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Falmouth, MA Real Estate News

By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
What Is a Non-Warrantable Condo and Why It MattersBuying a condo can be exciting—until you learn it’s “non-warrantable.”So, what does that mean?A non-warrantable condo doesn’t meet Fannie Mae or Freddie Mac’s rules for conventional loans. That can make it harder—or sometimes impossible—to get typical financing.Reasons can include too much commercial space, too few owner-occupied units, or even ongoing legal issues with the homeowner’s association (HOA).You can still buy a non-warrantable condo, but your loan options may be limited, and you might face higher rates or down payments.The toughest part? Many buyers don’t discover these issues until after making an offer and paying for inspections or appraisals.That’s why smart buyers and agents check for red flags early. Knowing the basics c...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
New Builds, Lawsuits, and “Condotels” Are The Final Condo CheckNew Condo Financing Rules: Lawsuits, Hotels, and Red FlagsEven beautiful new condos can cause financing headaches.For new or newly converted projects, at least 50% of the units must be sold or under contract to owner-occupants, and all construction must be complete.If the HOA or builder is involved in a lawsuit over safety or construction issues, the property may also be flagged as non-warrantable.And watch out for “condotels”—condos that act like hotels with check-in desks or short-term rentals. Even if each unit is privately owned, those features often make them ineligible for conventional loans.However, smaller condos (2 to 4 units or detached) often get more flexible treatment from local lenders who use case-by-case revi...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Hidden Condo Deal Killers - Ownership and Commercial SpaceThere Are Condo Ownership Rules That Can Block Financing ApprovalDid you know one person can own too much of a condo project?If that happens, the condo could be labeled non-warrantable.Here’s the general rule: For projects with 5–20 units, one person can’t own more than 2 units. For 21+ units, no one can own more than 20% of all units. That includes investors, partners, and even family trusts. Too much ownership concentration makes the property riskier for lenders.Another common issue is commercial space. Fannie Mae says no more than 35% of the building’s total square footage can be used for retail, offices, or restaurants.If your condo sits above a large café or fitness center, it could push the building into " non warrantable "...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Condo Financing Tip #1  - Master Insurance Red FlagsCondo Insurance Problems Can Make Financing DifficultOne of the biggest reasons a condo becomes non-warrantable is a weak or missing master insurance policy—and it’s surprisingly easy to check early.Before you get attached, ask for the Master Insurance Certificate. The coverage should be 100% of the project’s replacement cost, including common areas.The deductible can’t be higher than 5% of the total coverage, and the policy should include general liability, fidelity coverage (for 20+ unit projects), and flood insurance if needed.If the insurance coverage doesn’t meet these requirements, the condo might be flagged as " non warrantable ". The good news? These problems can often be fixed if caught early.Checking the insurance up front ca...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Affordable Ways to Boost Curb Appeal: Garage Doors & LandscapingSimple Curb Appeal Upgrades: Garage Doors & Landscaping for More ValueWant your house to look great from the street? You don’t need to spend a lot! Two easy ways to boost “curb appeal” — how your home looks from outside — are garage doors and landscaping.Let’s start with garage doors. Replacing an old, dented garage door with a new one can make a huge difference. Modern choices like steel or glass doors look sleek and can even add value when you sell. Wooden doors, or ones that look like wood, give a classic, cozy look.Choose a design that matches the style of your home, and don’t forget, a new garage door can make you feel prouder every time you drive up!Next up: landscaping. Even if your budget is tiny, you can do a lot. ...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Painting Your Home: The Fastest Way to Make a Big DifferenceIt’s amazing what a can of paint can do! Painting a room, a hallway, or your entire house is one of the easiest — and cheapest — ways to give your home a whole new look.Real estate experts say painting is the #1 tip when you want your home to look good for buyers. But even if you’re not moving, a freshly painted room makes you feel happier at home.So, what color should you pick? The trend these days is soft, warm colors. Think of cozy beiges, calm greys, and gentle whites. They make rooms look bigger, brighter, and cleaner. These colors also help buyers picture their own stuff in your home when it’s time to sell.Top colors this year for living rooms: Soft or warm whites Greige (a mix of grey and beige) Beige Earthy tones and li...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Remodeling Project Costs: Questions to Ask Your ContractorKnow the Price—Must-Ask Contractor Questions About Project CostsYou’ve checked your contractor’s experience and legal paperwork. Now, it’s time to talk about money! Here’s how to get clear information on project costs before you get started.Money Questions To Ask FirstBegin by asking, “How detailed are your quotes?” A good contractor should give you a written quote, showing the price for everything including materials and labor.Then ask, “Can you share a recent project quote so I can see how detailed it is?” This isn’t too personal—they can take off any private info. You just want to know if they offer full details, so you don’t get hit with hidden costs later.Next, “Does your quote include materials and labor?” Some quotes are j...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Closet Makeovers: Small Change, Big ImpactCloset Makeovers: The Simple Way to Add Value to Your Home. Is your closet a mess? You’re not alone! But did you know that making your closet more organized can make your home worth more? Closet renovations are one of the top projects for getting money back at resale, according to experts.You don’t need to add new rooms to make your house feel bigger. Just by using better storage, you can make your home seem more spacious and welcoming. Things like new shelves, glass doors, or even just better lighting can really change how your closet looks and works.The latest closet trends include: Accent lighting that makes it easier to find what you need Special trays for jewelry and accessories Hampers and sliding baskets to keep dirty laundry hidden Decor...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Easy Home Makeovers to Boost Value Without Spending a FortuneThinking of making changes to your home? You don’t have to spend a huge amount of money to make your space look better and even raise its value. A brand new kitchen or fancy bathroom isn’t always needed!According to the “2025 Remodeling Impact Report,” simple projects can pay off the most. Swapping out your front door, painting a room, or organizing your closet are just a few ideas. In fact, some of these changes can give you back every single dollar you spend on them when it’s time to sell your home!Most people remodel their homes for four reasons: To update old surfaces or materials To be more energy efficient To change things up Or because they want to sell in the next two years Over half of homeowners use a loan or line of...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Common and Avoidable Reasons for Closing Delays – Part 6 of 6 As you near the final steps of buying or selling a home, it’s very important to be aware of fraud and do your due diligence. Fraud can cause big delays or even cause you to lose money. This final post in our series will explain common fraud risks in real estate closings and how you can protect yourself. What Types of Fraud Should You Watch For? Fraudsters can be professional hackers or people you might trust, like third parties involved in the sale. Some red flags include sales of vacant land or empty houses, quick closings, or selling a property much below its value. A very common scam is wire fraud. This is when fraudsters trick buyers or sellers into sending money to fake accounts. To protect yourself: Avoid wiring money ...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Affordable Home Upgrades That Increase Resale ValueWant to make your home more comfortable and worth more money—but without spending your savings? You don’t have to start with big, expensive projects! Simple home remodeling ideas can make your house feel new and even help you get more cash when you sell.Why Remodel Your Home?Many homeowners upgrade to fix worn-out surfaces, improve energy use, or just create a fresh look. Last year, Americans spent billions on home projects! The trick is to pick upgrades that are both fun for your family and smart for resale value.Budget-Friendly Home Improvements Replace Your Front Door: Swapping an old front door for a strong steel door can give you a 100% return on your investment. Buyers love a fresh, secure entryway! Repaint Walls: Never underestim...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Common and Avoidable Reasons for Closing Delays – Part 5 of 6 Are you getting ready to buy a home? Getting to closing day—when you get the keys—can be exciting, but sometimes things don’t happen as fast as you hope. In this fifth blog in our series, we’ll talk about why a buyer’s funds or paperwork not being ready is a common reason closings get delayed, and what you can do to avoid it. Why Do Delays Happen When the Buyer’s Funds Aren’t Ready? There are a few different ways that money can cause a closing delay: Waiting on Investments or Accounts: Sometimes buyers need to cash out investments or retirement accounts, or wait for something like a CD (Certificate of Deposit) to “mature.” These things can take days or even weeks. Money From Another Country: If a buyer gets their money from ...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Wall-to-Wall Carpeting Isn’t in Style and Why Wall-to-Wall Carpet Turns Off Today’s BuyersWall-to-wall carpet used to be in every room. It was soft, warm, and cozy. But now, most homebuyers want hardwood, tile, or vinyl floors.Why? First, carpet is hard to clean. It holds dust, pet hair, stains, and smells. People with allergies especially don’t want carpet.Second, carpets show wear and tear. Even if you’ve cleaned it, buyers still wonder what’s hidden deep down. They may plan to rip it out right away.Hardwood or tile is easier to keep clean and looks more modern. Many buyers are even okay with fake wood (like luxury vinyl plank) as long as it looks sharp.Some buyers are okay with carpet in the bedrooms. But even then, they prefer it to be new, neutral-colored, and spotless.If you’re se...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Open Kitchen Shelves May Turn Off Home-buyersOpen kitchen shelves are a big trend in design magazines and Instagram. They show off pretty dishes, fancy cups, and color-coordinated items. But when it comes to selling a home, they’re not everyone’s favorite.Why? Open shelves mean open mess. Most people don’t have matching dish sets or perfectly clean plates all the time. Buyers walk in and see more work: organizing, cleaning, and always keeping things neat.Also, open shelves collect dust and grease from cooking. That means you have to clean the shelves—and everything on them—often. That’s not fun for most people.Buyers want kitchens that are practical, clean, and easy to live in. Closed cabinets hide clutter and give a tidy look. They’re also easier for people who have a lot of stuff or k...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Common and Avoidable Reasons for Closing Delays – Part 3 of 6 Are you getting ready to buy or sell a house? Sometimes, things don’t go as fast as you hope, and closing day gets pushed back. In this third blog of our series, we’ll talk about probate problems—what they mean, how they can slow your closing, and what you can do to avoid them. What Are Probate Problems? Probate is a legal process that happens when someone dies. If one or both owners of a home have passed away, their estate may need to go through probate before the house can be sold. During probate, a court makes sure any debts are paid and that the home is given to the correct person, like a family member or friend named in a will. Why Can Probate Delay Closing? Here are some of the common delays that can happen: Probate No...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Why Extreme Minimalism May Hurt Your Home SaleMinimalism is all about clean lines, few items, and lots of space. Some people love the peaceful look. But when you’re selling a home, too much minimalism can backfire.Buyers want to feel welcomed and comfortable. If a room has nothing but a couch and blank walls, it can feel cold or lifeless. People may have trouble imagining how they’d use the space.A home should feel like someone could live there—not like an empty office.Also, minimalist homes can feel bleak or uninviting. Without rugs, art, or warm lighting, buyers may feel awkward walking through the space.You don’t have to add clutter—but you can add soft touches. Try a cozy throw blanket, some pillows, plants, or wall art. These small items help buyers picture themselves living there....
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Common and Avoidable Reasons for Closing Delays – Part 2 of 6Are you trying to buy or sell a home? Sometimes, closing the sale doesn’t happen as quickly as you hope. In this second blog of our special series, we’ll talk about Conservation Commission issues—what they are, how they can slow things down, and how you can avoid them!What are Conservation Commission Issues?Conservation Commissions are local groups that protect nature—like wetlands, forests, and rivers—in your town. They make sure property owners follow rules that keep these areas safe when building or making changes to land. Sometimes, they issue special orders, called “Orders of Conditions,” to tell people what they can and can’t do on their property.Why Can Conservation Issues Cause Delays?There are a few big reasons why de...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Living Plant Walls Are Not Everyone’s FavoriteLiving walls, also called green walls, are made of real plants growing on your wall. They’re eye-catching, natural, and fun. But they’re not always a hit with buyers.First, living walls take a lot of care. They need the right amount of light and water. If one plant dies, it can make the whole wall look bad.Second, they can bring in bugs and moisture. That’s a big concern for people who want a clean and easy home.Not everyone likes the look, either. Some see them as messy or too “out there.” Buyers often want to see a space they can change and make their own—not a garden wall they didn’t ask for.Today’s buyers prefer homes that are simple, low-maintenance, and move-in ready. A few potted plants here and there are great. But a whole wall of gr...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Common and Avoidable Reasons for Closing Delays – Part 1 of 6 Are you buying or selling a house? If so, you probably want the process to go smoothly and quickly. But sometimes, closings get delayed—meaning the official sale of the house takes longer than planned. In this blog series, we’ll talk about some common and avoidable reasons why this happens, and what you can do to keep things on track! Part 1: Title 5 and Septic System Issues One of the top reasons for closing delays is trouble with the septic system, which in many places is overseen by Title 5 rules. Septic systems are important because they treat the wastewater from your house if you don’t have access to a city sewer. What problems can happen? Last-Minute Repairs: Sometimes, the septic system doesn’t pass inspection, and re...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Lacquered kitchen cabinets are shiny and modern. They reflect light and often come in bold colors like red, black, or navy. While some people love the sleek look, many home-buyers don’t.First, shiny cabinets can feel cold and too modern. Most buyers want a kitchen that feels cozy, not like a fancy showroom.Second, lacquered cabinets show every fingerprint, smudge, and splash. If you cook often or have kids, keeping them clean is a full-time job.Also, all that shine can create glare. In bright kitchens, lacquered cabinets can be too much for the eyes.Buyers today are choosing natural wood, soft matte finishes, and light colors. These styles feel warm and timeless. Plus, they go with any style of home.If your kitchen has lacquered cabinets and you're planning to sell, you might think abou...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Bold wallpaper used to be all the rage. Big flowers, tropical prints, and colorful patterns were everywhere. But now, home-buyers are backing away from this bold trend.One reason is that bold wallpaper is very personal. What you think is fun or stylish might be too much for someone else. A buyer wants to imagine their own furniture and style in a house—not get distracted by bright wallpaper.Another problem? Wallpaper is hard to remove. It takes time, tools, and patience. Buyers often think, “That’s one more project I’ll have to do.”Instead, buyers now love neutral paint colors like soft gray, warm white, and pale beige. These make rooms feel bigger and cleaner. Plus, they’re easier to match with any style.Even just one wall of bold wallpaper can be a turnoff. It might have been fun for ...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
🏠 Property Owners in Great Pond Invited to Sewer MeetingDo you live in the Great Pond Phase 1 area in Falmouth, MA? If so, the town has an important meeting for you!The Town of Falmouth is planning to build new sewer lines in the Great Pond Phase 1 area. This is part of a bigger plan to protect our water and environment. The work is expected to start by the end of this year (2025) and will take until the end of 2027 to finish.If you own property in this area, you will be required to connect to the new sewer system once the project is complete. That means you’ll no longer be using a septic system. Connecting to the town sewer system will help keep local waters clean, including Great Pond and nearby beaches.To help explain everything, the town is holding an information meeting on:🗓️ Thurs...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Why We Need Tax Changes for People Selling Their HomesAre you thinking about selling your real estate? You’re not alone—but some homeowners are stuck. That’s because of an old tax rule that hasn’t changed in 28 years!Right now, if you sell your house, you can keep up to $250,000 in profit without paying taxes. If you’re married, that number goes up to $500,000. But here’s the problem: home prices have tripled since 1997, and those tax limits haven’t changed.That means more people—especially older homeowners—might have to pay a big tax just for selling the home they’ve lived in for years. Many are choosing not to move, even if they want or need to. That’s making it harder for new buyers to find homes.Two new bills in Congress may help fix this. One is called the More Homes on the Market ...
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By Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Berkshire Hathaway HS Robert Paul Prop
(https://teamcoker.robertpaul.com)
Will AI Replace Interior Designers?These days, you can ask a computer to help design a room in your house. That computer uses something called artificial intelligence (AI), and it’s getting pretty smart! But does that mean real interior designers—people who decorate rooms for a living—will be out of a job? Let’s look at both sides.The Case for AIAI can be fast, easy, and cheap. It can look at a room and quickly suggest colors, furniture, and layout ideas. Some apps even let you take a picture of your room and then show you how it could look with new styles. For someone on a budget or in a hurry, that’s really helpful. AI doesn’t get tired, and it can offer lots of options in just seconds.The Case for HumansBut wait—real interior designers bring something special to the table. They talk ...
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