Moving Fort Wayne

Where to Begin Home Buying in Fort Wayne: Start Here with Charity Middelton

This week on Moving Fort Wayne, Brad sits down with Charity, a Noll Team advisor with over a decade of real estate experience, to answer the question buyers ask most often: where do I even start? The pair walk through the exact process The Noll Team uses to guide buyers, from the first conversation to the moment keys change hands, and explain why skipping the prep work is the single biggest mistake buyers make. At the center of the episode is the buyer consultation, a sit-down (in person, at a coffee shop, or on Zoom) where the conversation has nothing to do with houses and everything to do with the people buying one. Charity shares how the right questions surface the things couples have never said out loud, like whether one partner pictures four wheelers on five acres while the other pictures a cul-de-sac full of kids. Brad adds his favorite discovery question (describe your perfect weekend) and explains why meeting a buyer at a house, instead of before one, almost always starts the relationship on the wrong foot. From there, Brad and Charity cover the practical next steps: getting pre-approved with the right lender, understanding loan programs tied to specific professions, and driving neighborhoods at different times of day to feel the rhythm of the street. The throughline is simple. Preparation creates separation. Prepared buyers write stronger offers, win in multiple-offer situations, and keep more money in their pockets. Key Takeaways ● The home buying process begins with a buyer consultation, not a showing; starting at the house turns the relationship into a sales pitch ● The biggest mistake buyers make is lack of preparation, often falling in love with a listing before they have representation or a plan ● An advisor (not a salesperson) educates and guides buyers before, during, and after the purchase, treating the home as a life-stage decision ● Couples often discover conflicting priorities (land versus neighborhood, privacy versus community) for the first time during the consultation ● "Describe your perfect weekend" is one of the most revealing questions a buyer can answer; lifestyle drives location more than square footage ● Getting pre-approved before or after the consultation both work; what matters is using a lender the listing side trusts, which can decide whether your offer is accepted ● Specialized loan programs exist for nurses, firefighters, doctors, and other professions; the right introductions can save buyers significant money ● Drive prospective neighborhoods at different times: morning commute, evening, and weekends, to gauge traffic, sidewalks, and the overall vibe ● The Noll Team has been called the "sales prevention team" for a reason; talking buyers out of the wrong house protects their long-term goals ● Preparation creates separation: prepared buyers are confident buyers, and confident buyers write winning offers and keep more money in their pockets Connect ● Podcast: Moving Fort Wayne ● Host: Brad Noll, The Noll Team: https://www.thenollteam.com ● Guest: Charity, The Noll Team: https://www.thenollteam.com ● Also check out Brad's other podcast, Student of the Game, for small business strategy and leadership #MovingFortWayne #FortWayneRealEstate #HomeBuying #RealEstateTips #TheNollTeam #HomeMaintenanceTips #SpringHomeCare #MidwestHomes #HomeInspection #HomeOwnership Mentioned in this episode: Mortgage you Home with Ruoff Mortgage Ruoff Mortgage [https://movingfortwayne.captivate.fm/ruoffmortgage]

Why Outdoor Space has become a Lifestyle Decision, Not a Luxury with Brad Noll

This week on Moving Fort Wayne, Brad goes solo to talk about the backyard shift that has reshaped how buyers shop and how sellers should think about their homes. What used to be a "nice to have" big yard has become one of the top deciding factors in a home purchase. Brad unpacks why outdoor living moved from extra to expected, what it means for resale value, and how to think through an outdoor investment that actually pays off in lifestyle and dollars. Drawing on data from the National Association of Realtors and 23 years of guiding Fort Wayne buyers and sellers, Brad walks through the features driving today's market: covered patios, fire pits, lighting, low-maintenance materials, and defined spaces that prioritize privacy over square footage. He shares the return-on-investment numbers behind decks, patios, outdoor kitchens, and pools, plus where the real "joy score" lives for homeowners who actually use their space. Brad also gets personal, sharing the story of his own family's outdoor renovation 18 years into homeownership: a covered patio with a fireplace, motorized screens, heaters, and a TV that turned March Madness at 30 degrees into the warmest seat in the house. The lesson? You don't need a bigger yard. You need a better one. What you'll learn: ● Why outdoor spaces shifted from extra to expected after 2020, and what buyers now consider non-negotiable ● ROI breakdowns for wood decks (65-75%), patio upgrades (60-80%), outdoor kitchens, and pools ● The top features buyers care about: covered patios, fire pits, lighting and ambiance, low-maintenance materials, and privacy ● How to think about your home in zones (curb appeal, living areas, kitchen and primary suite, outdoor space) and where to invest ● Why delayed gratification beats overspending early, and how to avoid renovating purely for resale value Connect ● Podcast: Moving Fort Wayne ● Host: Brad Noll, The Noll Team - https://www.thenollteam.com ● Also check out Brad's other podcast, Student of the Game, for small business strategy and leadership #MovingFortWayne #FortWayneRealEstate #HomeBuying #RealEstateTips #TheNollTeam #HomeMaintenanceTips #SpringHomeCare #MidwestHomes #HomeInspection #HomeOwnership Mentioned in this episode: Mortgage you Home with Ruoff Mortgage Ruoff Mortgage [https://movingfortwayne.captivate.fm/ruoffmortgage]

Scott Kellenberger from Home Warranty: Protecting your Purchase

This week on Moving Fort Wayne, Brad sits down with Scott Kellenberger of Home Warranty, Inc. to demystify one of the most misunderstood tools in real estate. Scott breaks down what a home warranty actually covers, how it differs from homeowner's insurance, and why both buyers and sellers benefit from having one in place. Whether you're a first-time buyer, preparing to list your home, or settling into a property with aging systems, this conversation will help you protect your investment with confidence. Key Takeaways ● A home warranty is a mechanical service contract, not insurance; it covers items that turn on and off due to normal wear and tear ● Remember the acronym PEACH: Plumbing, Electrical, Appliances, Cooling, and Heating ● Home warranties and homeowner's insurance work in tandem; insurance covers the structure and catastrophic loss, while a warranty covers mechanical failures ● Home Warranty, Inc. offers a 14-month initial term (industry standard is 12 months) with renewable annual coverage after that ● Homeowners pay a $100 deductible per claim; the warranty covers repair or, if the homeowner prefers, applies the repair value toward an upgrade of their choice ● Unlike many warranty companies, Home Warranty, Inc. lets homeowners choose their own contractor, which matters most during peak demand seasons ● First-time buyers and buyers of homes with older mechanical systems are ideal candidates for warranty coverage ● Heating and cooling claims account for roughly 50% of all warranty claims; appliances make up another 30% ● Listing coverage protects sellers during the listing period, preventing the "sweep it under the rug" temptation and ensuring buyers receive a mechanically sound home ● Warranties do not cover structural items like foundation cracks or roofs; that's what homeowner's insurance is for ● Any homeowner can purchase a warranty directly, even without an active real estate transaction Guest Info ● Name: Scott Kellenberger ● Title: Representative ● Company: Home Warranty, Inc. ● Bio: Scott Kellenberger represents Home Warranty, Inc. (also known as Home Warranty of the Midwest), a national home warranty firm operating in 45 states since 1999. He partners with homeowners and real estate professionals to provide mechanical service contracts covering plumbing, electrical, appliances, cooling, and heating systems. ● Phone: 260-433-4027 Resources ● Home Warranty, Inc.: https://www.homewarrantyinc.com ● Ruoff Home Mortgage (episode sponsor): https://www.ruoff.com ● Noll Team Real Estate: https://www.thenollteam.com Connect ● Podcast: Moving Fort Wayne ● Host: Brad Noll, The Noll Team: https://www.thenollteam.com ● Guest: Scott Kellenberger, Home Warranty, Inc.: https://www.homewarrantyinc.com ● Also check out Brad's other podcast, Student of the Game, for small business strategy and leadership #MovingFortWayne #FortWayneRealEstate #HomeBuying #RealEstateTips #TheNollTeam #HomeMaintenanceTips #SpringHomeCare #MidwestHomes #HomeInspection #HomeOwnership Since 2003, Noll Team Real Estate has been helping people in the Fort Wayne area find the freedom to live the lifestyle they want. Despite changing markets and business tactics, we have remained true to this better and improved business model by focusing on building relationships and serving others in everything we do. Whatever stage of life you are in, our goal is to provide you with the wisdom and tools necessary when buying or selling a home. We put you first to ensure an enjoyable and profitable experience. Mentioned in this episode: Mortgage you Home with Ruoff Mortgage Ruoff Mortgage [https://movingfortwayne.captivate.fm/ruoffmortgage]

Market Value Vs. Appraised Value with Melissa Little

This week on Moving Fort Wayne, Brad and Melissa Little break down one of the biggest points of confusion for home sellers: the difference between what a buyer is willing to pay and what an appraiser says your home is worth. From how emotions and renovations factor into pricing to why your online estimate changed the moment your home hit the market, this episode walks sellers through the reality of home valuation and how to build a pricing strategy that actually works. ● Market value is what a buyer is willing to pay for your home today, not the total of your renovation receipts or the memories you have made there ● A new roof does not add its cost to your home's price, but a buyer who knows a roof replacement is coming will deduct that cost and then some ● Buyers mentally multiply the cost of small repairs: a $200 faucet replacement becomes a $2,000 problem in a buyer's mind ● Appraised value is a risk assessment for the lender, not a market opinion; appraisers tend to be conservative because the home is collateral for the loan ● Appraisals for a refinance, a HELOC, and a sale may each produce a different number because the purpose changes how the appraiser approaches valuation ● Basement square footage is valued differently than above-grade space; a 2,000 sq ft home with a 1,500 sq ft basement is not a 3,500 sq ft home in an appraiser's eyes ● Online real estate portals do not account for lot position, street traffic, or neighborhood nuances, and often adjust their estimate to match your list price the moment you go live ● Homes priced too high sit past the median days on market, and every buyer asks the same question: what is wrong with it? ● Sellers who overprice frequently end up accepting less than they would have if the home had been priced correctly from the start ● A pricing strategy should match the seller's goals: speed, maximum return, as-is sale, or attracting a specific buyer profile ● Scheduling a home inspection every two to five years, even when you are not selling, catches small problems before they become expensive ones ● The Noll Team visits your home before doing any research so that inaccurate tax records or assumptions do not influence the analysis ● At the time of recording, Fort Wayne had 1.7 months of housing inventory, a softening but still seller-friendly market Guest Info ● Melissa Little, Realtor, The Noll Team Real Estate Resources ● The Noll Team Real Estate: https://www.thenollteam.com Connect ● Podcast: Moving Fort Wayne ● Host: Brad Noll, The Noll Team: https://www.thenollteam.com ● Also check out Brad's other podcast, Student of the Game, for small business strategy and leadership #MovingFortWayne #FortWayneRealEstate #HomeBuying #RealEstateTips #TheNollTeam #HomeSelling #HomeAppraisal #PricingStrategy #MidwestHomes #HomeInspection #HomeOwnership #FortWayne #RealEstateAdvice #SellingYourHome #HomeValue Since 2003, Noll Team Real Estate has been helping people in the Fort Wayne area find the freedom to live the lifestyle they want. Despite changing markets and business tactics, we have remained true to this better and improved business model by focusing on building relationships and serving others in everything we do. Whatever stage of life you are in, our goal is to provide you with the wisdom and tools necessary when buying or selling a home. We put you first to ensure an enjoyable and profitable experience. Mentioned in this episode: Mortgage you Home with Ruoff Mortgage Ruoff Mortgage [https://movingfortwayne.captivate.fm/ruoffmortgage]

How Do You Know This Is the One? with Tiffany Ham

This week on Moving Fort Wayne, Brad sits down with Tiffany Ham to tackle one of the biggest questions in home buying: how do you know when you've found the right house? From managing expectations shaped by HGTV and social media to aligning with a decision-making partner, Brad and Tiffany share practical strategies that help buyers move from uncertainty to confidence. Whether you're a first-time buyer or stepping up to your next home, this episode will help you cut through the noise and make a decision you won't regret. ● Buying a home is a process of elimination, not selection: use the three-question test at every showing: Do you like it? Can you see yourself living here? Are you ready to write an offer? ● Create two lists before you start shopping: your must-haves (non-negotiables) and your nice-to-haves (things that can be added or adjusted later) ● The people living in the home should drive the decision, not friends, parents, or other outside voices who won't be there every day ● Think in terms of time horizons: is this a one-to-five year home, a five-to-ten year home, or longer? Moving is expensive, so match the home to your lifestyle stage ● HGTV and social media set unrealistic expectations; you have to walk through homes in person to understand what actually works for your life ● You live in the floor plan, not the finishes: focus on whether the space fits how your family functions, not just how it looks in photos ● If you're stuck between two homes, write out the pros and cons or rank your top choices independently from your partner, then compare notes ● Getting in the game matters more than finding perfection: a starter home builds equity that funds your next move ● The average buyer looks at 10 to 12 homes and stays in their home about 11 years nationally; use those benchmarks to keep perspective ● When couples disagree, stepping away for a night to think separately often reveals where they actually align Guest ● Tiffany Ham, Realtor, The Noll Team Real Estate ● Former educator with a master's degree in education ● Specializes in buyer education and consultation in the Fort Wayne area Resources ● The Noll Team Real Estate: www.thenollteam.com ● National Association of Realtors (referenced for buyer statistics): www.nar.realtor Connect ● Podcast: Moving Fort Wayne ● Host: Brad Noll, The Noll Team: www.thenollteam.com ● Also check out Brad's other podcast, Student of the Game, for small business strategy and leadership #MovingFortWayne #FortWayneRealEstate #HomeBuying #RealEstateTips #TheNollTeam #FirstTimeHomeBuyer #HomeBuyingTips #MidwestHomes #FortWayneHomes #HomeOwnership Since 2003, Noll Team Real Estate has been helping people in the Fort Wayne area find the freedom to live the lifestyle they want. Despite changing markets and business tactics, we have remained true to this better and improved business model by focusing on building relationships and serving others in everything we do. Whatever stage of life you are in, our goal is to provide you with the wisdom and tools necessary when buying or selling a home. We put you first to ensure an enjoyable and profitable experience. Mentioned in this episode: Mortgage you Home with Ruoff Mortgage Ruoff Mortgage [https://movingfortwayne.captivate.fm/ruoffmortgage]