Someone asked me when the best time to sell their home is — and the answer might surprise you. In this episode of Illusions of Real Estate, I break down what the data from NAR and Realtor.com actually says about timing, why mid-April is historically the strongest window of the year for sellers, and why timing alone won't save you if your pricing and presentation are off.

If you've been waiting for the "right moment" to list, this episode is for you.

📍 Serving Placer and Nevada Counties, and Northern California | Treasure Valley, Idaho

📞 (916) 595-7885 🌐 audreymurphy.com 🎙️ Submit your question: audreymurphy.com/ask-audrey

Audrey Murphy | eXp Realty | CA DRE #01865349 | ID SP52777 Author of What's the Problem? A Real Estate Agent's Stories About Life, Home, and Belonging

Most buyers and sellers won't see any change at closing — but if you're buying through an LLC or other entity using all-cash, hard money, or seller financing, the new FinCEN Residential Real Estate Rule takes effect March 1, 2026 and you need to know what to expect.

In this episode, Audrey Murphy breaks down exactly who this rule affects, what "non-financed" really means, and what happens at your closing. Spoiler: you don't file anything yourself — your title company handles it.

What you'll learn: — Does the FinCEN rule apply to hard money and seller financing? Yes — if you're buying through an LLC or other entity. — Do I have to file a government report myself? No. Your title company handles it. — Will this cost more at closing? Possibly a small admin fee — not a tax, not a penalty. — Will this slow down my closing? Only if your title company isn't prepared — here's how to avoid that. — Who is completely exempt? Individual buyers using a traditional bank mortgage.

Serving buyers and sellers in Placer County, Nevada County, Sacramento County, and the Treasure Valley in Idaho.

Submit your real estate question at audreymurphy.com/ask-audrey Audrey Murphy | eXp Realty | 916-595-7885 | audreymurphy.com CA DRE #01865349 | Idaho #SP52777

Are you thinking about pricing your home high to leave room for negotiation? Many sellers believe starting high protects their equity, but in today’s digital, filter-driven market, pricing sends a powerful message to buyers.

In this episode of Illusions of Real Estate, Audrey Murphy, REALTOR® with eXp Realty (CA DRE #01865349 | ID #SP52777), explains why overpricing can reduce demand, when high-end pricing makes sense, and how to position your home to attract strong offers.

You’ll learn why buyers filter by price before they negotiate, how overpricing can make your home invisible to the right audience, and the difference between active listings and closed sales when determining value. Audrey also shares a simple framework to help you choose a price with clarity and confidence.

Whether you’re selling in Placer County, Sacramento, Nevada County, or the Treasure Valley, this episode will help you price strategically and avoid costly mistakes.

Quote of the episode: “Clarity breeds confidence.”

Have a confidential real estate question you’d like covered in a future episode? Submit it at audreymurphy.com/askaudrey. Your question may be answered in a future Ask Audrey segment.

Connect with Audrey Murphy
Phone: 916-595-7885
Email: Home@audreymurphy.com
Website: audreymurphy.com

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