Justin Lenk - Realtor

📊 The Truth About "Days on Market": Why 3 Weeks Isn’t a Red Flag 🏡⏱️

Happy Monday! If you are browsing home search apps here in Rochester, you’ve probably noticed the "Days on Market" (DOM) counter. It’s easy to look at a house that has been sitting for 21 days and immediately think, "What's wrong with it?"

Make no mistake—we are still seeing plenty of move-in ready homes sell during their opening weekend, sometimes even pulling in multiple offers right away. But if a property doesn't fly off the market in those first 48 hours, it doesn't mean it's a dud! In fact, it might just be your golden opportunity. Here is why:

⚖️ 1. We are in a Healthy, Balanced Market
We’ve grown so used to the frantic pace of homes selling instantly that we forgot what a normal market looks like. Right now, Rochester sits in incredibly healthy, balanced territory with a stable 1.57-month supply of inventory. In a balanced market, it is completely normal for a great home to take a few weeks to find the perfect buyer.

🎯 2. Priced Right, Just Waiting for the Right Match
Often, these homes are priced perfectly for the market right from day one. There are no hidden physical problems or flaws; it's simply a matter of timing. Real estate is about finding the exact right match, and sometimes it just takes a couple of weeks for that perfect buyer to walk through the door.

🛋️ 3. Buyer Fatigue & Timing
Sometimes a fantastic home hits the market on a weekend when local buyers are simply busy with youth sports tournaments or out of town. A few quiet weeks can happen to the best properties purely due to timing.

💡 The Buyer's Advantage:
When a home hits day 21, the seller is often much more willing to negotiate. This is your chance to step in with less competition, request a home inspection, and potentially negotiate better terms!

Have you been skipping over homes with higher days on market? Let’s chat and find some hidden gems! 📩

⚾️ Your Weekend Game Plan: Rochester Sports Edition! 🧢🏆
Happy Friday, Rochester!

The weekend is officially almost here, and if you are a sports fan or a busy sports family, our town is absolutely the place to be over the next few days. We have an action-packed Saturday and Sunday ahead with high-energy games and local tournaments lighting up the area!Here is your ultimate weekend sports game plan:

⚾️ Catch a Rochester Honkers Game!Looking for the perfect summer evening with the family? Head out to Mayo Field to cheer on the Honkers as they take on the Duluth Huskies!

Saturday (6:35 PM): It’s Souvenir Helmet Giveaway Night for the first 200 fans! Catch some great live music by Dirty Kennels before the first pitch.

Sunday (5:05 PM): Bring the crew out for Cancer Survivor Night, featuring a live performance by the Bugle Boys.

🏆 RYBA Rochester Classic Tournament
If you are out and about this weekend, you're bound to see the diamonds buzzing!
The Rochester Youth Baseball Association is hosting its massive Rochester Classic tournament all weekend long.
Dozens of youth teams from across the region are competing at multiple complexes, making it a fantastic weekend to grab some concession food and support local youth sports!

🌭 The Best Local Sports Spots
Between games, don't forget to map out your weekend fuel! Whether you need to find the closest food trucks at the ballpark, a great local patio for a post-tournament burger, or park locations, open up the Rochester Compass app! It’s your ultimate guide to local spots, shortcuts, and neighborhood favorites.

📱What games are you catching this weekend? Let me know in the comments below! 👇

🏡 OPEN HOUSE: This Sunday, June 14th! 🏡

Looking for a beautifully crafted, luxury ranch-style home with high-quality finishes and exceptional attention to detail? Come tour this stunning property this weekend!

📅 When: Sunday, June 14th from 11:30 AM – 1:00 PM
📍 Where: 1504 Century Corner Lane NE, Rochester, MN 55906
💰 List Price: $739,500
https://justinlenk.sites.cbmoxi.com/listing/MN/Rochester/1504-Century-Corner-Lane-NE-55906/224336669
✨ Property Highlights:
👉 Spacious Luxury Living: Features 4 bedrooms, 3 full bathrooms, and 3,553 finished sq. ft. of expertly designed space.
👉 Gourmet Open Kitchen: Designed to impress with custom cabinetry, rich hardwood floors, stainless steel appliances, and premium quartz countertops.
👉 Stunning Main Level: Showcases an open-concept floor plan with vaulted ceilings, a cozy fireplace, new carpet, and convenient main-floor laundry.
👉 Dream Primary Suite: Offers a peaceful retreat with tray ceilings, a massive walk-in closet with built-in organizers, and a private bath featuring double sinks, a beautifully tiled shower, and a soaking tub.
👉 Entertainer's Walkout Lower Level: Complete with cozy in-floor heating, a large family room, and a walkout that leads to a patio, custom pathway, and an outdoor fire pit area.
👉 Bonus Features: Heated 3-car attached garage with overhead storage, premium Hunter Douglas blinds, raised garden beds, and a unique "cool storage" room under the front porch perfect for a wine cellar or canned goods! Situated on a generous 0.57-acre lot in the desirable Century Hills neighborhood, this home is pre-inspected and ready to welcome its next owner. Stop by this Sunday to check it out. I’d love to show you around! 👋

👉 Directions: County Rd 22 to Century Valley Road NE, turn onto Century Knoll Lane NE, then to Century Corner Lane NE. Can’t make it to the open house? Message me directly to schedule a private showing!

🏡 OPEN HOUSE: This Saturday, June 13th!

🏡Looking for a beautifully designed executive ranch home that perfectly blends style, functionality, and high-end finishes? Come tour this incredible property this weekend!

📅 When: Saturday, June 13th from 11:00 AM – 12:30 PM
📍 Where: 2823 Dunlap Lane SE, Rochester, MN 55904
💰 List Price: $560,000
✨ Property Highlights:
👉 Refined Single-Level Living: Exceptional layout featuring 4 bedrooms, 3 full bathrooms, and 2,650 finished sq. ft. of pristine living space.
👉 Elegant Interior Details: The main floor showcases an inviting open layout enhanced by stunning architectural features, including a racetrack ceiling, bullnose corners, and classic six-panel doors.
👉 Chef's Kitchen: A spacious kitchen equipped with modern stainless steel appliances that opens beautifully to the dining area.
👉 Ultimate Garage Setup: An oversized, insulated, and HEATED 3-car garage—perfect for storage, hobbies, and year-round comfort.
👉 Incredible Walkout Basement: The finished lower level features a spacious family room and walks out to a massive patio setup, complete with a fire pit area for an ideal outdoor retreat.
👉 Private Oasis: Situated on a generous 0.70-acre lot with heavy, beautiful tree coverage for maximum privacy. With main floor laundry and meticulously maintained spaces throughout, this home offers effortless daily living in a fantastic neighborhood. You truly have to see it in person! Stop by this Saturday to check it out. I’d love to show you around!
👋Can’t make it to the open house? Message me directly to schedule a private showing!

🔍 Final Walkthrough Disasters (And How to Fix Them) 🚪❌

You’ve made it through the inspections, finalized your loan, and closing day is right around the corner! But before you sit down to sign the paperwork, there is one last critical hurdle: the final walkthrough.

Timing is everything here. It is highly recommended to perform your final walkthrough at least 24 hours before closing. This buffer is crucial—if you walk through the home just an hour before signing and find a problem, you won't have enough time to resolve it without delaying your entire closing. Giving yourself a day's notice ensures we have the leverage to get issues fixed.

Over my years helping clients navigate our local market, I’ve seen everything from missing appliances to surprise basement leaks right before closing. Here are three common walkthrough disasters and exactly how we pivot to fix them:

📦 1. The Moving Out Damage

The Disaster: The sellers accidentally gouged the drywall or broke a light fixture while moving out their furniture.

The Fix: We document the damage immediately. Your closer can hold a portion of the seller’s proceeds in an escrow account until a professional contractor fixes the issue.

🧹 2. Trash and Debris Left Behind

The Disaster: You walk into the garage or backyard only to find piles of old paint cans, broken furniture, or junk the sellers didn't want to haul away.

The Fix: We request a credit from the seller at the closing table to cover your cost of hiring a junk removal service, or we use our 24-hour window to let them clear it out.

🚰 3. The "Since the Inspection" Breakdown

The Disaster: The home inspection was a month ago, but during the walkthrough, you discover the water heater is leaking or the AC won't turn on.

The Fix: We immediately contact the listing agent. The seller is obligated to hand over a functioning home, so we negotiate an immediate repair credit before any papers are signed.

Having a pro in your corner ensures a minor walkthrough surprise doesn't derail your real estate goals!

Have you ever had a surprise during a move? Let me know in the comments! 👇

🏡 Patience Pays Off: A Seller Success Story! 🔑✨

There is nothing quite like the feeling of watching a client successfully hand over their keys—especially when the victory came down to trust, strategic planning, and a little bit of patience!

Selling a home while simultaneously preparing to buy your next one is always a major balancing act. When my clients first decided to make their move this season, we sat down and looked closely at local market trends. We knew that while demand is strong, buyers are highly selective right now. Instead of expecting an instant, frantic spring-style bidding war, they understood it might take a bit more time to find the perfect match.

Instead of rushing or getting discouraged, these incredible sellers showed immense patience. They trusted the data, stayed the course, and let our marketing strategy do its work.

The ultimate win? That steady patience paid off beautifully. We secured a fantastic offer that truly benefited both my clients and the buyers. It wasn't just a transaction; it was a win-win scenario where everyone walked away from the closing table incredibly happy and excited for their next chapters.

Having over 20 years of customer service experience has taught me that real estate isn’t just about a fast sign in the yard—it’s about managing the journey, keeping stress low, and protecting your equity every step of the way.

📊 Why Inventory Numbers Matter to You: Demystifying the "Absorption Rate" 📊

Ever feel like the housing market has a language of its own? If you are searching for a home here in Rochester, one phrase you need to know is the absorption rate. Don't let the technical name fool you—it is simply the market’s speedometer, and it tells you exactly who holds the leverage!

In plain terms, the absorption rate measures how quickly available homes are selling over a specific period. Here is a quick look at how to read it like a pro:

📈 High Absorption Rate (20% or Higher) = Seller's Market
When the rate climbs past 20%, it means homes are flying off the shelves faster than new ones are listed. For buyers, this is a signal to act quickly, expect competition, and put your strongest foot forward.

📉 Low Absorption Rate (Below 15%) = Buyer's Market
If the rate drops below 15%, the market is cooling down. Inventory is outpacing buyer demand, meaning homes sit on the market longer. This gives you more options, less frantic pressure, and plenty of room to negotiate price and terms.

⚖️ The Sweet Spot (15% to 20%) = Balanced Market
When the numbers sit here, supply and demand are in equilibrium. Transactions flow smoothly, and neither side has an unfair advantage.

📍 Where Does Rochester Stand Right Now?
Currently, Rochester is sitting in incredibly healthy, balanced territory with a stable 1.57-month supply of housing inventory. Because a completely "balanced" absorption rate hovers around this sweet spot, it means neither buyers nor sellers are facing extreme, unfair pressure in negotiations.

For Sellers: Buyers are definitely out there, but because the market isn't wildly overheated, pricing your home accurately from day one is the absolute key to success.

For Buyers: You finally have some breathing room! While you still need to be serious, you have reasonable opportunities to negotiate terms, request home inspections, and find a home that fits your goals without the frantic panic.

Tracking this local pulse keeps you steps ahead of the competition. Want to see what the absorption rate looks like in your favorite Rochester neighborhood? Send me a DM, and let’s look at the numbers! 📩