Hello and welcome to the August edition of the Charnwood Homeowners Report.

First of all... where has the summer gone?

July has been another busy month. I've spent most of it driving around Charnwood, valuing homes, negotiating offers, chasing solicitors (my favourite pastime... said no estate agent ever) and generally drinking far too much coffee.

One thing that has really stood out this month is how different buyers are behaving compared with a year ago.

They're not disappearing.

They're not panicking.

They're just... taking their time.

And honestly, I think that's probably a good thing.

So, I thought I'd share a few things I've noticed from being out and about across Rothley, Mountsorrel, Quorn, Sileby, Barrow upon Soar and the surrounding villages.

Why do some homes sell in a week... while others seem to live on Rightmove forever?

It's probably the question I'm asked more than any other.

"Sam... the house down the road sold in a week. Ours has been on the market for two months. What's going on?"

The funny thing is, the answer usually isn't what people expect.

People often blame the kitchen.

Or the bathroom.

Or the fact the carpet is a slightly questionable shade of beige.

In reality...

It's usually the price.

Today's buyers are incredibly clued up.

Before they've even booked a viewing they've looked at Rightmove, checked sold prices, compared five similar homes and probably had a little drive past on a Sunday afternoon.

They know what's good value.

And they know what isn't.

The first couple of weeks on the market are your golden opportunity.

That's when all the buyers waiting for a property like yours get an alert on their phone.

If it's priced well, you'll usually get plenty of interest.

If it's priced too high, buyers don't ring up to tell you...

They simply scroll on to the next one.

By the time a price reduction happens a month later, many of those buyers have already found somewhere else.

It's a bit like putting Christmas decorations up in February.

Eventually people notice... but you've missed the moment.

Over a Coffee with Sam

One thing I've definitely noticed this month...

Buyers have become detectives.

Honestly, some know more about the property before they arrive than I do.

They've looked at the planning history.

Checked Land Registry.

Measured the garden on Google Maps.

Compared it with every other house currently for sale.

They're asking brilliant questions too.

That's actually good news.

Serious buyers ask questions.

The ones who walk around saying "Lovely..." every five minutes without asking anything usually disappear into the distance never to be seen again!

Property Myth of the Month

"Let's put it on £25,000 higher... buyers always negotiate."

I hear this all the time.

And I completely understand why people think it.

The trouble is, buyers search in price brackets.

Imagine your home is really worth around £400,000.

If you market it at £425,000, lots of buyers searching up to £400,000 won't even see it.

You've accidentally hidden your home from the people most likely to buy it.

Sometimes trying to leave room for negotiation actually leaves room for... absolutely no viewings.

Village Spotlight – Anstey

This month I'm shining the spotlight on Anstey.

Now, I might be slightly biased... but it's easy to see why Anstey is one of Charnwood's most popular villages.

You've got the best of both worlds here. Plenty of independent shops, cafés and pubs, great schools, lovely countryside walks, and you're only a few minutes from Bradgate Park or Leicester city centre.

There's a real community feel about the village too. Whether it's grabbing a coffee on The Nook, bumping into someone you know in the Co-op or taking the dog for a walk around Martinshaw Woods, Anstey is one of those places people genuinely enjoy living.

From a property point of view, demand remains strong across the village. Three and four-bedroom family homes continue to attract plenty of interest, while bungalows and smaller homes are always popular with downsizers wanting to stay local.

If you're thinking about selling in Anstey, buyers are definitely still looking. The trick, as always, is getting the price right from day one.

Ask Sam

"Should I redecorate before selling?"

My answer?

Sometimes... but don't go overboard.

You don't need to spend £20,000 fitting a new kitchen because you're moving out.

Fresh paint.

A good tidy-up.

A few jobs you've been meaning to do for six years.

That's usually enough.

Most buyers would rather choose their own kitchen anyway.

Save your money unless something genuinely needs replacing.

What's the local market doing?

Despite what some of the national headlines might suggest, homes are still selling across Charnwood.

The biggest difference compared with last year is that buyers have more choice.

That means they're taking a little longer to decide and negotiating a bit harder.

But good homes that are priced correctly are still attracting strong interest.

The market hasn't stopped.

It's just become a little more sensible.

Which, if we're honest, isn't necessarily a bad thing.

What's on this month?

If you're making the most of the school holidays, why not explore a bit more of Charnwood?

Take a walk around Bradgate Park, stop for lunch in Quorn, wander around Rothley village or enjoy an afternoon by the water at Watermead Country Park.

One of the best things about living here isn't just the houses...

It's the places right on our doorstep.

Until next month...

Hopefully you've found something useful in this month's report.

If there's a property question you've always wondered about, drop me a message.

If enough people ask the same thing, I'll answer it in September's edition.

And, as always, if you're thinking of moving - or you're simply curious what your home might be worth - I'm always happy to pop round for a coffee and a chat.

No pressure.

No awkward sales pitch.

Just honest advice.

See you next month!

Sam Cable
Local Estate Agent