If you’ve been thinking about downsizing or simplifying your space, summer might just be the perfect season to make your move. Longer days, blooming gardens, and natural light help show your home at its very best, and buyers are out looking.
In this month’s blog, we dive into summer-specific tips for staging and open houses that can help you attract more interest and stronger offers.
Here’s a sneak peek of what you’ll find:
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Staging strategies that sell – Did you know staged homes sell 88% faster and for up to 20% more? Decluttering, maximizing natural light, and refreshing your decor with seasonal touches can make your home feel more spacious and inviting. We even share which local flowers and landscaping tips stand up to KC’s summer heat.
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Open house hosting tips – Think summer brunch, not sales pitch. From scent and lighting to refreshments and pacing, a few thoughtful touches can help buyers imagine themselves living there.
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What not to forget – Clean paths, cooled interiors, and simple comfort go a long way. Bonus tip: many homes now have smart tech, so keep conversations positive during tours.
Buyers want more than square footage; they want to feel something. With the right prep and presentation, you can create that emotional connection that turns a showing into a sale.
Click to read the full blog and learn how to stage like a pro, host with confidence, and make the most of your summer move.
Tips of the Trade
Builder’s Corner: Practical Tips from the Pros
When you’re building a home from the ground up, the decisions feel endless and they are. From layout to finishes to future-proofing, it’s easy to get swept up in the excitement and overlook small choices that can make a big difference later. Whether you’re navigating your first custom build or just love geeking out on construction know-how, these tips are designed to help you build smarter, avoid costly missteps, and invest where it really counts.
In this Q&A, we’re digging into five of the most common questions homeowners ask during the building process, from smart upgrades to budgeting hacks to which trends to skip. Our expert breaks down where to save, where to splurge, and what most people forget once they get the keys. Let’s get into it.
What’s one upgrade you recommend during construction that pays off later?
I always recommend clients invest in structural upgrades that aren’t easy to change later, like additional insulation, pre-wiring for smart home tech, or rough-ins for future basement bathrooms. You might not notice them right away, but they save money long term and increase resale value.
How can clients avoid going over budget during the building process?
Overages usually come from late changes. The best way to stay on budget is to finalize selections early and stick with them. Scope creep adding more features mid-build is where costs can really snowball. A well-defined plan up front saves time and money across the board.
Are there any cost-saving strategies you recommend that don’t sacrifice quality?
Absolutely. Focus on the bones of the house, things like the HVAC system, windows, and insulation. These are the features that impact comfort and efficiency. You can always upgrade finishes like countertops or lighting later, but cutting corners on core systems can cost you more down the road.
What’s one thing new homeowners often forget to maintain in the first year?
Air filters and drainage. People get so focused on unpacking and settling in, they forget that maintenance starts right away. Changing HVAC filters every few months and checking downspouts or grading can prevent costly issues like moisture buildup or system inefficiency.
Strategies for a High-Rate Market
Mortgage rates are holding steady between 6% and 6.8%, creating a tricky landscape for homeowners considering a refinance, especially those locked into ultra-low rates from recent years. Instead of simply chasing the lowest rate, it’s important to step back and evaluate your broader financial goals. Whether you’re looking to reduce monthly payments, shorten your loan term, or tap into equity, running the numbers across different scenarios can help clarify your best path forward.
In today’s market, success starts with a solid strategy and the right support team. Experienced agents and lenders can break down what refinancing means for your specific situation, guide you through pre-approval, and position you to act quickly if rates shift. Even a small change can make a big difference when you’re prepared. If you’re thinking about refinancing or planning your next real estate move, we’re here to help you make informed decisions with clarity and confidence.
Don’t Wait for Rates to Drop
- Waiting for a big dip might only mean more competition. Instead, focus on what makes sense for your finances right now.
Get Pre-Approved Early
- A true pre-approval means lenders have reviewed your credit and documents. This preparation gives you confidence and helps you move quickly when refinancing opportunities arise.
Build Your Support Team
- Connect with experienced lenders, agents, and financial advisors before making any moves. Having trusted professionals in your corner makes the process smoother and less stressful.
Know Your Numbers Inside and Out
- Run different refinance scenarios, considering rates, loan terms, monthly payments, and closing costs, so you fully understand your options and avoid surprises.
Focus on Long-Term Benefits
- Refinancing isn’t just about the immediate rate. Think about how it fits your financial future, whether it’s lowering payments, building equity faster, or freeing up cash flow.
Plan Beyond Rates and Timing
- This market rewards those who plan carefully. Approach refinancing with a clear strategy, knowing it’s one piece of your overall financial health.
Welcome to The Gresham Group
Josefina Campos
We’re excited to have Josefina join us! Born in Boston and now making waves in Kansas City, she brings a perfect mix of determination and warmth to every client she serves. As a multilingual professional, Josefina’s cultural fluency and strong negotiation skills make her a true asset to our team and community.
Known for her genuine care, positive energy, and expert guidance, she goes above and beyond to ensure every client feels confident and supported throughout their real estate journey. We’re thrilled to have Josefina with us and can’t wait for you to meet her!
What your kitchen has been needing
A kitchen doesn’t have to be flashy to be fantastic. Whether you’re updating your space or helping a client spot the right one, the best kitchens all have a few key things in common: they’re functional, efficient, and built for real life. Here’s a quick checklist to help you focus on what truly matters.
- Smart Layout with Room to Move
Keep the workflow efficient fridge, sink, and stove in reach, with open pathways that avoid bottlenecks. Islands should help, not hinder. - Cabinets & Storage That Work for You
Deep drawers, pull-out shelves, full-height uppers, and dedicated spots for trash, spices, and big cookware. Organized storage saves time daily. - Lighting That Layers
Use a mix: ceiling lights for general glow, under-cabinet lights for prep, and pendants or accents to warm things up. Don’t rely on just one overhead bulb. - Durable, Easy-to-Clean Materials
Choose surfaces that stand up to wear: sealed countertops, wipeable backsplash tile, and flooring that handles spills, kids, and pets. - Power + Practical Extras
Make sure outlets are where you need them, near appliances, inside drawers, or under the island. Bonus points for seating space, pantry access, and thoughtful placement.
When form follows function, the kitchen just works for the way people actually live. Keep these five essentials in mind, and you’ll end up with a kitchen that works harder, feels better, and stays relevant for years to come.
Backyard Goals: Where Summer Comes to Life
Weekend BBQs, late-night s’mores, and laid-back hangs with friends, summer memories are made in the backyard!
But the right setup makes all the difference. Whether you’re upgrading your current space or house-hunting with outdoor entertaining in mind, think beyond the grill. Look for a flat, well-ventilated spot near the kitchen for easy prep, and make sure there’s plenty of seating for guests to relax and connect.
Add shade with a pergola, covered patio, or even mature trees to beat the heat, and keep landscaping simple and low-maintenance so you spend more time enjoying, not maintaining. Finally, don’t underestimate the power of open space, room for yard games, pets, or just letting people spread out makes your yard feel like an extension of your home. With a little planning, your backyard becomes the heart of your summer.
Question of the Month: What are the most important rooms to focus on when staging a home for sale?
- Afton: When you walk into a home, the first room you see should leave a lasting impression. Whether it be the living room, dining room, kitchen, or foyer, there are many opportunities to create warmth! The kitchen should be clean, top to bottom, without magnets on the refrigerator. Polish wood cabinetry, organize the pantry, and decorate with plants or vases of fresh flowers. Go the extra mile by adding matching coffee mugs or wine glasses next to a cookbook.
- Lisa: For staging purposes, focus on highly trafficked areas like the family room and kitchen. Make the primary bedroom and bathroom a sanctuary. Buyers should feel relaxed and stress-free in this mini retreat.
- Paul: Focus on the family room first. Buyers need to feel like they can relax, entertain, and spend quality time here. Neutral tones with a few tasteful pops of color add enough personality. Don’t forget to pull back the curtains or use mirrors to reflect brightness. Next, pay close attention to the kitchen – the heart of the home. Stage your island for casual meals and entertaining.
In Museum Mode
Looking to explore something new, inspiring, or just plain fun? Kansas City is home to a vibrant collection of museums that offer more than just a rainy day escape. From hands-on science exhibits and historic stagecoach rides to world-class contemporary art and miniature masterpieces, there’s something for every age and interest. Whether you’re a lifelong local or hosting out-of-town guests, these Kansas and Missouri museum picks promise memorable experiences that educate, entertain, and spark curiosity. Here’s a closer look at some standout spots worth adding to your KC itinerary.
Kansas
Museum at Prairiefire
5801 W. 135th Street
Overland Park, KS 66223
A true visual masterpiece from the outside in, the Museum at Prairiefire is bursting with vibrant architecture and interactive experiences. Inside, you’ll find a mix of science, culture, and natural history exhibits, including a rotating lineup of fascinating displays. The Discovery Room is a big hit with kids, offering hands-on fun that encourages learning through play. It’s a museum that blends education with excitement in all the right ways.
Nerman Museum of Contemporary Art
12345 College Boulevard
Overland Park, KS 66210
Located on the Johnson County Community College campus, the Nerman Museum is a sleek, modern space packed with powerful contemporary art. From sculpture and photography to mixed media installations, the works here are bold, thought-provoking, and often conversation-starting. It’s a great place to take a peaceful walk, enjoy a new perspective, or simply be inspired by creativity in action. Don’t miss the chance to visit during extended evening hours on Wednesdays and Thursdays!
Missouri
The National Museum of Toys and Miniatures
5235 Oak Street
Kansas City, MO 64112
Whether you’re into vintage toys, jaw-dropping miniatures, or simply looking to relive a bit of childhood magic, this museum delivers. Home to one of the largest collections of its kind in the world, it features everything from dollhouses with mind-blowing detail to antique toys that span generations. It’s fun, fascinating, and full of surprises perfect for a leisurely afternoon full of nostalgia.
Museum of Kansas City
3218 Gladstone Boulevard
Kansas City, Missouri 64123
This museum celebrates the untold stories and cultural richness of Kansas City with heartfelt, community-rooted exhibits. From civil rights movements to local legends, you’ll discover the powerful people and moments that helped shape the city. It’s a smaller museum with a big impact thoughtful, personal, and beautifully curated. Great for anyone interested in digging deeper into KC’s unique identity.
What’s going on in the Market
June brought a bit of breathing room to the KC housing market per the Kansas City Regional Association of REALTORS®. Homes spent an average of 34 days on the market, down about 10% from last month, suggesting buyers are still moving swiftly, but with fewer bidding frenzies.
For buyers, the increase in listings means more choice and a bit less pressure, if you come prepared with your financing and know what you want. Homes are still selling promptly, so staying ready is key. For sellers, the good news is that average sale prices are up, hovering around $394,000. That’s a signal that while competition has softened, well-priced, well-prepped homes are still rewarded. In short, it’s a perfectly balanced moment — buyers have room to negotiate, and sellers can still capitalize, if they take a smart, strategic approach.
Stand Out When Selling
Selling a home in summer brings its own rhythm, steady but strategic. The rush of past years has slowed, but competition hasn’t disappeared. With mortgage rates holding between 6% and 6.8%, many buyers are taking a thoughtful approach, weighing costs carefully and moving with intention. At the same time, potential sellers are holding tight to ultra-low rates from previous years, which continues to limit inventory across many markets. That combination creates a landscape that’s both tight and competitive, especially for homes that are well-prepared, attractively priced, and launched with care.
Warm weather offers the perfect window to get your home fully market-ready. Tackling key repairs now, like roof issues, water damage, or outdated electrical can prevent inspection surprises later and build immediate buyer confidence. These aren’t cosmetic tweaks; they’re what make or break a sale.
Once the essentials are handled, shift your focus outside. A clean lawn, trimmed landscaping, updated lighting, and a freshly painted front door can completely change how a home feels to someone driving by or walking up. Even small upgrades like new house numbers or seasonal planters send a signal that the property is cared for and move-in ready.
Inside, summer light does a lot of the work if the space is prepped to let it shine. Neutral colors, minimal clutter, and thoughtful furniture placement help rooms feel bigger and brighter. Buyers are looking for welcoming, clean, and easy to imagine themselves in. A fresh coat of paint in the main living areas is one of the easiest ways to update a home and make it feel fresh without a full renovation.
Homes with energy-efficient features like solar panels, smart thermostats, or upgraded appliances should highlight those clearly. Today’s buyers are paying close attention to long-term savings, and these features can make a strong impression.
Digital presentation is just as important as in-person appeal. Most buyers begin their search online, so clear, professional photos and a sharp listing description are more than nice extras—they’re part of the home’s first impression. A 3D tour or short video walk-through helps buyers connect to the space before ever stepping inside.
In this market, thoughtful preparation leads to stronger offers and smoother sales. Sellers who put in the work upfront—handling repairs, cleaning thoroughly, staging smartly, and launching with high-quality marketing often see the best results.
Fix Major Issues First
Address deal-breakers like roof leaks, electrical problems, water damage, or mold before listing. These can sink a sale fast.
Boost Curb Appeal
Clean landscaping, fresh paint, updated exterior lights, and small details like flowers or new numbers make a big difference.
Stage with Simplicity
Declutter and go light. Soft tones and open layouts make the home feel more spacious and welcoming.
Invest in Professional Photography
Great photos are essential. Bright, clear visuals draw more clicks and in-person showings.
Price with Purpose
Competitive pricing brings stronger offers and a faster sale. The right price creates momentum that wishful pricing can’t.
Highlight Energy-Efficient Features
Show off solar panels, smart devices, or upgraded appliances clearly in your listing and in person.
More Than Just Backyard BBQs
Summer is often seen as the season for relaxing outdoors, but it’s also one of the best times of the year to give your home some vital care. The warm weather creates the perfect window to tackle home maintenance projects that can improve both how your house looks and how well it holds up over time.
One of the most overlooked but impactful tasks is window cleaning. Beyond just making your home feel brighter and more inviting, clean windows play a surprisingly important role in energy efficiency. Dirt, pollen, and mineral deposits don’t just block the view, they can actually damage window seals, leading to drafts and increased heating or cooling costs. When windows are clean, more natural light floods your rooms, reducing the need for artificial lighting during the day. Additionally, professionally cleaned windows help remove allergens that build up on glass and frames, improving indoor air quality, a meaningful benefit for anyone who spends a lot of time at home, especially those with allergies or respiratory sensitivities.
Another maintenance must-do for summer is pressure washing. Over time, dirt, mold, mildew, and algae accumulate on your home’s exterior surfaces from siding and decks to patios and driveways. Summer’s dry weather provides ideal conditions to safely and effectively wash these away before they cause permanent damage. Regular pressure washing not only boosts curb appeal by restoring your home’s clean, fresh appearance, but it also prevents the slow deterioration of surfaces that moisture and grime can accelerate. Beyond looks, pressure washing reduces slip hazards on walkways and decks, helping keep your family and visitors safe. It can also prepare surfaces for painting or staining, protecting your investment and potentially increasing your home’s value.
Both window care and pressure washing are practical, cost-effective ways to maintain your home’s health and appearance. When done correctly, they save money in the long run by avoiding more expensive repairs down the line.
Fired Up
Get fired up with the perfect soundtrack to celebrate every spark of success and every sold sign. This energetic playlist keeps our real estate team motivated and ready to close the next deal!
Real Estate Doesn’t Have to Be Stressful
Here’s What (and Who) Makes It Easier
Let’s be real: buying or selling a home can feel overwhelming. But it doesn’t have to be. The right agent can turn the whole process into something that actually feels fun, smooth, and dare we say… enjoyable. It’s about having someone in your corner who knows what they’re doing, so you don’t have to sweat the small stuff.
First, they’re in the know. A great agent doesn’t just “stay busy,” they stay informed by watching trends, understanding what’s happening in your neighborhood, and offering advice that’s actually helpful (and not just guesswork). They also have a plan. From scheduling showings to lining up inspections, the best agents don’t fly by the seat of their pants. They keep things moving with a clear process so you’re never left wondering, “What’s next?”
Then there’s negotiation — which doesn’t have to feel like a battle. The right agent uses real numbers (think comps, inspections, and market data) to make smart, confident moves that protect your bottom line. And when it comes to communication, they’re proactive. They help keep everyone on the same page, so you’re not chasing updates or putting out fires last minute.
A strong agent also knows how to make your home shine with top-tier marketing, stunning photos, and staging advice that works for real life (not just the ‘gram). Plus, when it’s time to call in pros, like painters, cleaners, handypeople. They’ve got go-to partners that keep the momentum going without any panic searches.
Bottom line? A solid real estate experience is about having the right people doing the right things behind the scenes so you can focus on the big picture (and maybe even enjoy the ride).
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Buying and selling a house is an emotional process. Our agents are here to be your trusted advisor and lifelong friend. We’re dedicated to the people of Kansas and Missouri and believe everyone should be able to find home.
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