Changing Weather Patterns and Their Impact on Homeowners Insurance in the Sebago Lakes Region

By Tricia Zwirner 

Over the past decade, residents of the Sebago Lakes region have witnessed noticeable shifts in local weather patterns. From increasingly intense storms and unpredictable precipitation to fluctuating temperatures and extended droughts, these changes are reshaping the way we live and protect our homes. For homeowners, understanding how changing weather patterns affect insurance coverage is more important than ever.

The New Normal

Maine’s climate has traditionally been characterized by cold winters, mild summers, and moderate rainfall. However, recent years have brought a series of weather extremes:

• Increased Rainfall and Flooding: Intense rainstorms have become more frequent, raising the risk of flooding even in areas not historically considered flood-prone.

• More Severe Winter Storms: Winters now often bring heavy snowfalls, ice storms, and rapid temperature swings that stress homes and infrastructure.

• Extended Dry Periods and Heat Waves: Summers have seen longer dry spells and occasional heat waves, increasing wildfire risks in forested areas.

• Unpredictable Seasonal Changes: The timing of seasonal weather events has shifted, complicating traditional home maintenance and preparedness routines.

The Rural Landscape and Volunteer Fire Departments

The Sebago Lakes region is known for its rural charm, with many homes situated on large wooded lots, lakefront properties, or in small, close-knit communities. While this setting offers peace and natural beauty, it also presents unique challenges. Many towns in the region rely on volunteer fire departments rather than full-time professional services. This can affect response times during emergencies such as fires or storm damage.

Because of these factors, it’s especially important for homeowners to take preventive measures and maintain adequate insurance coverage that accounts for the realities of living in a rural area. Limited access and longer emergency response times can lead to greater property damage, making comprehensive insurance protection vital.

How Weather Changes Affect Homeowners Insurance

Insurance policies are designed to protect homeowners against specific risks, but as those risks evolve, so must coverage.  Below are a few examples:

1. Rising Claims from Water Damage and Flooding

Water-related damage is among the most common and costly types of homeowner claims. With more frequent heavy rains, properties near lakes, rivers, and low-lying areas are increasingly vulnerable to flooding and stormwater runoff.

Standard homeowners insurance typically covers water damage from burst pipes or rain entering through a damaged roof but excludes flood damage caused by rising water from external sources like lakes or heavy storms. This means many homeowners may face unexpected out-of-pocket expenses after a flood unless they have separate flood insurance through the National Flood Insurance Program or private insurers.

2. Increased Risk of Wind and Storm Damage

Stronger storms bring higher winds that can damage roofs, siding, windows, and trees on your property. Homeowners may see higher rates or stricter policy terms if their property is in an area prone to wind damage.

3. Winter Weather and Freeze-Related Claims

More variable winter conditions—such as rapid temperature fluctuations and heavier snow loads—contribute to an uptick in claims for frozen or burst pipes, ice dam damage, and roof collapses. Insurers may require homeowners to demonstrate proactive maintenance and winterization to qualify for full coverage.

4. Wildfire Exposure

While wildfires are less common in Maine than in western states, prolonged dry spells and heat waves have increased wildfire risk in forested areas surrounding Sebago Lakes. Some insurers are beginning to consider wildfire risk in their coverage decisions and premiums.

What Homeowners Can Do to Adapt

• Review and Update Your Insurance Policy: Ensure your dwelling and contents coverage reflect current replacement costs and include appropriate protections such as flood insurance or increased windstorm coverage.

• Invest in Home Resilience: Regularly maintain roofs, gutters, pipes, and heating systems. Consider storm shutters, sump pumps, or backup generators to reduce damage risk.

• Document and Prepare: Keep an up-to-date inventory of your belongings and important documents. Develop a family emergency plan for severe weather events.

• Understand Your Local Emergency Services: Know the capabilities and limitations of your local volunteer fire department and plan accordingly for emergencies.

• Consult a Local Insurance Agent: Work with an agent familiar with the Sebago Lakes region’s unique weather risks and rural characteristics to tailor coverage that fits your needs.

Changing weather patterns are a fact of life, especially here in Maine’s scenic and rural Sebago Lakes region. By understanding how weather impacts your homeowners insurance and taking steps to adapt, you can protect your home, your belongings, and your peace of mind for years to come.

This article was brought to you by Tricia Zwirner, a Windham State Farm agent celebrating her 22nd year. She and her team can be reach via phone and text at 207-892-2864 or via email at: tricia@triciazwirner.com <

Blue Collar Work with White Collar Pay

By Warren O’Shea

Many of you have noticed the increase in roadside homes for sale signs. Yes, the market is slowing down a bit but there are still between about 5,400 and 9,100 active Maine listings in late September/October 2025. New listings increased in late summer and early fall 2025, but the rate of new listings has been decreasing since the summer. While the statewide inventory has grown, the supply in southern and coastal Maine remains tight due to factors like job opportunities and desirability. Although specific data comparing old versus new homes is limited, you can be sure that there are more existing homes on the market than new ones. The demand for housing is high, and the skilled labor pool is low.

On June 19 of this year, WGME channel 13 aired a town hall broadcast called “Contractor Conflict.” (wgme.com/news/i-team/cbs-13-i-team-contractor-conflict-town-hall)

The story was about the contractor licensing bill (LD1226) but turned slightly to Maine’s labor shortage. As VP of the Home Builders and Remodels Association of Maine, I was one of three panel members. The other members were State Rep. Tiffany Roberts (D-South Berwick) and Jeff Harris, President of the Maine Association of REALTORS®. Mr. Harris said that the already tight housing market and the high cost for that housing would be adversely affected by the added cost of regulation. He mentioned that licensing would have a negative impact on the production of quality homes and the production of generational wealth.

Meh, maybe… but it wouldn’t be much. Lumber prices go up; lumber prices go down. Sometimes it hurts more than others, but in reality, none of it matters if the parking lot at the jobsite is empty. If you want more houses, if you want less expensive houses, we need more skilled labor and that starts with guidance counselors.

Jump in the way back machine to 1985. As a sophomore in high school, I wasn’t performing to expectations in a college placement curriculum. I excelled in shop and was mechanically inclined but that didn’t work so well with my school’s college placement record. We had a 90-plus college placement for students. Sounds great right? Sounds like a great school. Great schools entice people to move there. Taxes fund things. All is good.

Not so much. Neither the school nor the guidance counselors were helpful at looking at the students as individuals and identifying what was best for them. They wanted college placement regardless of whether it was to their benefit.

“The world needs ditch diggers, too.”

For the last five years I’ve been an advisory panel member of the Portland Arts and Tech High School and most recently the Lake Region High School and the Lewiston Regional Technical Center helping both to evaluate and augment their existing curriculum. This August, I was part of the curriculum steering committee for the Harold Alfond Center for the Advancement of Maine’s Workforce which offers short-term training through Maine’s community colleges. Courses are offered free of charge thanks to grant funding through the Harold Alfond Center. They will be offered again in early 2026, as well as similar offerings at KVCC in the Fairfield region.

Until we erase the stigma of trade schools as dumping grounds for the bad actors and ne’er-do-wellers, we will be paying a premium for skilled services. When fewer skilled workers are available, builders must pay higher wages to attract and retain them, and projects take longer to complete, which adds to carrying costs and ultimately increases the final price for buyers. Some of the direct cost increases are higher wages, extended timelines and lost production.

Competition for limited skilled labor has driven up wages significantly, with some reports noting increases of 40 to 50 percent for small builders since the pandemic. Projects take longer to finish, adding to the builder's overhead and carrying costs for financing, property taxes, and insurance. A reduced capacity to build new homes due to labor shortages leads to lower housing inventory, which puts upward pressure on prices for existing and new homes. If you would like the idea of more affordable homes, better-built homes, not having to pay off student loans, job security and the ability to earn as much as some medical trades, talk to your guidance counselor.

Warren O'Shea is the owner of O’Shea Builders LLC, Maine’s most award-winning remodeling contractor. He has 35-plus years of residential remodeling experience. He is a certified home inspector and has been featured on HGTV, Food Network, and Maine Cabin Masters. He is a recipient of the Portland Police Department’s “Citizen Award,” and is a staunch consumer advocate. Warren has, and continues to, co-author articles for nationally distributed trade magazines. <

Commercial Real Estate Due Diligence

By Larry Eliason

Buyers today, whether owner occupant or investor, should consider engaging a Commercial Real Estate Professional to assist them with Buying, Selling or Leasing a Commercial Property. Incorporating Due Diligence as part of the process for a purchase, sale or lease is an instrumental part of the process.

A Real Estate/Title Attorney should also be engaged to review the Title, Zoning, Land Use Regulations and in some cases, the Purchase and Sale Agreement before it is fully executed by the Buyer(s) and Seller(s).

Site Inspectors/Environment Engineers are also recommended depending on the size and scope of the property. If the subject property has always been an office building, the scope and level of investigation may be limited. However, if the property was ever a Gas Station or a Dry Cleaner, then expect to go further into the history of the property. Department of Environmental Protection (DEP) records can be researched to determine if any spills or contamination may have occurred at the site or adjacent to it. There may be some ongoing monitoring on the subject property or over on an abutting property.

Building Inspectors/Structural Engineers can offer insight on the condition of the structure, the systems, estimate the remaining useful life of those components and point out potential problems such as mold or other possible contamination.

And, in the case of New Commercial Development, a Civil Engineer will certainly offer insight as to a property’s development potential along with expectations for costs, timelines for approvals and construction and expectations from governing agencies such as Town, State and in some cases Federal Approval.

A typical Commercial Purchase and Sale Agreement spells out Inspections, Permits and Due Diligence. In many cases, the Seller is asked to provide any title history, surveys, engineering studies, architectural, geotechnical, storm water, utility, sewage, environmental, etc., as a request with the Seller’s documents being provided for informational purposes.

The Subject Premises are being conveyed “as is” or possibly “as complete” depending on the specifics of the building or project. The Seller generally grants the Buyer and/or his/her Agents to enter upon the property for reasonable investigations as part of the Due Diligence work.

The Contract should “Spell Out” to Buyer’s Satisfaction and in his/her sole discretion with its investigations, reviews, reports and findings and those specific items such as Environmental Testing, are specifically spelled out in the contract. If the Buyer is unsatisfied with his/her investigation, the Contract may become null and void, can be renegotiated or the Buyer and Seller may agree to extend the contract to allow more time for Due Diligence.

Property Disclosures are a guide to a Commercial Property; however, buyers should verify the facts as to what someone thinks is the case may have changed due to occupancy by Tenants or Zoning changes by a Town or the State such as setbacks from roads, wetlands, and abutting properties. In Windham for example, zoning ordinances are being modified on a regular basis so investigate what the Town may have in the pipeline for changes that could impact your investment objectives.

It is a good idea to get a title history done early on so that any title issues may be addressed during the normal course of the contract. A lot of times, title is done just before closing, problems with obtaining title insurance pop up and the deal must be extended to clean-up clouds on the title so an acceptable title policy may be issued.

Due Diligence on the Title can include a survey, easements of record, restrictions, exceptions, errors with legal description, undischarged liens to name a few.

Some Commercial Property Sales include the assignment of leases as the property may be a multi-tenanted shopping center. As part of the Lease Due Diligence, a Buyer may want to see any extensions in the leases and a payment history as well as any pre-existing Landlord consent given to a Tenant.

An Environmental Site Evaluation may become a requirement for a Buyer to obtain commercial bank financing. And this Due Diligence can help avoid inheriting potential liability such as Environmental Contamination.

A Phase I Environmental Report can help determine the presence or likely presence of any hazardous substances or petroleum products in or at the property. This can be due to a release in the environment or under conditions that could pose a threat of future release to the environment. The Phase I Environmental Report generally includes a site visit, local, state, and federal environmental records, historical research, interviews, and visual observations.

In the event further investigation is warranted, a Phase II Environmental Report may be required. In this case, testing is performed on site such as borings to look at soils samples and to determine an area of possible contamination.

If clean-up is required, this is what I would refer to as Phase III. Soil may need to be removed from the site to mitigate a problem. The remaining contaminated soil might need to remain as they are under a building or a road. The DEP has a program – Voluntary Response Action Program (VRAP) that helps reduce the liability for a Buyer and his/her Lender. The VRAP allows applicants to voluntarily investigate and clean up properties to the Department's satisfaction, in exchange for protection from Department enforcement actions. The VRAP is intended to encourage the cleanup and redevelopment of contaminated properties within the state.

A property Condition Evaluation by a Building Inspector/Structural Engineer can give Buyers valuable insight as to the physical assets associated with a particular property. Site improvements, building components and operating systems such as HVAC can be observed, tested, and evaluated. Building deferred maintenance, anticipated capital repairs and replacements can be prepared. Some lenders require Property Condition Evaluations as part of their mortgage lending commitments.

When buying commercial real estate and/or commercial land, I would encourage all Buyers to do their “Due Diligence” and engage professionals for the Commercial Real Estate Buying process like a Real Estate/Title Attorney, Environmental Site Inspector/Engineer, Building Inspector/Structural Engineer and a Civil Engineer.

As a seasoned Commercial Real Estate Professional, I have over 35 years of experience helping Client’s access current as well as future Real Estate needs and to advance the quality of their real estate project and goals by capitalizing on my: Ability to search out the ideal solution and problem solve impediments; Experience knowing and recognizing all of the requirements pertaining to completing the transactions; and Talent for bringing all parties together to fulfill their expectations.

Please feel free to contact me on my cell at 207-415-2112 or email me at LarryEliasonBCB@gmail.com. Butts Commercial Brokers, 1265 Roosevelt Trail, Raymond, Maine 04071. www.ButtsCommercialBrokers.com <

Preparing to sell your home this fall: what you should know

By Richie Vraux

When the leaves begin to change and there’s a crispness in the air, buyers often feel an emotional pull toward homes that feel warm, welcoming, and comfortable.

Autumn is a powerful season for home staging because it naturally evokes a sense of coziness and nostalgia. With the right touches, you can showcase your home in a way that appeals to both the heart and the eye, helping it to stand out in a competitive market. 

Once inside, buyers should feel an immediate sense of warmth. Swapping lightweight summer throws for chunky knit blankets and adding accent pillows in earthy tones can transform a space. Area rugs can also soften hard floors and create defined spaces, especially in open floor plans. These subtle updates don’t require a big investment but make rooms feel more inviting and ready for cooler weather.

Make your home cozy

When preparing your home for sale in the fall, it's important to highlight seasonal charm. Add cozy touches such as autumn-themed decorations, warm lighting, and inviting scents like cinnamon or pumpkin spice. These small details can help buyers envision themselves enjoying the home during the cooler months and create a welcoming atmosphere that sets your property apart.

First impressions

First impressions are everything to buyers. If you’re selling your home, you’ll want to take the time to make the property shine. Beyond your home’s high-level selling points, such as cost and location, buyers look for properties in which they can imagine themselves living. As the seller, this means making your home as appealing as possible during any open houses or showings. Nothing sells as well as a home that is clean, decluttered and elicits happiness. Getting your home ready to sell takes time and effort. If you're looking to prepare your house for the market, here are some tips that are sure to help.

Give your home a deep clean

From the baseboards to the tops of the ceiling fans. Consider calling professionals to ensure your home (and especially your carpets) are in pristine condition. You may also consider a fresh coat of paint to cover any scuffs or imperfections. Freshly painted walls cover the small imperfections and also smell fresh.

Declutter each room

Removing excess clutter can go a long way with buyers. If you are going to take those items with you to your new home, box them up and put them neatly in the basement against a far wall. Buyers understand that you are moving soon and expect to see your boxed up items. Consider giving items away to donation centers, disposal sites and consignment shops. For items you plan to keep in the home, try to avoid overstuffing closets and drawers. If you have a lot of stuff, consider renting a month-to-month storage unit.

Depersonalize

Buyers will imagine themselves living in your space. Removing some of your personal items, such as photographs and family heirlooms, will help potential buyers visualize living there.

Staging

Now is the time to fix the items that have been on your to-do list for years. Whether it's a leaky faucet, broken door handle or cracked windowpane, you want homebuyers to know that your home has been well cared for. You may want to consider hiring someone a handyman that will take care of those little things that the buyers will be looking for in your house. Let’s face it, I am sure you are dealing with your new home and the changes you will want to take care of before you move into your new home. You'll want to make your home as warm, welcoming and inviting as possible. Consider rearranging furniture to make rooms appear larger and installing new light bulbs to make them brighter. And, because curb appeal is so important, consider placing fresh mulch, planting flowers and getting your lawn in the best shape possible. If you have a fireplace, make sure it is lit, and the logs are supplying you with a warm room. Buyers need to feel themselves in that room cozied up to a warm blanket and having the fireplace going while you are reading your favorite book, so they will take possession of this room.

Outside your home

Make sure that your outdoors looks as good as your inside does. Mulch around your flowers and plants always make it look rich and well kept. Make sure the grounds have been cared for. Try and keep up with keeping the leaves off your grass. I know it is hard to do, especially during this season when the weather is uncontrollable. When negotiating your price once you get an offer, it is much easier getting a better offer when you have a well-cared for house. In short, the better your house looks, the higher price you will get. Good luck and I hope your home sells fast.

This article was created by Richie Vraux Pine Tree Realty of Maine 76 Tandberg Trail, Windham If you Need Real Estate advice, feel free to reach out to: Richie at 207- 317-1297 or richardjvraux@gmail.com <

Drought conditions put pressure on Maine homeowners and wells

By Nicole Foster, REALTOR®

Notably low levels of precipitation beginning in January, combined with Maine’s sixth driest summer on record, have led to prolonged drought conditions across the state. Some regions are now experiencing the most severe dryness in the entire Northeast. According to the National Weather Service, Maine would need roughly 150 percent of its normal rainfall – an additional six to 12 inches -- over the next several weeks to end the drought before the ground freezes. Once the soil is frozen, precipitation can no longer be absorbed to replenish groundwater reserves, meaning that underground aquifers and private wells will not begin to recover until spring.

For many Mainers, the effects of this dry spell are not just visible in the foliage but felt directly at home. More than half of the state’s households rely on private wells for their water supply and when rainfall is scarce, the water table drops in the underground aquifers -- and with it, the availability of water to private wells.

According to the Maine Drought Task Force, a division of the Maine Emergency Management Agency, more than 500 homeowners have reported their wells running dry this year, including 66 in Cumberland County. Those numbers may continue to rise if conditions persist through fall and into winter, as the long-range forecasts suggest.

For homeowners, now is the time to take proactive steps to protect your well by conserving what you currently have, and to make sure your property is prepared for what could be an extended drought cycle.

Start by checking your home’s plumbing to look for any leaks. Even small leaks that seem insignificant can waste dozens of gallons of water each day—thousands over the course of a year. During a drought, that loss can be impactful. Faucets and pipes, toilets and garden hoses are common areas for leaks to develop and sometimes the fix may be as easy as a new washer being installed.

Next, evaluate how efficiently your household uses water. Installing faucet aerators and low-flow shower heads equipped with flow restrictors is an easy and inexpensive way to reduce water consumption. When it’s time to replace fixtures or appliances, look for models carrying the WaterSense or Energy Star label, which identify products that meet higher efficiency standards. Modern low-flow toilets use less than half the water of older designs, conserving water with every flush.

Outdoor water management also plays a key role. Adjust irrigation schedules to early morning or late evening to minimize evaporation and consider using soaker hoses or drip irrigation systems that deliver water directly to plant roots. Mulching garden beds helps the soil retain moisture and protects roots from temperature swings. Collecting rainwater in barrels or cisterns can supplement outdoor watering needs when rainfall is available.

When purchasing an already existing home be sure to review any history of quantity issues the homeowner has disclosed and when purchasing a newly constructed home make sure that the well driller is licensed and in good standing with the Maine Well Drillers Commission.

Understand where your well is located and ideally know how deep it is, how many gallons per minute it yields and how long it takes to recover from use. Take note of any changes in water pressure, air sputtering from faucets, or cloudy water -- these may be early signs that your water table is dropping. Homeowners can monitor well levels themselves or hire a professional to conduct a depth test. In some cases, deepening an existing well or installing a storage tank may be a practical long-term solution depending on your needs.

A well is said to have run dry when the water level inside the well drops below the level of the well pump intake. This does not necessarily mean that the aquifer which supplies water to your well has gone dry. Some of the signs that a well may be starting to run dry include: a decrease in the water pressure, your water supply taking longer to recover after use, a noticeable change in appearance or smell, your well pump seems to be running constantly or your faucets begin to sputter with air. Should your well run dry, contact 2-1-1.

While we can’t control the weather, we can control how we respond to it. Maine homeowners have always been known for their resilience and self-reliance. By inspecting your plumbing, updating fixtures, and practicing smart water habits, you can protect your household’s water supply, reduce waste, and help preserve one of our state’s most valuable natural resources --clean, reliable groundwater.

Nicole Foster is a real estate broker with over 20 years of experience and a Windham parent who loves real estate and people. <

What Makes a Strong Offer (Beyond Just the Price)

By Lisa DiBiase

If you’re planning to buy a home this fall or winter, you’ve probably heard that you need to “come in strong” with your offer. But what does this actually mean?

Most assume it’s all about price, but when inventory is tight and multiple offers are still on the table, sellers (and their agents) are looking for more than just the dollar amount. A strong offer isn’t always the highest one; it could feel the most solid, the least risky, and the most likely to close smoothly. That’s especially true in today’s real estate market, where many sellers are balancing tight timelines, rising costs, or even trying to coordinate a move across seasons. A thoughtful, well-structured offer can stand out, even if it isn’t the biggest number on paper.

Here are the key elements we see every day that make an offer stand out in Maine’s real estate market.

1. Solid Financing

If you’re financing your purchase, getting pre-approved (not just pre-qualified) is essential. Sellers want to know you’ve already done the financial legwork, and that a lender has reviewed your income, credit, and debt. A pre-approval letter from a reputable local lender goes a long way. Even better: if you’re flexible on your financing options, your REALTOR® can tailor your offer to appeal to the seller’s timeline and needs.

2. A Clean Inspection Window

Most buyers want a home inspection…as they should! However, a lengthy inspection period or a vague list of potential repair demands can deter sellers. A strong offer keeps the inspection timeline short (usually 5 to 7 days) and clarifies your intentions. Are you just looking for major structural or safety issues? Are you asking for only health and safety repairs? Putting this in writing helps the seller feel more comfortable and less likely to be surprised later.

3. Earnest Money That Shows You’re Serious

An earnest money deposit is your way of showing the seller you’re committed. It’s typically 1 to 3 percent of the purchase price and gets credited to your closing costs. The higher the deposit, the greater the seller's confidence that you won’t walk away without cause. It’s not required to be large, but offering a little more can sometimes give you an edge, especially if other terms are similar to competing offers.

4. Flexibility With the Close Date

Sometimes it’s not about how fast you can close; it’s about what works best for the seller. A family trying to line up their next move might need a few extra weeks. A vacant home might be ready to go. If you’re able to be flexible with your timeline, your REALTOR® can offer that on your terms. Sellers appreciate buyers who are willing to work with their schedule, and that can make your offer more attractive than one with a rigid closing date.

5. Fewer Contingencies

The fewer roadblocks you add to your offer, the more appealing it becomes. That doesn’t mean you should give up protections but it does mean you should approach them thoughtfully. Contingencies for selling another home, long appraisal gaps, or unclear financing clauses can sometimes raise red flags and cause a seller to become hesitant. Your REALTOR® can help you decide what’s truly necessary and what can be streamlined to help your offer come across as clean and reliable. It’s all about reducing uncertainty for the seller. When your offer feels easy to work with, it’s more likely to rise to the top, especially if other offers come with more unknowns.

6. A Personal Touch (Sometimes)

Some sellers appreciate a short, kind note from the buyer, especially if the home has been in the family a long time. Others prefer to keep it business-only. Your REALTOR® will know what’s appropriate for the situation, but if the sellers are emotionally connected to the home, a personal letter can help your offer stand out.

A Strong Offer is a Smart Offer

It’s really easy to get caught up in numbers but remember sellers want to feel confident and comfortable that the offer they accept will result in a smooth closing. When you put thought into your financing, flexibility, and how you structure your terms, you’re already ahead of the game!

As I have said before, please call a local REALTOR® for all your real estate needs no matter how big or small. We are trained professionals here to make your life easier. It's best to surround yourself with the right team of professionals that can continuously give you the right advice for all your circumstances.

This article was brought to you by Lisa DiBiase, Broker/Co-Owner of Landing Real Estate. Lisa and her team proudly represent buyers and sellers across the Greater Portland, Lakes Region, and beyond. For all your real estate needs, contact Lisa at Lisa@LandingHomesMaine.com or call 207-775-SOLD. <

Why Isn’t My Home Selling?

By The Libby Starnes Team 

 Selling a home can be an exciting journey, but it can also be frustrating when your listing isn’t attracting offers. If your property has been on the market for weeks – or even months – without a sale, you may be asking yourself: Why isn’t my home selling? Understanding the common factors that affect home sales can help you make informed decisions and get your property sold. 

1. Pricing is Key
One of the most frequent reasons a home doesn’t sell is pricing. Overpricing can turn away potential buyers, while underpricing might make buyers question the home’s value. Buyers today have access to extensive market data and can easily compare listings. A competitive, well-researched price based on current market trends is essential to attract interest and offers.

2. First Impressions Matter
Your home’s curb appeal can make or break a sale. Buyers often decide within seconds if they want to see a home in person. Simple improvements – fresh paint, trimmed landscaping, clean walkways – can make a significant difference. Once inside, ensure the home is clean, decluttered, and well-staged to highlight its best features.

3. Marketing That Misses the Mark
Even the most beautiful home won’t sell if buyers don’t know it exists. Professional photos, virtual tours, and strategic online marketing are critical in today’s digital-first real estate market. A strong marketing plan ensures your home reaches the right audience and generates the attention it deserves.

4. Limited Availability for Showings
If buyers can’t easily view your home, they can’t fall in love with it. Flexible showing times and open houses increase the number of potential buyers who experience the home firsthand. The more people who see it, the higher the chances of receiving an offer.

5. Condition and Updates
Homes that show signs of deferred maintenance or outdated features can struggle to sell. Buyers want a home they can move into without major repairs or costly renovations. Addressing obvious repairs, updating kitchens or bathrooms, and ensuring systems like plumbing and HVAC are in good working order can make your listing more appealing.

6. Market Timing and Competition
Sometimes, the issue isn’t your home at all – it’s the market. If your area has many similar homes for sale or the season is slow, it can impact how quickly your home sells. Understanding the local market conditions and working with a knowledgeable agent can help you adjust your strategy accordingly.

7. Emotional Attachment

It’s natural to feel attached to your home, but personal taste can unintentionally turn off buyers. Neutral décor, depersonalized spaces, and creating a “blank canvas” for buyers help them imagine themselves living there.

What You Can Do

If your home isn’t selling, it’s time to evaluate the listing with fresh eyes. Talk with your real estate agent to review pricing, marketing, presentation, and market conditions. Small adjustments can create big results. Remember, selling a home is both an art and a science—strategic changes can make all the difference.

At The Libby Starnes Team, we help homeowners in Windham and beyond understand the market and take the steps needed to sell successfully. We can guide you through a customized plan to get it in front of the right buyers and moving toward a successful sale.

For more updates, listings, or to schedule a consultation, visit www.libbystarnesteamhomes.com or follow The Libby Starnes Team on social media. <

Federal Reserve drops interest rate .25 percent finally

By Matthew Trudel

The Federal Reserve lowered the benchmark interest rate by a quarter of a percent (.25 percent) last week. This is the first rate cut this year, and they seemed to signal there will be a series of cuts to follow suit.

This is meant to lower interest rates and provide some relief to consumers. This does mean mortgage rates will go down slightly, but it is not immediate. This takes a little time for the market and banking industry to adjust.

What does this mean for buyers and sellers in today’s market?

For buyers it means several things. The first one is obvious that hopefully they can lock in a lower interest rate when they find the property that they want to purchase.

Rates are currently fluctuating right around 6.5 percent with good credit. I can see the rates being in the 6.25 percent to 6 percent range in the near future. This change in rate also helps buyers in another way that many people don’t think about.

The lower rate now gives the buyers more purchasing power.

Buyers gain more purchasing power with a lower interest rate because the loan amount can be higher than the previous loan amount and still keep the payment the same.

For example, let’s just say a buyer has a loan amount of $400,000 with an interest rate of 6.5 percent and the payment is $2,528. Now if the interest rate drops to 6 percent the buyer can keep the same payment of $2,528 and can increase their loan amount to $421,695. This translates to them being able to look at homes $20,000 to $25,000 higher in price or compete against other buyers for a property and offer is higher price.

This is also good news for all of you sellers out there.

The lower rate will help sellers out when they decide to put their property on the market if it isn’t already listed and on the market. The lower rate gave buyers more purchasing power as we just discussed. This means more buyers can afford to purchase the seller’s property. So now the seller has a larger pool of buyers and potentially more competition from those buyers.

With the Federal Reserve signaling another lowering of the rate may be coming, should buyers wait to purchase a property?

That is more of a personal decision that should be made about what your current situation is. Everyone has different reasons and motivations for purchasing a property. I personally think buyers should not wait in hopes of a lower interest rate.

The old saying is “You marry the property, but date the rate.” This just reminds buyers that if the rate does go down significantly that they can refinance in the future.

Speaking of refinancing a property, current property owners can benefit from the Federal Reserve

lowering the interest rate as well.

Current property owners who may have purchased their home in the last year or so should keep an eye on what the Federal Reserve does in their next few sessions. It appears they plan to make another rate cut in the next session and maybe a couple more rate cuts.

So, when is it a good time to refinance or how much of a change in your rate makes it worth it to refinance?

The general rule is you need to be getting at lease a rate 1 percent lower than your current rate. I usually say at least 1.25 percent lower. There are other factors as well to take into consideration like closing costs and the term of the loan. You should also calculate how long it will take you recoup those closing cost from the amount you will be saving with this lower rate.

All in all, we are heading in the right direction with this rate drop and hopefully the Federal Reserve follows through in the next session with another rate cut.

This article was written by Matthew Trudel, Owner/Broker of Five Star Realty, Windham, 207-939-6971. <

Embracing autumn in Windham: A season of beauty and opportunity for homeowners

By Theresa Bouchard

As the air turns crisp and the leaves blaze into shades of amber, crimson, and gold, fall in Windham is nothing short of spectacular. The familiar rhythm of back-to-school routines, Friday night football games, and cozy weekend traditions sets in as the landscape transforms. Autumn has a way of slowing us down, reminding us to enjoy the little things: the crunch of leaves underfoot, the scent of wood smoke in the air, and the comfort of a home that shelters us from the brisk winds.

But fall isn’t just a season for apple-picking and hayrides. It’s also a season that holds unique opportunities for homeowners, sellers, and buyers in our community. In real estate, timing can be everything, and autumn offers a chance to see homes – and the housing market – from a fresh perspective.

The Warmth of Fall at Home

There’s something about autumn that makes a house feel like a home. Whether it’s the golden light streaming through kitchen windows in the late afternoon, or the sight of a harvest wreath on a front door, fall naturally enhances a property’s appeal. A home in Windham surrounded by vibrant foliage can feel like something straight from a New England postcard.

Inside, the season highlights comfort. Crackling fireplaces, rustic wood accents, and cozy nooks seem all the more inviting this time of year. For sellers, this is an opportunity to lean into fall staging—using natural elements like pumpkins, gourds, and seasonal flowers to make a property feel warm and welcoming. Even simple touches, like a plaid throw on the sofa or the scent of apple cider simmering on the stove, can help buyers imagine themselves settling in.

Why Fall Can Be a Smart Time to Buy or Sell

Spring is often seen as the traditional “busy season” in real estate but fall has its own advantages. Buyers who are active at this time of year tend to be more serious. They may be relocating for work, seeking a new home before the holidays, or motivated to move before the snow arrives. This often means fewer casual “lookers” and more qualified buyers ready to make offers.

For sellers, this creates a more efficient process. Your home might not see the same level of foot traffic as in the spring but those who do visit are typically highly motivated. And let’s not overlook how stunning a home can look in the fall—curb appeal soars when framed by trees dressed in fiery hues, and that visual advantage can make a listing stand out in online searches.

Buyers, meanwhile, may benefit from slightly less competition compared to the spring market. With fewer multiple-offer situations, there’s often more room for negotiation on price or terms. Some sellers are also eager to close before the year ends, which can create opportunities for flexible deals. For those willing to move during the cooler months, fall can be a very strategic time to purchase.

Preparing Your Home for the Season

Fall is also a natural time for homeowners to think about maintenance and improvements. Preparing a house for winter is not just about comfort – it’s about preserving value. Cleaning gutters, checking heating systems, sealing drafts, and winterizing outdoor spaces are important tasks that help protect an investment.

For those thinking of selling, a little preparation goes a long way. A well-kept yard with fallen leaves cleared, fresh seasonal décor on the porch, and a clean, cozy interior communicates care to potential buyers. Even small updates – like a fresh coat of paint or updated light fixtures – can pay off when showing a home in autumn.

A Season for Reflection and Future Plans

Beyond the immediate opportunities of buying or selling, autumn invites reflection. Just as we prepare our homes for winter, we can also step back and consider whether our current space still fits our needs. Do we want more room for growing families and holiday gatherings? Or perhaps it’s time to downsize to a simpler, more manageable home?

The fall season naturally pairs with these kinds of decisions. As the year winds down, many people set goals for the coming one, and housing is often part of that reflection. Real estate isn’t just about square footage or market values—it’s about aligning your home with the life you want to live.

Windham’s Unique Autumn Charm

Here in Windham, we are fortunate to experience fall in its full glory. Our community blends the tranquility of natural surroundings with the convenience of nearby amenities, making it a desirable place to live year-round. The local lakes and trails take on a new beauty in the fall, drawing residents outdoors even as temperatures cool. For buyers considering a move to Windham, the season offers a glimpse of what makes our town special: the small-town feel, the connection to nature, and the sense of community that thrives no matter what the weather.

For longtime residents, autumn is a chance to take pride in what we already have. Whether it’s decorating the front porch with mums from a local farm stand or gathering firewood for the months ahead, this season reminds us of the deep connection between home and community.

Turning Over a New Leaf

As we sip cider, stack firewood, and admire Windham’s autumn beauty, let’s remember that fall is more than just a scenic backdrop. It is a season of opportunity—both in how we enjoy our homes and in how we approach the real estate market. Whether you’re considering buying, selling, or simply making your home more comfortable for the winter ahead, Fall is a perfect time to take action.

If you’re preparing to sell your home or simply planning a refresh, TS Staging and Design is here to help. This year’s Eagle Choice Award winner for Interior Design/Home Staging, TS Staging and Design is located at 630 Roosevelt Trail, Unit 2, in Windham. Its local home staging and interior design team would be delighted to assist with any project that comes your way. We welcome the opportunity to bring out the best in your home and help you take the next step with confidence. Contact Theresa @ 207-400-9393.

Supplemental Electronic Device Coverage

By Jonathan Priest

We've all been there. Scheduling our days down to the hours and minutes. We're busier than ever, with life pulling us in dozens of directions at any given time. Appointments, practices, hitting the gym, meetings, work, meals, family time are all jockeying for our attention.

Regardless of our personal thoughts on the pluses and minuses of technology, our devices keep us connected, productive, and entertained. When something goes wrong, you need coverage that goes beyond the basics. Electronic Device Protection offers peace of mind by protecting your essential tech from unexpected mishaps and breakdowns.

When it comes to the devices you depend on, you need to shop for a plan that offers comprehensive security against accidental damage, power surges, theft and more.

Electronic Device Protection can provide coverage on phones as well as multiple laptops, tablets, TVs, gaming systems, wearables, and more.

Coverage Highlights:
• Accidental Damage – Drops, spills, and everyday accidents
• Mechanical & Electrical Failures – Internal malfunctions not covered by warranties
• Power Surges & Short Circuits – Protection from electrical damage

• Theft & Loss Protection – Add coverage for stolen or misplaced devices

Eligible Devices include:
• Smartphones, tablets, and laptops
• Desktop computers and accessories
• Smartwatches and fitness trackers
• TVs, gaming consoles, and audio systems
• Home networking equipment

Why Choose Supplemental Coverage?
Standard home and renter's insurance policies often offer limited protection for electronics and usually have high deductibles! A supplemental plan fills the gaps – so whether your phone slips from your hand or your laptop suddenly stops working, you’re covered.

Without a Supplemental Coverage Plan for electronics, a power surge to your new cell phone and your laptop during an electrical storm could end up costing you close to $1,000, if not more, but your home insurance might limit coverage on electrical devices to a lower amount, and if your home deductible is $1,000 it might not even make sense to file a claim!

With a stand-alone Supplemental Coverage Plan for electronics, your deductible could be much lower or even waived entirely! Reach out to your trusted insurance professional today to learn more about your options and protect yourself against life's little mishaps! Remember, not all plans are the same, so do your homework to find a plan that covers your devices the way you want it to. There's no worse feeling than to think you're covered when you're not!

This article was brought to you courtesy of Farmers Insurance agent Jonathan Priest, with an office at 57 Tandberg Trail, Suite 7, Windham and StaySafe.org. Call him at 207-893-8184 or send him an email at jpriest1@farmersagent.com <

Preparing Your Home for Fall: Essential Checklist

By Carrie Colby

Fall is the perfect time to get your home ready for colder weather. Taking care of small maintenance tasks now can save you costly repairs later and keep your home safe, warm, and efficient all season long.

1. Clean Your Gutters
Clogged gutters can cause water damage to your roof, siding, and even your basement. They’re also more prone to rust and corrosion when filled with debris.
-Clear out leaves and debris.
-Install mesh gutter guards to keep them clean longer.
-Ensure downspouts direct water at least 3 to 4 feet away from your foundation.

2. Seal Up Air Leaks
Drafts drive up heating costs and make your home uncomfortable. According to the U.S. Department of Energy, sealing air leaks can save up to 20 percent on heating bills.
-Inspect and replace worn weatherstripping on doors and windows.
-Test with the “paper test” (close a door/window on a sheet of paper – if it slides easily, the seal is weak).
-Use a lit candle to detect drafts near frames (watch the flame flicker).
-Re-caulk gaps around windows, doors, and utility entry points.
-Consider upgrading to energy-efficient windows if drafts persist.

3. Inspect Your Roof
Your roof is your home’s first defense against the elements.
-Scan shingles for cracks, curling, or missing pieces.
-Check flashing around chimneys, vents, and valleys for damage.
-Look for excessive shingle granules in gutters (a sign of wear).
-Make sure gutters and downspouts are flowing freely.

4. Protect Outdoor Faucets
Frozen pipes can burst and cause extensive damage.
-Shut off water to exterior faucets and drain the lines.
-Use styrofoam faucet covers if your faucets aren’t freeze-proof.

5. Give Your Furnace a Checkup
Prevent breakdowns during the coldest months.
-Schedule a professional inspection before winter.
-Replace the furnace filter (do this every 1 to 3 months in season).
-Listen for strange noises or uneven heating—signs that service may be needed sooner.

6. Ready Your Fireplace
Even occasional use requires annual maintenance.
-Have your chimney inspected for creosote buildup (a major fire hazard).
-Hire a certified chimney sweep if necessary.
-Check the flue for cracks, blockages, or nests.

7. Inspect Wood Stoves
Wood-burning stoves provide great warmth but require vigilance.
-Examine stovepipes for cracks, corrosion, or loose joints.
-Clean the stovepipe regularly during heating season.
-Inspect the stove body and legs for rust or cracks.

8. Check Smoke and Carbon Monoxide Detectors
Fall is a great reminder to refresh these life-saving devices.
-Replace batteries and vacuum detectors with a soft brush.
-Test units using the test button or a smoke source (like a blown-out candle).- Install smoke detectors on every level of your home, including the basement.
-Ensure you have at least one CO detector near sleeping areas.

Pro Tip: Do a quick walk-around of your property as well – look for cracks in walkways, loose handrails, and overhanging branches that could break under heavy snow or ice.

Carrie Colby is a Broker with Allied Real Estate, 909 Roosevelt Trail in Windham. She can be reached at 207-232-5497. <

Navigating insurance challenges for Short Term Rental properties in Maine’s booming vacation market

By Tricia Zwirner

Maine has long been a cherished vacation destination, known for its rugged coastline, picturesque lighthouses, charming small towns and abundant natural beauty. In recent years, the surge in popularity of Short Term Rental (STR) platforms like Airbnb and VRBO has transformed the state’s vacation property market. Homeowners across Maine are increasingly capitalizing on this trend by renting out their properties to visitors seeking authentic, local experiences. While this boom presents lucrative opportunities, it also introduces unique insurance challenges that STR owners must navigate carefully to protect their investments and mitigate risks.

The Rise of STRs in Maine

Maine’s tourism industry is thriving, with millions of visitors flocking to the state each year. Many travelers prefer the comfort, privacy, and local flavor of STR homes over traditional hotels. This shift has encouraged many Maine homeowners, from coastal cottages to mountain cabins, to enter the STR market. The financial incentives are clear: STRs often generate higher income than long-term leases, or leaving a property vacant.

However, this growing market segment comes with complex insurance needs that differ significantly from those of traditional homeowners or landlords. Understanding these nuances is critical for property owners, insurance agents, and brokers alike.

Coverage Gaps in Traditional Homeowner Policies

One of the biggest challenges for STR property owners is that most standard homeowner insurance policies do not adequately cover the risks associated with renting out a property on an STR basis. Many policies explicitly exclude coverage for commercial activities, including STRs, or limit coverage if the property is rented for fewer than 30 days.

This means that if a renter causes property damage, or if a guest is injured on the premises, the homeowner’s insurance may deny claims related to the rental activity. The financial consequences can be severe, including out-of-pocket repair costs, liability claims, or even legal expenses.

Increased Liability Exposure

STRs inherently carry higher liability risks compared to owner-occupied homes. The frequent turnover of guests increases the likelihood of accidents, property damage, or negligent behavior. Common risks include slip-and-fall injuries, fire hazards from unfamiliar appliances, pet-related incidents, and damage caused by parties or over-occupancy.

Additionally, STR owners may face liability claims if guests injure themselves or others, or if their personal belongings are stolen or damaged during a stay. Without proper insurance coverage tailored to STRs, owners could be financially vulnerable.

Specialized Insurance Solutions

Recognizing the unique risks of STRs, many insurers have developed specialized insurance products designed specifically for this market. These policies typically offer broader coverage than standard homeowner’s insurance, including:

• Protection for property damage caused by guests

• Liability coverage for guest injuries and property damage to third parties

• Coverage for lost rental income due to covered damages or cancellations

• Optional coverage for contents and personal belongings used in the rental

Some insurers also provide STR endorsements that can be added to existing homeowners policies, bridging the coverage gap without requiring a separate policy.

For Maine property owners, working with an insurance agent knowledgeable about STR insurance is essential. Agents can help assess risks, recommend appropriate coverage limits and find policies that comply with lender requirements.

Risk Management and Best Practices

It’s recommended Maine STR owners adopt proactive risk management strategies to reduce the likelihood of claims:

• Screen Guests Carefully: Use platform tools and personal vetting to select responsible renters.

• Maintain the Property: Regular inspections and upkeep of safety features like smoke detectors, fire extinguishers, and secure railings reduce accident risks.

• Clear House Rules: Establish and communicate rules about noise, occupancy, pets and use of amenities to prevent damage and nuisance complaints.

• Emergency Preparedness: Provide guests with clear instructions for emergencies and contact information.

• Documentation: Keep detailed records of property condition before and after rentals and document any incidents promptly.

Conclusion

Maine’s booming STR market offers exciting opportunities for property owners to generate income and share the state’s charm with visitors. However, it also introduces complex insurance challenges that require careful attention. Traditional homeowner’s insurance often falls short in covering the unique risks of STRs, leaving owners exposed to potentially significant financial losses.

By understanding these risks, seeking specialized insurance products and implementing sound risk management practices, Maine STR owners can safeguard their investments and enjoy the benefits of this dynamic market. Insurance professionals play a vital role in guiding clients through these complexities, helping to create a more resilient and prosperous STR industry across the Pine Tree State.

Tricia Zwirner is a State Farm agent celebrating her 22nd year in Windham. She and her team would love to hear from you and can be reached via phone and text at 207-892-2864 or via email at tricia@TRICIAZWIRNER.com. <

Remodeling Is Green Building

By Warren O’Shea

In most cases, renovating an existing house can be considered more environmentally friendly than building a new "green" house, even when that new construction incorporates sustainable elements.

I was once fortunate enough to be privy to a conversation between a crusty remodeler and a “Green Products” vendor at a trade show. The vendor was advertising all the benefits to the environment (and humanity) that their products provide. Save the planet, think of the children, healthy lifestyle, save money etc. We all know the buzz words, and it sounds great - who doesn’t want those things? And who wants the guilt of feeling personally responsible for the demise of our beautiful blue marble? I’m all in!

Enter Mr. Crusty.

Like standing next to a bullet train of words, he unleashed his rebuttal. All I could do was stand in amazement as this unassuming and aged man opened the institutional sized, #10 can of whoop-ass and fed it to the vendor by the shovel full. I could begin to quote the exchange, but only in fear of being banned from this wonderful newspaper.

With the help of AI wizardry and some Google searches the following is what he was effectively trying to portray to the vendor.

 
Embodied Energy: Existing buildings already represent a significant investment of embodied energy, which is the energy used in the extraction, manufacture, transportation, and construction of all the materials that went into building it. Tearing down an existing structure to build new essentially throws away this embodied energy and requires using even more energy and resources for new materials and construction.

 
Reduced Waste: New construction generates significant waste: Demolition of existing structures and the construction process itself produce considerable amounts of waste that often end up in landfills.

 
Repurposing Structures: Renovating allows for the reuse and repurposing of existing structures and materials, significantly reducing waste. For instance, one calculation suggests revamping an older house instead of building new saves the carbon equivalent of 93 cars driving for a full year.

 
Material Conservation: Renovations often involve reusing materials like bricks, timber, and steel, which conserves natural resources that would otherwise be used to create new materials. This aligns with a circular economy, promoting continuous reuse and recycling of materials.

 
Time to Offset: While new green homes are designed for efficiency, it can take years – even decades – for the energy savings of a new energy-efficient building to offset the high upfront environmental impact of its construction. Studies have shown that it can take 10 to 80 years for a new energy-efficient building to catch up with an older, energy-retrofitted building in terms of climate impacts.

 
Resource conservation: New construction depletes natural resources: Building new requires extracting and processing raw materials like timber, metals, and minerals, which can lead to deforestation, habitat destruction, and resource depletion. Renovation, on the other hand, conserves resources: By repurposing existing materials, renovations reduce the demand for virgin resources and the associated environmental impact.

 
Faster project completion and cost savings: Renovations are often faster and potentially more affordable: Adaptive reuse projects can be completed quicker and potentially at a lower cost than building new, particularly if the existing structure is sound and reusable. In essence, the "greenest" building is often the one that already exists, especially when renovation efforts focus on energy efficiency, waste reduction, and the use of sustainable materials. Ultimately, the most environmentally sound choice depends on various factors, including the condition of the existing structure, the scope of the project, and the commitment to sustainable practices during both renovation and potential new construction. As eco-consciousness continues to rise in popularity with consumers, the building industry has birthed a slew of sustainable vendors – and some that just aren't.

Let the buyer beware: The green living magazine “New Life Journal” suggests that home renovators do some investigating before jumping at a green price tag. A lot of products marketed as green due to their energy efficiency ratings may use less electricity than some of their counterparts on the market but may also be constructed out of wholly unsustainable materials or made in environmentally harmful ways. What may appear green might not be green at all. This is a marketing ploy known as “Greenwashing.” I don’t know if Mr. Crusty had heard of the term before but he sure knows what it is.

Warren O'Shea is the owner of O’Shea Builders LLC, Maine’s most award-winning remodeling contractor. He has 35-plus years of residential remodeling experience. He is a certified home inspector and has been featured on HGTV, Food Network, and Maine Cabin Masters. He is a recipient of the Portland Police Department’s “Citizen Award,” and is a staunch consumer advocate. Warren has, and continues to, co-author articles for nationally distributed trade magazines. < 

Commercial Real Estate is also a people business

By Larry Eliason

As a Commercial Real Estate Broker, my FOCUS is to provide my clients with sound Commercial Real Estate advice. I specialize in Sales and Acquisitions Representation for Sellers and Buyers and Commercial Real Estate Leasing Representation for Landlords and Tenants.

As a Seasoned Maine Licensed Real Estate Broker, I have developed a diverse set of skills by accumulating years of experience that include Sales and Marketing, Contract Negotiation, Due Diligence, Planning and Approval Process, Commercial Real Estate Financing and Commercial Broker Opinion Valuation to name a few.

I wanted to provide some basic Commercial Real Estate Terms to help Sellers, Buyers, Landlords and Tenants better understand what Commercial Brokers are looking at as far as Income, Expenses, Cash-Flow and Return on Investment in addition to the physical nature and condition of Commercial Real Estate.

Gross Potential Rent is calculated by taking the market rent of every unit on the property and adding them up. It is the maximum amount of money your property could make if it was 100 percent occupied, and every unit was making market rent.

The Vacancy Rate is a numerical value calculated as the percentage of all available units in a rental property, such as a shopping center or business park, that are vacant or unoccupied at a particular time.

Gross Operating Income refers to the result of subtracting the credit and vacancy losses from a property's gross potential income. GOI is also sometimes known as Effective Gross Income (EGI).

Repairs and Maintenance are the costs incurred with a real estate asset operating at its present condition. If a commercial building requires repairs, the cost to repair the damage is debited to repairs and maintenance expenses.

Reserves for Replacements is an amount of money set aside in anticipation of building components or equipment like HVAC wearing out in a relatively short time and needing to be replaced. Replacement reserves can be a mere accounting entry as a phantom expense item reducing net operating income each month, or it can be money deposited into an account and earmarked for replacements.

Property Management Fee is the operation, control, oversight, and accounting of real estate investments. Management is needed to monitor the property and offers accountability for collecting rents and reviewing expenses as they come along.

Net operating income (NOI) is a calculation used to analyze real estate investments that generate income. Net operating income equals all revenue from the property minus all reasonably necessary operating expenses.

The Return on Investment (ROI) or cash on cash return is a commonly utilized investment measurement in the real estate industry. Return on investment is calculated by taking the monthly or annual cashflow of an asset and dividing it by the total amount of money you invested into a property.

The Return on Equity (ROE) is a measurement of investment returns. ROE considers your total equity, including equity that has built up over time, and measures your cash-on-cash returns against that instead of your initial investment.

The Income Capitalization Rate, also known as the commercial real estate cap rate, is the rate of return used by Commercial Real Estate Investors to assess the risk and potential return of a property. Cap rates are usually expressed as percentages such as 10 percent as a return on investment using debt and equity. When comparing investment properties, capitalization rates are a commonly used benchmark for measuring returns.

As much as Commercial Real Estate is to review income and expenses, analyze leases and crunch the numbers to evaluate risk and determine return-on investment, Commercial Real Estate is also a people business. I believe that success in this industry is earned over time by building long-term relationships and being a valuable resource to your clients.

My service area is the Greater Sebago Lakes Region. I do go where a client needs me to travel sometimes, hours away from my home base. In the Greater Sebago Lakes Region, the property may be zoned commercial, however, it could also be a residentially zoned Multi-family or an Income Producing Property with Lakefront, a Sales and Service business like a Marina, a Waterfront Campground or other 4 Season Property with Lakefront amenities.

If you are looking to Sell, Buy or Lease Commercial Real Estate, I would greatly appreciate the opportunity to help you meet your Commercial Real Estate Goals.

Larry Eliason, Commercial Broker, Butts Commercial Brokers, 1265 Roosevelt Trail, Raymond, Maine 04071. Cell: 207-415-2112 / LarryEliasonBCB@gmail.com www.ButtsCommercialBrokers.com <

Benefits of using the right photographer when you sell your home

By Richie Vraux

Why do you need a professional real estate photographer when selling your home?

A real estate photographer is a professional who takes photos of property to showcase them in the real estate market. Choosing the right photographer when selling your home is imperative to getting the buyers to see all the many features about your home.

A few of the most common job responsibilities include:

* Have the photographer meet with potential clients before entering into a contract with them to ensure their style meets the clients’ needs. Many real estate photographers often build relationships with agents and know what to expect from them. Most of these photographers will also edit their pictures to make sure they are vivid and bright.

* Companies that use Dynamic Visual Content can increase traffic by 403 percent, close transactions up to 31 percent faster and increase sales prices by up to 9 percent. It is right to choose the right agent that has all the latest tools to sell your property in a timely manner.

* A professional real estate photographer will need to invest in a broad range of lenses and lighting for the perfect lighting in every property and what works best. Once they have the right camera and editing software, the right tools can make the difference in taking the right shots every time. There are different times during the day that a professional will change his/her lenses to capture the light you are looking for. For instance, a professional would need to change settings or light bar to capture the right shots at dusk like so many photographers do.

* Visual tours and 3D virtual tours. 49 percent more qualified inquiries come from 3D virtual tours floor along with aerial drone and video still shots make a huge difference when showing the best features. A floor plan showing room measurements and dimensions placement are really important to buyers so they know “Can I fit my 72-inch TV on this wall, and will grandmother’s huge hutch fit on that wall?”

Buyers want to see as much information prior to visiting the property and the way to do that is with visually compelling images that will attract your buyers. Visual twilight enhancement is a great way to grab a buyer’s attention.

Exterior photos of a home are usually the first photo a buyer sees in a home listing. Showcasing a home’s curb appeal with a well-captured photo sets the tone for potential buyers to want to see more and view the interior photos. But there’s no rule that says the first listing photo requires a photo of the home's exterior. Choose the photo that will capture a potential buyer’s attention and make the home truly stand out.

If the home is on the lake, has a spectacular backyard and garden or a fantastic kitchen and dining area, you can always place that photo at the start of a real estate listing to draw interest from the public. But make sure that a photo of the exterior is included in the listing photos. You also want to make sure you've included at least one photo of every room in the home up for sale. For significant rooms such as the living room, kitchen, or bathrooms, it may be helpful to have multiple photos from different vantage points to show the entire space and expanse of those rooms.

Many experienced real estate photographers will showcase multiple photos of each room in a home from different angles and perspectives. They also can frame the room in such a way as to highlight a home’s most desirable features or to minimize unfavorable aspects.

In closing, utilizing photography to sell your home is always a practical way to lure buyers to want more information about your home.

Richie Vraux is a seasoned real estate professional with over 25 years’ experience. Pine Tree Realty of Maine, 76 Tandberg Trail, Windham, Maine. 207-317-1297.

Email: richardjvraux@gmail.com RichardVraux.PineTreeMe.com <

How pets influence the buying and selling process

By Nicole Foster, Broker/ REALTOR

Maine consistently ranks as one of the most dog-friendly states in the country, with more than half of Maine households owning at least one pet, it’s clear that “The Way Life Should Be” means owning pets. Our state offers an abundance of pet-friendly spaces and opportunities for outdoor adventure. Acadia National Park is one of the few national parks in the U.S. that welcomes leashed dogs on most of its carriage roads, trails, and campgrounds. In Portland, the 85-acre Fore River Sanctuary is a local gem, offering off-leash access for dogs under voice control, miles of shaded trails, and even the city’s only natural waterfall – a favorite spot for dogs to splash and cool off. Whether you're in the mountains, the woods, or along the coast, Maine is a place where pets truly feel at home.

Right home for your pet

Buyers are significantly less motivated to make a strong offer on a property that doesn’t suit their pet’s needs. Even if they do submit an offer, it’s often less competitive—and they may be less emotionally invested in the outcome—if the home doesn’t accommodate every member of the family, including their pets.

For many homeowners, pets aren’t just animals, they’re beloved members of the family. It’s not uncommon for decisions about remodeling or even relocating to be influenced by the needs of their furry companions. Whether it’s adding a fenced-in yard, creating a mudroom for easier cleanup, or finding a home with better access to walking trails, pet-friendly features can be a major driving factor in both home improvements and real estate choices.

For many of today’s buyers, especially pet owners, proximity to pet-related services can be a key consideration. Knowing how close a home is to a trusted veterinarian, groomer, dog park, kennel, pet supply store, or even dog-friendly trails and beaches can significantly influence their interest in a property. Just as important are the features inside the home that make daily life easier for both pets and their people. A fenced-in yard offers peace of mind and freedom for dogs to roam safely, while a mudroom provides a practical space for wiping paws and storing pet gear. Flooring choices also matter—durable, low-maintenance materials like concrete, tile, or laminate tend to be more pet-friendly and appealing than surfaces like carpeting or hardwood, which are more prone to damage and wear.

In the rental market, pet-friendly units are in especially high demand. Listings that allow pets typically receive more online views, saves, shares, and applications, and they’re often rented out faster than those with strict no-pet policies. With such a large portion of renters owning pets, offering a pet-friendly space can significantly widen your applicant pool. It also helps foster longer tenancies, as renters with pets tend to stay put longer due to the limited availability of suitable housing. For landlords, this can mean reduced vacancy rates, more stable rental income, and less turnover-related cost in the long run.

When you purchase a home using financing, securing a homeowner’s insurance policy before the closing date is a requirement. If you’re a pet owner – especially one with a dog – it’s important to check with your insurance provider to confirm whether your pet’s breed is covered under their policy. Some insurers have restrictions or exclusions for certain dog breeds and failing to address this in advance could delay your closing or limit your coverage. If your current provider doesn’t cover your pet, you may need to shop around for a policy that does. Taking the time to verify this detail early on can save you from unexpected surprises at the final hour.

Preparing to Sell Your Pet’s House

Ask a trusted friend or family member to stop by and give your home an honest “sniff test.” We often become nose-blind to the everyday smells of our own pets, but a fresh set of senses can help identify any lingering odors that might turn off potential buyers. Resist the urge to mask smells with heavy fragrances or air fresheners – buyers will see (and smell) right through it, which can create feelings of mistrust. Instead, take a transparent and proactive approach: address any pet-related damage head-on. That might mean hiring a professional cleaner, replacing soiled flooring, treating subflooring, or even removing sections of drywall if odors have deeply permeated the space. A clean, neutral-smelling home gives buyers confidence and allows them to focus on the property’s potential—not its past.

Before showings, make sure all pet hair is thoroughly removed from upholstered furniture, rugs, and other soft surfaces. Even buyers who love animals may be turned off by signs of shedding, especially if they have allergies. Take the extra step to vacuum thoroughly, use lint rollers, and consider having upholstery professionally cleaned if needed. It’s also best to make arrangements for your pets to be out of the home during showings—whether with a friend, at daycare, or on a car ride. This helps create a calm, distraction-free environment where buyers can fully focus on the home, not the pets.

Nicole Foster is a real estate broker with over 20 years of experience and a Windham parent who loves real estate and people. <