out there, including free webinars, to guide you on improving your score. Generally, these tips involve paying off bills and spending less money. Yes, frugality.
#3 Look for Down Payment Assistance.
When you’re paying off student loans, saving for a down payment can be tough. The down payment can range from 3.5% to 20% of the home purchase price. If you don’t have a relative who can dump a chunk of cash on you – known in the mortgage biz as gift money – there’s other help. Down payment assistance programs offer loans or grants that pay the down payment on a house. Some DPA funds can be used toward closing costs, too.
Most DPAs require you to be a first-time home buyer with a credit score of 640 or higher and a moderate source of income. DPAs are usually offered at the local level, and their eligibility rules vary by state, city, or even ZIP code. In Seattle, for instance, you can get up to $55,000 in down payment assistance in the form of a low interest loan, depending on your household size and income. The buyer must pay just 1% down out of pocket, and the DPA pays the rest. In Georgia, a DPA offers loans of $7,500 for most buyers. Teachers, health care providers, active duty service members, and public employees are eligible for $10,000.
#4 Get a Co-Borrower.
Want to instantly improve your chances of getting a mortgage? Put a co-borrower on your mortgage. Their income counts toward the debt-to-income ratio, and their credit history bolsters yours. You’re combining forces to strengthen your financial qualifications, and that can offset the dead weight of your student loan debt.
“Co-borrowers are not uncommon,” Iorg says. “It’s a good way to go for a buyer who just doesn’t have enough money from their monthly income to qualify for a mortgage.” Iorg says the co-borrowers he sees are usually parents, siblings, or grandparents. Most co-borrowers are family members or someone with whom the homeowner has a personal relationship. But lenders don’t require a co-borrower to produce proof they know you or are related to you. They just want proof the co-borrower can pay your mortgage if you don’t.
Remember, a co-borrower will share title on the home. If that’s not your cup of joint ownership, consider a co-signer. Their income will boost your financial profile, but they won’t be a co-owner of the house.
#5 Look into Student Loan Protection Programs.
You could be eligible for loan forgiveness if you’re a teacher, attended a for-profit school that went out of business, or have a total and permanent disability. Here are the programs erasing student debt:
- Public Service Loan Forgiveness: This program has been around since 2007 to grant debt relief to teachers, social workers, firefighters, employees of nonprofits, and other public servants. But the Biden administration loosened the rules to make more people eligible. According to the U.S. Department of Education, the PSLF has forgiven $2 billion in student loans and is still going.
- Borrower Defense and Closed School Discharge: You may also be eligible for debt relief if you attended a school that turned out to be scamming you. Hello, ITT Tech, DeVry University, and Corinthian Colleges. Thanks to rules under the Biden administration, defrauded students who got only partial debt relief under the Trump administration can now get the rest of their student loans wiped out.
- Total and Permanent Disability Discharge : Borrowers with permanent disabilities that prevent them from working can shed their student debts, thanks to changes to an existing program that the Education Department says will help at least 370,000 borrowers drop more than $6.5 billion in student debt.
#6 Get Help from Your Employer to Repay Student Debt.
Some companies are offering student loan repayment assistance as a benefit. Google matches employee payments up to $2,500 a year; Aetna matches up to $2,000 a year with a lifetime cap of $10,000; and Fidelity Investments pays up to $10,000 of an employee’s student loans. Other companies that offer payment assistance include Carvana, Chegg, Hulu, Lockheed Martin, New York Life, and PwC (PricewaterhouseCoopers).
Employer-sponsored student loan repayment may become more common. The Coronavirus Aid, Relief and Economic Security (CARES) Act of 2021 gives a tax break to companies that offer student loan repayment assistance. From now till Dec. 31, 2025, employers can contribute up to $5,250 a year tax-free to an employee for repayment of student loans. So, if your boss gets on board this year, you could get as much as $15,000 of your loans paid off before the program ends.
#7 Lower Your Student Loan Payments.
You can do this in one of two ways:
- Opt for an income-based repayment plan for federal student loans. You can apply for loan repayment plans that will lower your monthly payment on a federal student loan based on your income and family size. The basic income-based repayment plan caps your payments at 10% of your discretionary income. It also forgives your remaining loan balance after 20 years of payments. That can go a long way toward lowering monthly debt payments and your debt-to-income ratio.
- Refinance your private student loans. This is a good idea if you have private student loans that aren’t eligible for federal loan forgiveness or have variable rates. If you can get a lower interest rate, you can change your life. For example, if you have $30,000 in private student loans with an 8% interest rate, you’ll pay $364 for 10 years. Refinance that to a 15-year loan at 4% interest, and your payment drops by $142 a month. You’ll also save around $3,735 in interest over the life of the loan.
#8 Get a Mortgage Broker Who Will Coach You.
Look for someone who is experienced at working with borrowers who have more student debt than they’d like. Get a broker who will work with you to find DPA programs; steer you through the ins and outs of FHA, conventional, and VA loans ; and help you get your finances in order so you become a better mortgage candidate. Iorg says his office has a credit analyst whose job is to help clients improve their credit scores and debt-to-income ratios.
The Bottom Line
There’s no quick fix to buying a house when you have student loans.
The good news is there’s more public support for student debt forgiveness. Many economists say forgiving student loans, such as the Biden plan for debt cancellation, would put money back into Americans’ pockets. That would boost the economy and encourage the formation of more businesses and households. More businesses means more jobs, and more households means more spending. And spending fuels the U.S. economy.
Recent events have reinforced that changes are the norm for student loan debt and relief. Changes to the PSLF program have made more people and more types of federal loans eligible for forgiveness. Add to that the raft of assistance programs that help renters become first-time home buyers, and you may be able to afford it all: a college education, a mortgage, and a 401(k) contribution. You just may not be able to do it all at once. It will take planning and time.
LEANNE POTTS
Leanne Pottsis an Atlanta-based journalist and serial home remodeler. She’s tackled five fixer-uppers and is working on a sixth. She’s written about everything from forest fires to dog-friendly decor and spent a decade leading the digital staff of HGTV.
Receiving multiple offers can feel exciting and overwhelming at the same time. Sellers often worry about choosing the “wrong” one, even when the numbers look good. The most important thing to remember is that the strongest offer is not always the highest price. Evaluating offers holistically leads to smoother closings and fewer surprises. Why price alone doesn’t tell the whole story Two offers with the same price can carry very different levels of risk. Financing type, contingencies, timelines, and flexibility all influence how likely an offer is to close successfully. A slightly lower offer with strong terms can often lead to a better overall outcome than a higher offer that feels fragile. Understanding contingencies and risk Contingencies give buyers protection, but they also introduce uncertainty for sellers. Inspection timelines, appraisal conditions, and financing terms all affect risk. Understanding which contingencies are standard and which ones carry more uncertainty helps sellers choose confidently. Why timelines matter more than sellers expect Closing timelines can affect moving plans, temporary housing, and stress levels. An offer that aligns with your desired timeline may be worth more than one that creates pressure. Evaluating offers through a planning lens Instead of asking, “Which offer is best?” try asking: “Which offer supports the outcome I want with the least stress?” That lens helps remove emotion and clarify decisions. A calmer way to choose You don’t have to rush. Multiple offers create options. Taking a moment to evaluate the full picture usually leads to better decisions and fewer regrets. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you want help evaluating offers and understanding the trade-offs clearly, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
When a home doesn’t sell quickly, sellers often assume something is fundamentally wrong. In reality, homes that sit usually share a few common characteristics, and those characteristics are often fixable. The key takeaway is this: homes sell quickly when pricing, presentation, and buyer expectations are aligned. When they’re not, time on market increases. Understanding these patterns can help sellers avoid unnecessary frustration. The difference between “slow” and “misaligned” Not every home needs to sell immediately. But when showings are sparse or feedback repeats the same concerns, it’s usually a sign of misalignment. Misalignment can show up as pricing that doesn’t match condition, presentation that doesn’t match price, or marketing that doesn’t clearly communicate the home’s strengths. Buyers respond quickly when a home feels coherent. They hesitate when something feels off. How buyers interpret time on market Buyers notice how long a home has been listed. They may not say it out loud, but they factor it into their expectations. A home that sits longer than average often attracts more cautious offers. Buyers assume the seller may be more flexible, which can lead to tougher negotiations later. This doesn’t mean the seller has failed. It means perception has shifted. Why early feedback is so important Feedback from the first few weeks is invaluable. It reveals whether pricing and presentation are aligned with buyer expectations. Ignoring or dismissing consistent feedback can prolong the process. Using it thoughtfully can reset momentum before time on market becomes a larger issue. When sitting is strategic and when it’s not There are times when a longer timeline is intentional. Some sellers value certainty or are coordinating moves. In those cases, time on market is not a problem. The issue arises when a home sits without a plan. That’s when frustration builds. A planning-forward reframe Instead of asking, “Why isn’t it selling?” a more helpful question is: “What signal is the market giving us, and how do we respond calmly?” That approach keeps control in the seller’s hands. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re wondering why your home isn’t getting traction or want to avoid that scenario altogether, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
Pricing is one of the most stressful parts of selling because it feels permanent and public. Once a price is out there, it’s visible to neighbors, buyers, and anyone scrolling online. Many sellers worry that if they price too low, they’ll leave money on the table. If they price too high, they’ll miss the moment. The reality is that pricing is not about predicting the highest possible number. It’s about positioning your home where buyers are already willing to act. Understanding how pricing actually works in Bellingham can help you approach this decision with more confidence and less second-guessing. Why pricing is more psychology than math Comparable sales matter, but pricing is not a spreadsheet exercise alone. Buyers don’t shop by logic only. They shop by brackets. They compare homes they believe are similar. They decide quickly whether something feels like a fit. When a home is priced just outside where buyers expect it to be, it often gets skipped entirely. When it’s priced in alignment with how buyers are searching, it gets attention, showings, and conversations. This is why two homes with similar features can have very different results depending on how they are priced. The importance of the first two weeks The strongest window of buyer attention is almost always the first two weeks on the market. That’s when a listing is new, visible, and actively compared against everything else. If pricing is aligned, buyers engage early. If pricing is optimistic, buyers wait. Waiting is not neutral. It changes leverage. Once a home has been on the market longer than expected, buyers begin asking “why,” even if nothing is wrong. Pricing correctly at the start protects this window. Why “testing the market” often backfires Some sellers choose to “test the market” with a higher price, assuming they can adjust later. In practice, this often leads to fewer showings and slower momentum. When a price is reduced later, buyers rarely treat it as a fresh opportunity. Instead, they assume the seller is now more flexible and negotiate more aggressively. The end result can be a lower net outcome than if the home had been priced accurately from the beginning. How local context changes pricing strategy Bellingham is not a one-note market. Buyer behavior can vary significantly by neighborhood, home style, and price range. What works in one area may not work in another. This is where local insight matters. Pricing should reflect not only recent sales, but also current buyer activity and competition in your specific segment. A planning-forward reframe Instead of asking, “What’s the highest price I can ask?” a more useful question is: “Where does my home need to be priced so the right buyers feel confident stepping forward?” That mindset tends to produce steadier momentum, cleaner negotiations, and a less stressful experience overall. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you want help pricing your home based on real buyer behavior, not guesswork, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
I’m honored to share that I’ve been selected as the 2025 Community Service Award recipient by the Whatcom County Association of REALTORS® . I was one of four nominees, and being recognized by my peers makes this award especially meaningful. Community service has always been an essential part of my work, not something separate from real estate, but something deeply connected to it. Housing is personal. It intersects with stability, opportunity, and long-term well-being, and showing up for the community is part of the responsibility that comes with this profession. A Career Grounded in Service and Professionalism I’m a Managing Broker with RE/MAX Whatcom County and a second-generation REALTOR® with more than 15 years of experience serving residential, investment, and commercial clients throughout Whatcom County. My approach has always been grounded in ethics, clear communication, and data-driven decision-making, especially in a market that continues to evolve. That commitment extends beyond transactions. I currently serve as a State Director for the Whatcom County Association of REALTORS® and am an active member of the Government Affairs Committee , where I contribute to conversations that shape housing policy and protect property rights at the local and state level. I also serve as Vice President of the Women’s Council of REALTORS® Northwest Washington , supporting leadership development and education within our industry. Ongoing education is a priority for me, and I regularly attend WA REALTORS® conferences and programs , including Ignite and the Spring and Fall Conferences, bringing insights and best practices back to my clients and colleagues. A Trusted Local Voice on Housing Issues Earlier this year, The Bellingham Herald sought my perspective for a front-page feature examining how a federal government shutdown could impact the local real estate market. Translating national policy into real-world implications for our community is an important part of advocacy, and I take that role seriously. Community Involvement That Goes Beyond the Transaction Receiving the Community Service Award reflects years of involvement with organizations working to strengthen housing stability, economic opportunity, and community connection. Over the years, I’ve served as a board member of Whatcom Women in Business , participated on the Steering Committee for the Whatcom Housing Alliance , and supported local nonprofits including Lydia Place , Engedi Refuge , Happy Tails Happy Homes , Whatcom Humane Society , and Habitat for Humanity . I also support Sustainable Connections and Women Sharing Hope , and I’m currently in the process of becoming a mentor with Skookum Kids . Beyond Whatcom County, my family’s philanthropic work extends internationally through the Dyer Family Friendship School in Cambodia , a reminder that community impact can reach far beyond our immediate geography. Grateful, and Looking Ahead This recognition isn’t a finish line. It’s encouragement to continue advocating for thoughtful housing policy, supporting community partners, and serving clients with care and integrity. I’m grateful to WCAR, to the other nominees, and to the many organizations and individuals who make this work collaborative and meaningful. Community service is not an add-on to real estate. It’s part of how I show up. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based Managing Broker with RE/MAX Whatcom County and the recipient of the 2025 Community Service Award from the Whatcom County Association of REALTORS® . She specializes in helping longtime homeowners and sellers make confident, well-informed decisions during major transitions. With more than 15 years of experience, Andi is known for her calm, data-driven approach and strong negotiation expertise. She focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. Her work is rooted in ethical leadership, housing advocacy, and deep community involvement across Whatcom County. SERVING BELLINGHAM & WHATCOM COUNTY 📍 Bellingham, Washington 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com START WITH A LOW-PRESSURE FIRST STEP If you’re weighing whether to wait or start planning now, this is a good place to begin. 👉 Start with a low-pressure home value and seller planning tool: https://www.andidyerrealestate.com/seller/valuation/ FIND ANDI ONLINE Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
For many homeowners, listing a home feels unfamiliar, especially if it’s been many years since the last sale. Uncertainty often comes from not knowing what happens first, what decisions matter most, and how much control you actually have. The reality is that a well-run listing process is structured and predictable when approached with a plan. Understanding that structure can make the experience feel far less intimidating. The planning stage before the listing goes live Before a home is listed, decisions are made about pricing, preparation, timing, and marketing. This stage shapes everything that follows. Sellers who take time here tend to feel more confident once the home is live. They’re less likely to second-guess decisions because they understand why those decisions were made. Pricing and positioning in the local market Pricing is not just about recent sales. It’s about understanding how buyers are currently behaving in your specific area of Whatcom County. Positioning also matters. How the home is presented, described, and photographed influences which buyers show up and how serious they feel. Showings and feedback Once listed, showings begin and feedback is collected. This feedback is data, not judgment. It helps confirm whether pricing and presentation are aligned with buyer expectations. Understanding how to interpret feedback prevents overreaction and helps sellers make informed adjustments if needed. What makes a listing feel smooth Listings feel smooth when sellers understand the plan, know what signals to watch for, and have clarity about next steps. Communication and preparation make a meaningful difference. A planning-forward reframe Instead of viewing listing as a leap, it helps to see it as a series of small, manageable steps. When each step is understood, the process feels far more controlled. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re thinking about listing and want to understand the process before committing to anything, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
Accepting an offer often feels like the finish line, but it’s really the start of a new phase. This is where timelines, inspections, and coordination come into focus, and where many sellers experience the most uncertainty. The good news is that most of what happens after acceptance is predictable when you understand the steps. Knowing what to expect can turn this phase from stressful to manageable. The inspection period and why it matters After an offer is accepted, buyers typically conduct inspections. This is their opportunity to understand the home’s condition more fully. Inspection results don’t automatically mean repairs will be demanded. Often, they lead to conversations about priorities, credits, or acknowledgments. Sellers who understand this process tend to feel less defensive and more in control. Appraisal and lender review If the buyer is using financing, the lender will order an appraisal. The appraiser’s role is to confirm that the home’s value supports the loan amount. Most appraisals come in as expected, but when they don’t, options usually exist. Understanding those options ahead of time helps sellers respond calmly if adjustments are needed. Escrow and paperwork coordination During escrow, documents are prepared, timelines are tracked, and conditions are satisfied. This phase involves a lot of communication, but very little decision-making for the seller unless an issue arises. Staying organized and responsive helps this phase move smoothly. Common reasons transactions feel stressful here Stress often comes from surprises, tight timelines, or misaligned expectations. Sellers who have a clear plan and understand what’s normal tend to feel much steadier during this phase. A calmer way to think about the process Instead of waiting for problems, it helps to view this stage as a sequence of checkpoints. When each step is understood, the overall process feels far less overwhelming. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you want a clear picture of what happens after an offer is accepted, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
When sellers think about offers, it’s easy to focus on the sale price and overlook how the buyer is paying. Financing, however, plays a significant role in how smooth a transaction feels and how likely it is to close on time. The key point is this: not all offers carry the same level of certainty, even when the price is similar. Understanding how buyer financing affects timelines, negotiations, and risk can help sellers make calmer, more confident decisions. Why financing matters more in a balanced market In very competitive markets, sellers often have multiple offers and can lean heavily on price alone. In a more balanced market, buyers are more deliberate, and the structure of an offer becomes just as important as the number at the top. Financing influences how quickly a deal moves, how inspections and appraisals are handled, and how much flexibility a buyer may have if challenges arise. Common financing types and how they affect sellers Conventional financing is generally familiar to most sellers and tends to move predictably. Government-backed loans, such as FHA or VA, can be excellent programs for buyers but may include additional appraisal or condition requirements that sellers should be aware of. Cash offers often feel appealing because they can reduce financing-related uncertainty, but even cash deals still involve inspections, title work, and timelines. No offer is completely risk-free. The important thing is not to rank financing types as “good” or “bad,” but to understand how each one affects certainty and timing. Why the pre-approval matters A strong pre-approval shows that a buyer has already worked with a lender and that their financial picture has been reviewed. This can reduce surprises later. From a seller’s perspective, a well-documented pre-approval often signals seriousness and preparation, which can be just as valuable as a slightly higher price. How financing interacts with appraisal and negotiation Appraisal risk is often tied to financing. If an appraisal comes in lower than the purchase price, the buyer’s ability to proceed depends on their loan type, down payment, and cash reserves. Understanding this ahead of time helps sellers evaluate how resilient an offer is if conditions change. A planning-forward way to evaluate offers Instead of asking, “Which offer is highest?” a more useful question is: “Which offer gives me the best balance of price and certainty?” When financing is understood, decisions feel less stressful and more controlled. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you want help understanding how different offer structures affect your outcome, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
This question comes up often for longtime homeowners, and it’s an important one. The concern usually isn’t about the sale itself, but about unintended consequences. People worry that a large one-time gain could push them into higher costs or disrupt benefits they rely on. The good news is that selling a primary residence usually does not affect Social Security benefits , but Medicare costs can be influenced by income timing. Understanding the difference can relieve a lot of anxiety. Social Security and home sales Social Security benefits are not means-tested. Selling your home does not reduce or eliminate Social Security payments. The sale proceeds themselves do not count as earned income. For most sellers, this part is straightforward and not a concern. Medicare and income considerations Medicare premiums can be affected by income through something called income-related monthly adjustment amounts. A large one-time gain from a home sale could temporarily increase premiums if it raises reported income for that year. This does not mean selling is a mistake. It simply means timing and planning matter. Why advance planning helps If Medicare costs are a concern, understanding how timing affects reported income allows for better planning. In some cases, coordinating the sale year or understanding exclusions can reduce impact. Even when premiums increase temporarily, they often adjust back down in later years. The planning-forward reframe Instead of fearing unintended consequences, approach the sale as part of a larger financial picture. When questions are answered early, decisions feel far less risky. Selling a home is a major event, but it doesn’t have to disrupt your stability when it’s planned thoughtfully. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re concerned about how selling may affect your broader financial picture, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi,dyer
Many sellers consider selling “as is” because they want simplicity. They may be tired of maintaining the home, unsure which repairs matter, or simply ready to move on. The concern is whether selling as is means automatically accepting a lower outcome. The answer is nuanced. Yes, you can sell as is and still do well, but only when expectations, pricing, and presentation are aligned. What “as is” actually means in practice Selling as is means you are not agreeing in advance to make repairs. It does not mean you hide issues or refuse transparency. Buyers will still inspect. They will still evaluate condition. The difference is how repair discussions are framed. In many cases, as-is sales still involve negotiation. The key distinction is that repairs are not assumed. Why condition still matters even in as-is sales Buyers don’t stop caring about condition just because a home is labeled as is. Visible issues still influence how buyers value the home and how defensive they feel when making an offer. Homes that are clean, organized, and honestly presented often perform better than homes that feel neglected, even if both are technically sold as is. When selling as is works best Selling as is tends to work well when the home is priced appropriately for its condition, when the seller is transparent, and when buyers understand what they’re walking into. It can also work well in situations where the home’s value is driven by location, lot, or long-term potential rather than finishes. When as is can backfire Problems arise when sellers want top-of-market pricing while also signaling they won’t address condition concerns. That mismatch often leads to fewer offers and tougher negotiations. The strategy matters more than the label. A planning-forward way to decide Instead of asking, “Can I sell as is?” ask: “What level of effort gives me the best balance of ease and outcome?” Sometimes that’s truly as is. Other times, a small amount of targeted prep makes a meaningful difference. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re weighing whether to sell as is or prepare strategically, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
This is one of the most practical questions sellers ask, and also one of the most misunderstood. Online averages can give a rough sense of timing, but they rarely reflect what an individual seller actually experiences. The truth is that selling a home involves several phases, and most of the timeline happens before the sign ever goes up. Understanding what really controls timing can help you plan with far less stress and far fewer surprises. Why “days on market” doesn’t tell the full story When people talk about how long it takes to sell, they’re usually referring to days on market. That number measures the time between when a home is listed and when it goes under contract. What it doesn’t capture is the preparation period beforehand or the closing period afterward. For many sellers, preparation alone can take weeks or months. Decluttering, deciding what to repair, gathering information, and coordinating next steps all take time. After a contract is accepted, closing typically adds another month or more. This means the full selling process often spans several months, even when the listing itself moves quickly. What actually influences how fast a home sells Price, condition, and presentation matter far more than the calendar. Homes that are priced in line with buyer expectations and show cleanly tend to attract early interest. Homes that feel uncertain, overpriced, or hard to understand often take longer, regardless of market conditions. Buyer behavior also varies by price range and neighborhood. Some segments move quickly even in slower markets. Others require more patience. This is why local insight matters more than generalized statistics. The role of the first two weeks The first two weeks on the market are especially important. This is when a listing is new, visible, and actively compared to everything else buyers are seeing. Strong early response usually leads to smoother negotiations. Weak early response often signals a need to adjust strategy. Preparation directly affects this window. Sellers who enter the market confidently tend to see clearer feedback and more predictable outcomes. When a longer timeline isn’t a problem Not every seller needs speed. Some prioritize certainty, flexibility, or coordinating a move. In those cases, a slightly longer timeline may actually be preferable. The key is aligning expectations. A timeline feels stressful when it’s unclear or mismatched to your goals. It feels manageable when it’s planned. A clearer way to think about timing Instead of asking, “How fast will it sell?” ask: “How much time do I want to give myself to prepare and transition comfortably?” That question leads to better decisions and a more controlled process. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re trying to plan a realistic timeline for your sale and next step, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
