Staging Your Home To Sell, Master Bathroom.

Staging a home when you are about to put it on the market can be a daunting task but it doesn’t have to be. If you can’t afford a professional stager there are some simple ways you can stage your own home when you are about to put it up for sale. This week, I show you how you can stage your bathroom with some super easy “pro tips”.

As I have shown homes lately in Ascension Parish and the Greater Baton Rouge areas, I have noticed that many homeowners haven’t highlighted the best features that sell a home, The master bathroom and kitchen are rooms that truly need to be the glowing showcase of a home since these are the areas buyers look for most. You want to get top dollar for your home when selling it, simple staging can help you with your goal.

In this video, Your Real Estate Whisperer (Kristina Smallhorn) shows how to showcase your master bathroom on a budget if you can’t or don’t want to hire a professional home stager.

If you like to see more tips for staging your home including how to remove the smell of dog urine out of the carpet ( be sure to subscribe and hit the notification bell so you won’t miss any of my tips for buying and selling homes.

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Kristina Smallhorn is a licensed REALTOR® with the state of Louisiana in The Greater Baton Rouge MLS, license # 0912122918
eXp Realty LLC,2900 Westfork Dr. Suite 401, Baton Rouge LA 70817
Cell Number: 225-246-1812, Office (225) 412-9982 ext# 149

Your Real Estate Whisperer Kristina Smallhorn "Because YOU Matter"
Your Real Estate Whisperer For Ascension Parish, Kristina Smallhorn.

Ascension Parish Coffee Talk #22, Louisiana Nursery Home & Garden Showcase.


Ascension Parish Coffee Talk #22, Louisiana Nursery Home & Garden Showcase

Located @ 39245 Highway 42 In Prairieville 70769

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John MacMillan was kind enough to let me stop in and give the people of Ascension Parish a private tour of Louisiana Nursery Home & Garden Showcase.  This is not just a place for plants, they have got a ton of items for your outdoor needs.
Their selection of outdoor plants will work perfectly with our Louisiana climate they also have pottery, outdoor decor, wind chimes and bird feeders, the list goes on and on. You can spend hours here just looking around but if you need more help with your outdoor garden and yard their friendly knowledgeable staff are more than eager to help.
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John also said that if you have any issues with your plants they can help you with the correct type of treatment for them. Bring a picture of the diseased plant and a clipping then they can prescribe the right kinds of chemicals to bring your plants back to life. Such a great service to offer the people of Ascension Parish.
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If you’d like to call before hand you can reach out to them at 225-677-7984, They also have a Facebook Page (click here to “like” and comment) or visit their website
If you haven’t been here, you have to stop by, When you do, Tell them the Your Real Estate Whisperer sent ya.

“Because YOU Matter”

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The Following Comes Straight From the Louisiana Nursery Home & Garden Website.


Louisiana Nursery:

Roger Mayes started the business from scratch as a family owned retail Garden Center in February of 1983 with his son Mitch, and wife Marilyn. In March, he turned over the lead position to Mitch, who now serves as President. Roger remains actively involved as Vice President. Their business has expanded to 3 locations over a 25-year span.

Louisiana Nursery has been selected as a Baton Rouge Favorite Store for 10 straight years by the readers of Parents Magazine. We are also recognized as a “Top 10 Southern Nursery” (#48 Nationally) by Nursery Retailer Magazine.

Louisiana Nursery is also proud of the 25 Louisiana Certified Nursery Professionals that we have on staff! Come to our experts for answers to your questions!

A Note from Roger Mayes:

LOUISIANA NURSERY was established in 1983 with one Baton Rouge location. The business has grown dramatically over the years to become one of the 10 largest independent retail gardening centers in the south. (45th in the US.)

We now have 3 Baton Rouge area locations, each with 2.5 or more acres, and each uniquely different. Our stores are definitely a fun place to visit at any time of the year.

Besides our year round stock of plants, we also offer a unique gift department, several collectible departments, and a huge Christmas decorating selection.

Our goals are to provide you with a good selection, good quality, and good service. We hope our web site will help you.


Roger Mayes

Kristina Smallhorn
Your Real Estate Whisperer
eXp Realty LLC
Office (225) 412-9982 ext# 149
Kristina Smallhorn is a licensed REALTOR® with the state of Louisiana

41493 Creekstone Ave. Prairieville LA Has Been Re-Listed!


I take a new client, Kobra the Doga instructor, to my newest listing in Prairieville Louisiana, 41493 Creekstone Ave. MLS #2017009659.

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To view more details and schedule a showing of this home visit this link,


“Because YOU Matter”

Kristina Smallhorn
Your Real Estate Whisperer
eXp Realty LLC
Office (225) 412-9982 ext# 149

Are You An Ascension Parish First Time Home Seller? 5 BIG TIPS!



Are You An Ascension Parish First Time Home Seller? 5 BIG TIPS!

Below I’ve listed five things to keep in mind.



What About Price?

One of the most important factors when listing your home is pricing the home correctly. You want to make sure you are not overpriced. If you go too high with your price and keep dropping after being on the market for weeks, buyers believe there is something wrong with your home, or worse they don’t even consider your home because it was priced too high. Make sure to discuss with your Ascension Parish REALTOR® what the comparable sales for a home like yours sold for in the last year, so you can be confident in the price. You and your Ascension Parish agent need to be in agreement as to price.

Time To Prepare!


You know your home is clean and well kept, but what you don’t realize is what buyers do and do not want to see! In order to appeal to the masses, you’re going to want to take the advice of your Ascension Parish REALTOR® or a home stager when getting your home prepared to list. All those personal items that you walk past daily without much notice, can be a glaring eyesore to a potential buyer! As much as you love the pictures from your bachelor days, many buyers will not.

It’s Show Time!


In order to get your home sold in the fastest amount of time (other than price) is showings. I know from personal experience that showing your home during dinner time hours, especially with young children, can be a real hassle. But the sale of your home depends on how many showings you get! Most people work until 5 pm generally, and they like previewing homes after work. I suggest making a picnic for nights like this; it can be fun for small children when you have to leave your home during these evenings when you have showings.

Open House In Ascension Parish Is On Sunday.


Every Sunday between the hours of 2-4pm, Ascension Parish REALTOS® typically showcase their newest listings for the public to view. This is a great way for you as a new home seller to give your home a preview to the public without the pressure of a potential buyer to make a decision immediately. Generally, from my experience with open houses, many people are what I call “Tire Kickers,” which means they really aren’t sure if they want to buy at this time. Often when those same “tire kickers” really likes a home, they LOVE to tell their friends and co-workers about it. So don’t dismiss an “Open House” when it’s suggested! You just never know who’s going to be speaking great things about your home.

Homework ??


Now that your home is on the market and has hit all the online sites, it’s time for you to do a little homework. Yes, I said “Homework!” With the internet the way it is, information gets sent out so quickly that small mistakes can be made when data goes from website to website. Make sure your home listing has the correct data on the major websites and tell your Ascension Parish REALTOR® if you find any mistakes or misinformation.

I trust you found this information helpful if you’d like some more tips on selling your home you can always visit my website at “Because YOU Matter”

Kristina Smallhorn
Your Real Estate Whisperer
eXp Realty LLC
Office (225) 412-9982 ext# 149

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Ascension Parish Coffee Talk #14- Droop!


Ascension Parish Coffee Talk #14 – Droop.

Mark Taylor started a Facebook Fan Page sometime back in 2009. This page started out as an admiration for the man they call Droop and ended up turning into something much bigger. Fans from across the world have liked the page. People posting Droop sightings throughout the Parish. Occasionally snapping a picture of him at the local Wal-Mart or just riding along Black Bayou Rd. Over the years the page kind of took on a life of its own. Droop has gotten older and he is not able to get around as well as he used to. After a car accident in July of 2016 many people in the Parish heard about Droop being hit by a car. The Parish rallied around their beloved Droop; getting him a recliner chair and other supplies he may need while he recovered.

What I love about our community of Ascension Parish is our ability to see the humility in people. We as a community truly care and show this to Droop when he is in need. With the help of Mark Taylor’s, Facebook Fan Page and the caring members of our community Droop over the years has received a new bike, t-shirts and even a snowball or two from some young kids who were passing by.

You may or may not see the man who rides his bike almost daily, collecting cans or just taking a tour of his beloved Ascension Parish. Never bothering a soul, just living his life in the simplest way, earning money on his daily bike adventures. But if you do see him, make sure you shoot a wave and a smile it will surely make his day.

Thank you, Mark Taylor, for continuing to help out Droop and further the page along over the years. I know you never wanted to make the Droop Facebook Page about you but you sure have made it something that everyone in Ascension Parish can smile about. Just another reason why these simple acts of kindness make me love the Parish of Ascension.

“Because YOU Matter”
Kristina Smallhorn
Your Real Estate Whisperer
eXp Realty LLC
Office (225) 412-9982 ext# 149


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Ascension Parish Coffee Talk, Inspection Connection-Episode #11


The Home Inspection

Anytime you purchase a home in Ascension Parish or Anywhere in Louisiana. You have the right to inspection. There is no “Pass or Fail” grading to a home inspection. It just helps the buyers make a clear knowledgeable decision to what problems, if any may be wrong with the home. Some sellers have a pre-inspection done on the home to know of any unseen problems and make the repairs prior to listing. I’d still strongly advise getting your own inspector to look over the home when you have your inspection time. I’m listing some things you should know about the inspection period of a signed purchase agreement.

logo Frank .gifTime Frame-

Most purchase offers the state a ten day inspection period, but that, of course, that time frame can be negotiated. During this time the buyers have the right to have the home inspected at their expense. This means the can hire or not hire anyone to go over the home to detect problems that may not be known to the seller.

Who gets to inspect the home?-

Like I said before, anyone can inspect the home for the buyers. A licensed inspector holds more weight than let’s say your cousin who does home improvements for a living. The buyer can also have a structural engineer inspect the foundation, Have another inspector check for mold and another to take soil samples for various reasons. They can hire whomever they want during this ten day period to look over the home. These inspections are always approved by the sellers to allow the buyers to do this prior to the appointment. They can’t just show up during this time unannounced.

quality-control-1257235__340Do the sellers have to do all the items the inspectors find?

The best answer for this is NO! Inspectors can find major problems and not so major problems. An A/C not working properly is an issue for concern. Chipped paint from a weed wacker along the hardy board on the side of the house, not so major.

How long do the sellers and buyers have to respond to the request?

In the state of Louisiana, they have 72 hours after receipt of inspection request to respond to the repair request. This time frame is for the sellers to make calls and get quotes for the cost to them of the requested repairs. In turn, the buyers get 72 hours to respond to the seller’s response to the report. Meaning if the seller chooses to only half the repairs requested the buyer has the same amount of time to get quotes and make decisions to the items that were declined from repair.


Do I still have to buy the home if the seller doesn’t want to make repairs?

Unless stated in the agreement prior, the buyer does not have to buy the home if the seller is unwilling or incapable of making repairs. As long as the inspections were done within the time frame allotted for inspection.

Can the sellers negotiate the price if repairs aren’t going to be made?

Yes, The buyer can request instead of the seller making the repairs that either the sales price can be reduced or the buyer can receive closing costs. This part is something you can negotiate after you have determined the costs of the requested repairs.

Many things can and will happen during the inspection period. At a more recent inspection, I was in the kitchen as the inspector was checking a bathroom plumbing. As I sat, I began to felt water dripping on my head. I look up and the A/C drip pan was leaking from the ceiling. The inspection ended right there. The sellers had no idea that there was a problem but the buyers didn’t want the home when they saw this. The thought the sellers were trying to dump their problems on an unsuspecting buyer. This wasn’t the case but you can see how the buyers would feel like this.

It’s important for buyers to hire a professional inspector, this example was more obvious than other problems that could come up. If you are concerned about issues with your home prior to listing you may want to consider a pre-inspection. I tell you all of this “Because YOU Matter”

Kristina Smallhorn
Your Real Estate Whisperer
“Because YOU Matter”
eXp Realty LLC
Office (225) 412-9982 ext# 149



Take A Tip Tuesday- More About “Open House” In Ascension Parish.


This Weeks, Take A Tip Tuesday.

I take a deep closer look at the depths of an open house (add sarcasm) and how some inconsiderate customers can rifle through your home. Although this is uncommon it can happen. I took a more satire type approach to giving this information only to be humorous but get the point across. Last week’s “Take A Tip Tuesday” (Link is here To Last Weeks Blog Post About Open House) was the more realistic view of what could possibly happen. Just as a disclaimer I ripped off this idea from every more experienced and gifted YouTuber. I am not staking claim to being original to this idea.

I hope you enjoyed it, Please remember to subscribe if you liked this video and would like me to do more like this.

Your Real Estate Whisperer
Kristina Smallhorn
eXp Realty LLC
Kristina Smallhorn is a licensed REALTOR® with the state of Louisiana

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Made An Offer On An Ascension Parish Home and Got Countered?


Made An Offer On An Ascension Parish Home and Got Countered?

In this current market, you would be hard pressed as a buyer to not get countered if you’re trying to get a bargain on a home.  It is a seller’s market, and sellers are less willing to negotiate the listing price downward.  It’s possible but unlikely.  I just want you as a buyer to be prepared for a counter offer.

Why Was Your Offer Countered? 


When you make an offer on a home in Ascension Parish one of four things can happen. The buyer can either accept, reject, counter or simply let the offer expire.  (Most offers come with an expiration date). So if the seller counters, there could be a lot of reasons.

  1. Did you offer way under asking price?
  2. Was the closing date too soon or too distant?
  3. Did you ask for too many items like pool equipment, refrigerator, washer, dryer or expensive window coverings that the homeowner treasured
  4. The sellers didn’t want to pay for a home warranty.
  5. You made the inspection period too far into the future.
  6. You asked too much for closing costs.

These are just some of the many reasons your offer could have been countered, so what do you do now?

What To Do When Your Offer Is Countered.


Make sure to review your counter carefully with you Ascension Parish Realtor®. This is when having a REALTOR® at your side is most advantageous to put you, the buyer, in the best position.

Review all your comparables with you, REALTOR®.  You don’t want to overpay. Evaluate if you really need those closing costs.  Make sure your interests are being protected but you’re still going to win the house. If you see that there are issues with the home you may want to accept the seller’s countered price, and then have them reduce the price after you’ve had the home inspection.  It’s important to consult with your Ascension Parish Realtor to make sure that this counter offer “if it’s because of price” will appraise.  Have your Realtor® reach out to the seller’s agent to get a better feel for what the seller’s position is.  Are they selling because of financial hardship?  Or, did the sellers get transferred?  These could be great things to know if you’d like to counter the counter offer.

If all else fails, and the counter offers go flying back and forth, you may need to walk away.  You have heard the expression, “plenty of fish in the sea?”  Well, in the housing market new listings arise all the time and others go back on the market.  Don’t get yourself too wrapped up in a home where the sellers and or listing agent are unwilling to be flexible to get the deal done.

“Because YOU Matter”

Your Real Estate Whisperer

Kristina Smallhorn

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Take a Tip Tuesday, Tips for Ascension Parish “Open House” Sellers

Take a Tip Tuesday

Tips for Ascension Parish “Open House” Sellers

It’s an exciting time when you put your home on the market. The news of your first upcoming open house may make you a little nervous. You’ll have images of people swarming in your home to preview it.  The truth of the matter is, that in Ascension Parish Sunday open house is popular, but rarely do you get an offer from them.  And the swarms of eager buyers putting in offers over asking price are only on TV shows.  Even in this HOT market, an open house is just an introduction, almost like an opening act to a play.  Buyers come through and at a later date, they come back with their agent to get a better feel for the home, if they liked it at the open house.

How To Get Buyers To Like Your Ascension Parish Home Best?

Like I said, this is the opening act, so you want to make the best first impression. I know you’ve heard to de-clutter.  But what does “de-clutter” really mean? In the real estate world, it means to remove and store away any personal items like family photos, or shoes lying around. Hide your dog/cat bed and toys, remove any shoes by the door, hanging towels that aren’t decorative and make sure all your laundry is folded and put away.  Prior to the open house would be a perfect time to tidy up those closets, and that garage you have been ignoring for years should be swept out and organized.

Prepare For Your Safety

For the most part, the buyer’s coming through your home are there to just look at your home to possibly purchase it.  On occasion, you’ll get people who are there for a completely different reason. I’ve heard stories of people taking valuables, prescription drugs and even worse, firearms have been stolen from a home.  A REALTOR® does follow buyers through a home but these types who are there to steal know how to manipulate their way into getting what they want.  Usually, there is only one agent in a home during an open house and they cannot be in all rooms at all times. Your best plan or action is to hide, remove or store any and all valuable items.

Prepare Your Head

Like I mentioned before, you can get caught up with the idea of an open house, but you really shouldn’t stress over it. Take the four hours that possible buyers are walking through your home to go out to the park, or go watch a movie.  You don’t really want to dwell on what’s going on in your home.  When it’s time to head back to the house, check with your agent to see how the open house went to ease any anxiety you may have and get feedback. Your agent should have some good info to give you from the people who walked through.  This is extremely helpful when you have a future showing so you can address any problems.

Good luck with your open house!

If you’d like some more information about selling your home, please feel free to reach out to me. I look forward to being a service to you and your housing needs.

“Because YOU Matter”

Your Real Estate Whisperer

Kristina Smallhorn

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Is Your Neighbor Killing The Sale Of Your Ascension Parish Home?

If you have lived in a house or an apartment here in Ascension Parish, you may have had some neighbors. Some neighbors are awesome; some, well, not so much. If you have the latter of the two described neighbors, and you are looking to sell, it may be the perfect time to bury the hatchet. So how do you go about that?  Below I’m listing a few tips to help you with the selling of your Ascension Parish home.

It’s Time To Talk


So you have lived in your Ascension Parish home for the last 8 years and you have only spoken to your neighbor to ask for him to stop letting his dog poop in your flower bed.  Unfortunately, the response wasn’t exactly the best reaction you had hoped for.  Since then, you haven’t said two words to one another.  Well, this is a perfect time, before you throw the sign in the yard, to make peace.  Let bygones be bygones, as they say!  Just walk over and let them know your plans and how this may be the perfect opportunity for them to get a new (and better?)neighbor.

But The Neighbors Yard Looks Like H#$% !


I know, I have had one myself, and it could be a deal killer for sellers. My best advice for this, since you have now buried the hatchet, you could suggest, at your own expense, for a lawn company to freshen up the yard. I would do this tactfully just by saying, “Hey Neighbor, I was just about to call the landscaping company to spruce up my yard. I’ll pay for your’s to be done too as a courtesy if you would like?”  Many people will take you up on the offer, especially since time and money will not be an issue on their end of the deal. If they refuse and the yard is really that bad, you could amp things up by getting your homeowners association involved, but I would strongly suggest you go the civilized route.

The Fence On Their Side Is Rotting.


I had a listing several years back where the neighbors shared a fence. The sellers were not on speaking terms with the next door neighbors.  I wasn’t completely sure of the reason, but I did know something needed to be done about that rotting, panels missing, eyesore of a fence. According to the sellers, they had made several attempts to remedy the fence issue to no avail, including offering to repair it themselves. So I went over to the neighbors home and asked if it was possible to get the fence repaired, They grumbled for a minute but before they said a flat out NO, I said: “You can pick the fencing company and we will foot the bill!” This seemed to satisfy the neighbor and within a week new panels were being put up and the sellers were able to move on with their lives.

What If This Doesn’t Work?


Some people are just not happy unless they are making others miserable, I get it.  So, I understand sometimes you can’t just change a bad relationship overnight. If you have exhausted all your resources, and you really need to move, you can always add an incentive to the buyer to sweeten the pot. What I mean is, buyers can often overlook a sour neighbor if they feel like the deal benefits them, so simply add incentives into the listing such as, some additional closing costs or lawn care for a year or even possibly a reduced price for a serious buyer.

Your best approach is to try your best to improve the relationship with the neighbors for the sake of getting your home sold for the most money.

“Because YOU Matter”

Kristina Smallhorn

(Your Real Estate Whisperer)

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Cell 225-246-1812 Office 225-744-2610 Fax 225-744-2910
Villar & Company Real Estate,37283 Swamp Rd.,Suite 102 Prairieville LA, 70769
Kristina Smallhorn is a licensed REALTOR with the state of Louisiana, USA.