The 5 Best Free Apps for Virtually Designing Your Room

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Designing a room isn’t rocket science, right?

That is, until you realize your brand new couch is too big and you need to return it. Or all your new paint colors end up clashing. Or heck, maybe you put all your new furniture down and suddenly realize you needed a rug to tie everything together.

Lucky for you, as usual, there’s an app for that. Virtual room designer apps let you set up and measure any kind of room ahead of time, so you can see what your imagination actually looks like (plus figure out what it might cost to make it).

And if you’re planning to relocate, they’re super handy for bringing your designs with you to your home inspection or walkthrough, so you can accurately design even before you move!

In This Article

Because there are dozens of virtual room design apps, we did the hard part and tried them all to see which ones actually get the job done.

Our research mostly focused on free virtual room designer tools (because remodeling and moving can be expensive enough as it is). Each app was used to create the same downstairs basement room to more objectively compare user experience. We separated our findings by smart device and desktop experiences, as we realize that not all people are comfortable with or have access to both. Some apps appear on both lists because they’re available for smartphones and desktops. We intentionally treated them as separate options because the functionality and UX can be incredibly different between platforms.

5 Best Free Virtual Room Designer Apps for Smartphones and Tablets

  1. Planner 5D | ⭐⭐⭐⭐

App Store Rating: 4.3
Google Play Rating: 3.5
Pricing: 3-day free trial if you preapprove the $59.99 annual subscription, or $9.99 30-day subscription.

At the top of our list, Planner 5D is one of the best apps to design a floorplan, place furniture, and experiment with a new aesthetic. A necessary note is that it’s not the most straightforward home design app in the world, but can still be hobby-level simple once you get the basics down.

2D and 3D mockups are fast and easy in Planner 5D

Why it’s good: Those willing to potentially spend a little money for an app that truly is a one-stop shop for floor plans, design options, and visual “inspo” (spoilers: most apps don’t do all three well).

What it’s not good for: Those who are short on cash or aren’t looking for the complexity of a fully-loaded app experience.

User-friendliness: Difficulty-wise, Planner 5D is on par with the other apps – a bit confusing, but doable. We found its room scanner function to be inaccurate and difficult to edit. Of all apps reviewed, this one was hardest on phone storage, requiring a photo dump before it could be downloaded. Lastly, a credit card is required to use the free trial, so it’s not totally free.

  1. Room Planner | ⭐⭐⭐⭐

Room Planner comes with a variety of quick-start options
App Store Rating: 4.6
Google Play Rating: 4.2
Pricing: Free, $5.99/week for the PRO version to gain access to more items and functionality.

This is the best option if you want to draw your floorplan and design a room all in one app without putting in your credit card info. Room Planner has much of what you get from Planner 5D listed above, minus the more extensive catalog of furniture and 3D viewing options.

Why it’s good: Most users will find Room Planner a great fit for their needs, especially given that it’s free and your floor plans are saved in the account you create.

What it’s not good for: Those wanting more furniture options to cultivate a more unique look may not love it. Generally, while it’s a great planning tool, it does fall a bit short of what most users are looking for in the design department.

User-friendliness: Room Planner could do with fewer interruptions asking you to upgrade to the PRO version and to rate the app. Additionally, the tool layout is very detailed for the limited room smartphones generally have on a small screen, so placing and turning furniture is a bit difficult.

  1. Home Design 3D | ⭐⭐⭐⭐

App Store Rating: 4.3
Google Play Rating: 3.5
Pricing: Free with in-app upgrades and purchases

The free version gives you the tools you need to draw a room to scale, although you’ll ultimately choose from a fairly limited furniture library to decorate.

Why it’s good: People who are mostly looking for floor planning with only some light interior design abilities.

What it’s not good for: Those who want a single app to make all of their design dreams come true. Home Design does an okay job, but you won’t be able to easily change colors and designs to achieve a specific aesthetic unless you choose the paid version.

User-friendliness: Home Design is surprisingly intuitive. You’ll use drag-and-drop motions to draw rooms, place furniture, and arrange items. Those familiar with other basic design tools like Canva would likely be able to use this. However, it is difficult to scale items up or down, meaning you won’t be able to perfectly mock up your existing furniture. Lastly, the free version of this app doesn’t allow you to save your designs, so plan ahead if you want to keep your project.

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  1. Homestyler | ⭐⭐⭐

App Store Rating: 4.5
Google Play Rating: 3.6
Pricing: Free with in-app upgrades and purchases

This is one of few design apps that allow users to really explore more specific design styles and trends. The free version allows you to design blank rooms for fun, or take a photo of your space to place virtual decor in for inspiration. 

Homestyler has built-in templates if you like to design for practice or fun

Why it’s good: Those looking to test-drive cool new aesthetics in their current space layout (or those who just like to design just to pass the time).

What it’s not good for: Planning where your current furniture will go in your new space, or anything that requires size and space coordination. The app simply doesn’t have these capabilities.

User-friendliness: It couldn’t be easier to drag and drop furniture into your space on the app. However,  advanced functions like turning an item were very difficult to get the hang of. This app works best if you have an empty space to place virtual furniture in; otherwise, it’s challenging to work around your existing furniture.

  1. MagicPlan | ⭐⭐

App Store Rating: 4.7
Google Play Rating: 4.1
Pricing: Free trial, then $9.99 for additional projects

Lower on our list is Magicplan. The app was made to create floorplans, reports, and estimates, so expect it to be geared more toward home professionals than DIY designers. That said, it’s still on this list because it’s a  pretty powerful program if you only need floorplanning.

MagicPlan uses VR to scan the dimensions of your room, detecting the corners as you go

Why it’s good: Virtually planning where your furniture will go in 3D space. Think planning for a medium- or long-distance move, or even just furniture shopping.

What it’s not good for: Those looking to flex their design muscles. Its design capabilities are almost nil compared to other apps, meaning that you’ll only be able to add placeholder furniture to your room. You won’t be able to design colors, patterns, or add specific furniture models.

User-friendliness: MagicPlan is relatively easy to get started with, especially with the on-screen prompts and its ability to scan through items on the floor. That said, it can be hard to understand when the room scan should end and the planning phase begins.

5 Best Free Virtual Room Designer Apps for Computers

  1. Sweet Home 3D | ⭐⭐⭐⭐⭐

(Web access or download for Windows/macOS/Linux)
Pricing: Free

At the top of our list is Sweet Home 3D, a free and fairly easy-to-use platform that allows you to customize virtually everything about your hopeful designs. Beginners often love this app enough to spring for the premium version, thanks to how easy it is to use and the ability to import from photos.

Sweet Home 3D provides both floorplan and 3D rendering views at the same time, unlike other tools

Why it’s good: Those with highly specific space and detail needs who are comfortable with a powerful tool that provides lots of options and customization.

What it’s not good for: Someone looking for a quickstart tool that provides lots of design aesthetic inspo. Sweet Home 3D doesn’t provide that for you.

User-friendliness: Sweet Home 3D isn’t as intuitive as other options… however, it is still fairly easy to use, as long as you’re comfortable with design programs. (And if not, you can easily Google help if you get stuck.) This app earns bonus points for having one of the only user-friendly search functions in its furniture library, meaning more time designing and less time scrolling.

  1. Homestyler | ⭐⭐⭐⭐⭐

(Web access only)
Pricing: Free with account creation

An excellent professional quality app with an easy-to-learn and use interface for people just starting out. Homestyler currently boasts the design genre’s biggest catalog of design aesthetic furniture in its free category, which makes it especially good for those doing renovations.

Homestyler is one of the only computer apps to provide a tutorial

Why it’s good: It’s a free and fully-loaded design experience that can easily transition onto the app version. Also great for those planning renovations who want a large catalog of trendy furniture and accessories.

What it’s not good for: There aren’t many drawbacks to Homestyler, except for its inability to fully customize doors and windows. If for whatever reason those are an important part of your design plan, this may not be the tool for you.

User-friendliness: For most features, Homestyler is a big thumbs up. It’s easy to draw your room and place openings and furniture in it. However, the tool for adjusting flooring does needs some work. Getting started may take you some extra time because you do have to create an account and click through tutorial prompts before you can design.

With that said, having the option to use the paired app is a big plus if you’re on the go, or house-hunting in a different city or state.

  1. Roomstyler | ⭐⭐⭐⭐

(Web access only)
Pricing: Free with account creation

Another PC app with a smartphone version, Roomstyler is also high on our list because of its relative ease of use and decently extensive library of free furniture and accessories. Users have reported that the import option is a breeze to use on your computer, plus you can access your finished designs on the smartphone app to reference away from your computer.

Pan the camera tool in Roomstyler to capture different 3D angles

Why it’s good: Most basic design needs are met, including just placing furniture in a room to check for fit. The Roomstyler site also provides plenty of design inspo.

What it’s not good for: This is another slightly complex tool. Those who aren’t tech-savvy may have some difficulty (though all design tools seemingly share this critique to a certain extent).

User-friendliness: Generally this is a very intuitive platform with the only downside being that the search function for different types of furniture doesn’t operate that well. Also, options for window and door styles are limited.

  1. Planner 5D | ⭐⭐⭐

(Web or download for macOS)
Pricing: Free with account creation

Planner 5D’s desktop tool is also a fairly solid option if you’re not loving the others for whatever reason. This program toes the line between serving hobbyists versus professionals, so it can be a little complicated, but it’s plently learnable for most tech-savvy people. (Users have reported that larger files can be slow to load on phones supporting lower RAM, so keep that in mind.)

Why it’s good: Those looking for a tool with a ton of design capability.

What it’s not good for: Those who need maximum customizability for their designs should look elsewhere. Planner 5D comes with a lot of furniture and design options, but most of them are only available in the paid version… and even then, it’s not a full assortment.

User-friendliness: The free web version of Planner 5D is seriously limited in terms of doors, windows, and furniture you can add to your design. The free option simply won’t work if you’re really looking to design your home. 

When we tested it, we found the web version of Planner 5D to be a little slow. Pro tip: don’t use the smart wizard to start if you know your room dimensions, as it’s easier to just dive right in by drawing your room.

  1. Ikea Home Planner | ⭐⭐

ikea app(Web only)
Pricing: Free

Arguably the most straightforward design app out there, Ikea has made its own program available on its website so you can test out its products before you buy. Unfortunately, you can only use Ikea items, earning this a lower spot on our list.

Why it’s good: People who exclusively want to design their home with Ikea furniture. (Look, we know that’s a lot of you, so here we are.) It’s worth a spin when you’re IKEA shopping.

What it’s not good for: Literally any other use-case is non-existent. You won’t find design inspo in this web app, nor will you be able to resize items, change their colors, or take creative liberties in your room design.

User-friendliness: Of all of the apps and tools, Ikea home planner was the easiest to customize my doors and windows and to make sure they were centered/in the right place. Ultimately, anyone serious about designing will be disappointed with the lack of carpet and furniture options.

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Tips for Newbies Using Design Apps

design apps moving

Smartphone vs. computer: honestly, use whichever you’re most comfortable with. If you’re a professional, chances are you already know what your needs are. For amateur designers, you’ll get the most out of your design experience on the tech you’re most proficient at. Keep in mind though that benefits of a computer include more space and freeing up your phone from having to run sometimes heavy software.

Make sure your phone has enough storage to save your pictures. Your phone needs room for the app and any saved photos and designs. I started my reviews with a pretty full phone, so I couldn’t download more than one app a time. I had to do an impromptu app and video purge when some of the downloads stalled.

 

“…decide if you’re capable of painting, coordinating new flooring, and finding and transporting décor. If you’re extremely not confident, it’s actually not that hard to hire an interior decorator.”

 

You don’t necessarily need a new smartphone to use a virtual design app, but your old phone might have problems. A newer smartphone is likely to be most compatible with the complexity of virtual design. The Apple iPhone 13 has up to 256 GB of storage for iOS users, or maybe opt for the Samsung Galaxy Note 20 Ultra.

Similarly, computers are only really better if they’re new enough. Of course, compared to phones, computers can show higher-quality mockups, render images instantly and load multiple files at a time. But this all relies on the ability of your laptop’s CPU and RAM (without sufficient RAM, your computer won’t be able to run the app while doing anything else). I recommended that you use a Macbook Pro on the newer side, or for PC users, something in the neighborhood of the Acer Nitro 5, both with at least 16 GB of RAM.

How To Actually Finish Your Room Design Projectdesign apps

Just getting started on your design project? A little prep can really upgrade your chances of success.

  1. Start with one room, not the whole house. It can be tempting to renovate the entire house at once. For most of us, this is a huge financial and logistical feat. Consider trying to fit your designing into a day or two, instead of starting a huge project that may take weeks or months to complete.
  2. Agree on a budget and stick to it! Your costs will vary depending on your personal style, quality preferences, and whether or not you hire professional help. (For context, a basic bedroom costs between $880 and $2,300 to furnish, while a living room will run you $2,050 – $3,150.)
  3. Capture design inspo from everyday life. Great design inspiration can come from anywhere. That said, it’s usually easiest to use sites like Pinterest, Modsy, or Havenly that let yoy save your inspiration (don’t forget to screenshot photos from your Instagram and TikTok feeds).
  4. Pick your color scheme BEFORE you start buying. Color scheme is a highly personal choice, so talk with those you live with ahead of time before picking paint colors and upholstery. When it comes to mood, bright, energetic colors stimulate energy, so choose oranges and yellows for exercise rooms or play areas, not bedrooms. Conversely, cool colors are typically calming and great for bedrooms and bathrooms (plus great for resale value).
  5. Incorporate your personality. It’s surprisingly easy to lose your personal touch when redecorating. To avoid this, design around your values by opting for décor that aligns with causes you agree with, like unique taste, sustainability, or even businesses led by minorities. You can also try centering the room around a sentimental piece of furniture or décor.
  6. Think about future needs. Your design requirements should take into account your style inspiration and any future needs (think: pets, children, future moves). 
  7. Decide on DIY or hiring a pro. Now that you know what you want, decide if you’re capable of painting, coordinating new flooring, and finding and transporting décor. If you’re extremely not confident, it’s actually not that hard to hire an interior decorator.

Portland Real Estate Guide 2021: Neighborhood by Neighborhood

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Like many millennials, I’ve exclusively shopped for rentals in the past, so I don’t know the first thing about the housing market—in my current city or any other. But since my long-term boyfriend and I are living that “DINK” life (“Dual Income, No Kids”), we started wondering just how much money we’d need to bring to the table and what we’d need to know in order to make the leap to homeownership in Portland.

But here’s the real question: where should we be house hunting in Portland, what types of housing we should consider, and when should we take the plunge?

To answer those questions, I turned to Jo Lavey, a principal broker at John L. Scott Real Estate. She gave me an inside look at the hottest Portland neighborhoods, the obstacles that have been tripping up aspiring buyers, and advice for navigating a housing market that’s churning through inventory at truly unprecedented levels. And I, in turn, am giving it all to you.

Here’s your 2021 guide to moving to Portland, Oregon.

Some Portland home-buying statistics that blew my actual mind

A quick word to the wise before I get too far into this: based on everything I heard from Jo, this really is not the best time to be looking for a single-family home in Portland. (Or many other cities in the United States, to be frank.) As of March 31, 2021, average sale prices in Portland have increased by 16.6%, from $461,600 to $538,200, and they show no signs of slowing.

Here are some other stats Jo shared with me that had my eyebrows vanishing into my hairline:

  • At the time of this writing, the Portland market has just .45 months of inventory for sale, meaning that if no new properties were listed, there would be nothing left to sell within about two weeks. (For context, Jo told me that a market with six months of inventory used to be considered a balance between a buyer’s and a seller’s market. So it’s a seller’s market in a serious, almost unprecedented way.)
  • This trend is predicted to continue for the next three to five years, largely due to construction constraints. Portland has an urban growth boundary which limits the amount of land for new construction of homes in favor of maintaining farmland. With very little space to work with, builders have had to rely on in-fill lots (splitting larger lots and building vertically on smaller lots) or spreading out into the suburbs. 
  • Additionally, new construction on multi-family homes in Portland’s Multnomah County is down 70%. In 2013, far more apartments were built than single-family homes, and now the previous inhabitants of those spaces are aging into buying single-family homes.
  • Oregon has been in the top ten states that people are migrating to for three years now, with many coming from California—specifically San Francisco and LA. (Oopsies, guess I’m not so original after all.)

In case those stats have you as intimidated as they have me, there is some good news. Average rents are at $1,500, which is a 2% decrease year-over-year, and condominiums aren’t seeing the same surge in pricing or popularity as single-family homes. (At least for now.) While houses are selling at an average of 5% above list price after a low of four days and a high of 14 days on the market, condos have been selling at or below list price, after lingering on the market for an average of 48 days.

 

“As of March 31, 2021, average sale prices in Portland have increased by 16.6%, from $461,600 to $538,200, and they show no signs of slowing.”

 

If you’re me, this sure is looking like the moment to consider purchasing a condo while I wait out the market. But you’re you—so if you’re absolutely dead set on becoming a Portland homeowner in 2021 and have the cash in hand to back it up, these are the hot neighborhoods that everyone has their eyes on.

Where People Want to Live in Portland

The city is divided into directional quadrants: north, south, east, and west, and then further divided into more specific areas (it’ll be clear below), which is how I’ll lay out this list. The following is a three-month snapshot of properties sold between January and March of 2021, and the pricing is an average cost for a three-bedroom, two-bathroom single-family home.

Northeast

Laurelhurst

Laurelhurst
crystaltrulove.com

Average List Price: $906,225 

Average Sold Price: $922,304 (102% of listing)

Average Days on Market: 16

Mostly residential and with its own truly gorgeous, historical landmark of a park, Laurelhurst is snuggled up to other nearby neighborhoods like Hollywood, which offer schools, restaurants, and shopping, so residents get the best of both worlds.

Irvington

Irvington
Adam Fous Photography

Average List Price: $838,455 

Average Sold Price: $844,412 (101% of listing)

Average Days on Market: 15

Brimming with historic charm, Irvington’s location makes it extremely convenient for commuters. The leafy neighborhood has multiple public transportation options within blocks, and easy access to I-84 and I-5 on-ramps.

Sabin

Sabin
airbnb.com

Average List Price: $814,919 

Average Sold Price: $841,583 (103% of listing)

Average Days on Market: 10

Right next door to Irvington is Sabin, its slightly more youthful neighbor—great for young professionals. In addition to the old world homes are more recent builds and modern restaurants, and the area is abutted by the ultra-cool Alberta Arts District to the north.

Parkrose

Parkrose
Homes.com

Average List Price: $460,463 

Average Sold Price: $460,219 (99.5% of listing)

Average Days on Market: 7

Parkrose prices have yet to soar as high as its northeast neighbors, because crime-wise, it isn’t the safest option on this list. That said, it has its own dedicated school district with an elementary, middle, and high school, and the area is becoming more revitalized by the day.

 

“Average rents are at $1,500, which is a 2% decrease year-over-year, and condominiums aren’t seeing the same surge in pricing or popularity as single-family homes.”

 

Southeast

Woodstock

Woodstock
soldbysagato.com

Average List Price: $602,894 

Average Sold Price: $626,650 (104% of listing)

Average Days on Market: 4

Considered one of the most walkable neighborhoods in Portland, Woodstock has its own adorable little town center and farmer’s market. Plus, it’s steps away from nearby Reed College, making it a popular area with students.

Sellwood/Westmoreland

sellwood
sellwoodmoreland.com

Average List Price: $677,421 

Average Sold Price: $708,571 (105% of listing)

Average Days on Market: 5

Built along the flank of the Willamette River, the cobbled-together neighborhood that is Sellwood/Westmoreland is its own self-sustaining community. It features local grocery stores, food trucks, coffee shops, and even Oaks Park—a roller rink and theme park that features in many of my happiest childhood memories. (As well as the TV show “Shrill”, which is potentially more relevant to your interests than my personal history.)

Montavilla

montavilla

Average List Price: $462,411 

Average Sold Price: $488,429 (106% of listing)

Average Days on Market: 6

Named one of the country’s “top ten neighborhoods you need to visit” by Lonely Planet in 2017, Montavilla has a lot to offer. Namely, the historic Academy Theater, where second-run tickets cost just $4, as well as craft cocktail bars, microbreweries, antique shops, and quirky boutiques.

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Mt. Tabor

Mt. Tabor
reddit.com

Average List Price: $695,221 

Average Sold Price: $723,077 (106% of listing)

Average Days on Market: 5

Built atop an extinct volcano (!), Mt. Tabor is perched high above the rest of the city, offering breathtaking views of downtown. The area has its own 200-acre park featuring miles of biking and running trails, making it a dream destination for anyone craving an active, outdoorsy lifestyle within reach of the city.

Southwest

Multnomah

multnomah
statesmanjournal.com

Average List Price: $641,245 

Average Sold Price: $641,350 (100% of listing)

Average Days on Market: 11

A quaint and artsy village nestled in the heart of Portland, Multnomah boasts the kinds of shop-lined streets you might have thought only existed in Christmas Hallmark movies: bookstores, toy shops, sidewalk cafes, and the massive Gabriel Park.

Hillsdale

hillsdale
roblevy.com

Average List Price: $687,450 

Average Sold Price: $707,450 (102% of listing)

Average Days on Market: 6

I grew up between here and nearby Raleigh Hills, which is how I can tell you that Hillsdale is extremely family-friendly, with great schools, some excellent restaurants, and walkability. Plus a suburban, residential feel that belies the short distance to the city center.

Vermont Hills

vermont hills
portlandrealestateblog.com

Average List Price: $579,257 

Average Sold Price: $624,429 (108% of listing)

Average Days on Market: 6

Just west of Hillsdale is Vermont Hills, which if anything has an even more impressive school district — and even fewer businesses. If you’re looking for a quiet, park-filled area to raise a family or work from home, you couldn’t do much better than Vermont Hills. But consider looking elsewhere if the traditional amenities of a big city are important to you.

North

St. Johns

st. johns bridge
steveschwindt.com

Average List Price: $457,125 

Average Sold Price: $479,813 (105% of listing)

Average Days on Market: 8

At the convergence of the Willamette and Columbia Rivers sits St. Johns, rife with excellent antique shops, beloved coffee roasters, and even a floating home community. The neighborhood is slightly isolated and undeniably odd (I mean that in the best way), but if you’re someone who enjoys a unique, small-town vibe, you’ll feel right at home.

Arbor Lodge

arbor lodge
farrellrealty.com

Average List Price: $620,325 

Average Sold Price: $618,725 (100% of listing)

Average Days on Market: 26

Nudged up right against the MAX line – it’s Portland’s light rail system, standing for “Metropolitan Air Express” – living in Arbor Lodge allows for easy access to downtown. Or you can stick close to home and take advantage of the area’s excellent grocery stores, bike shops, or enjoy an evening of live music and pub trivia.

Northwest

Alphabet District & Kings Heights

Alphabet District & Kings Heights
portlandrealestateblog.com

Average List Price: $1,121,996 

Average Sold Price: $1,122,196 (100% of listing)

Average Days on Market: 12

As you can probably tell from the prices, we’ve entered the always red-hot downtown area, so hold onto your butts (and grab your wallets). Everything you could possibly want as far as restaurants, nightlife, and shopping is at your fingertips, plus the Willamette waterfront, Forest Park, and the Portland Zoo. So yes, you’re going to pay for the privilege of having all this bounty in one place.


What if I can’t afford literally any of that, but I still want to buy?

Great question, Alexis Rhiannon. First of all, you could look for smaller houses and hope to get lucky. Or, for you and anyone else in your same boat, I’m gonna drop some condo pricing in here before we go our separate ways.

Average Prices of Condos in the Portland Area

Northwest

Average List Price: $460,386

Average Sold Price: $452,005 (98% of listing)

Average Days on Market: 78

Southeast*

Average List Price: $341,043

Average Sold Price: $343,878 (101% of listing)

Average Days on Market: 74

Southwest**

Average List Price: $332,795 

Average Sold Price: $332,833 (100% of listing)

Average Days on Market: 18

**In both cases, Jo pulled data for properties closer into the city center; prices are likely to be lower as you get further out.

Other things to bear in mind with Portland real-estate

Cash offers are obviously king in this cuckoo market, but since the majority of places are going above listing, I recommend you factor that in if you’re getting a loan. Once you’re approved, consider mentally cutting your budget by $25,000 or so, so that if you really fall in love with a place, you have the funds to put in a compelling offer and downpayment even as the price creeps up. (Rates are going up at a rate of 1% per month, according to Jo. ????)

Overall, $500,000 and a strong stomach should get you something in most any neighborhood you’re interested in in Portland. (Just be aware that a cramped one-bedroom does count as “something” in this case.)

If you’re coming in with $350,000 or under, your best bet is going to be a condo or a townhome, which won’t appreciate as quickly as a single-family home, but that can at least serve as a place to land while you wait for things to calm down… we hope.

The Must-Read Guide to Prepare for Your Home Inspection As a Buyer

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Let’s back up to right before you schedule your home inspection.

Chances are you just signed a contract, which means the lender, realtor and lawyers are probably already approaching you with their list of requests. You need to get your current home on the market, you probably have a busy job and a few kiddos at home, and life has officially taken a turn to Crazytown!

But just because things are busy doesn’t mean you should neglect your obligatory home inspection. Not only can not giving attention to your home inspection impact the sale, but the results could cost you well into your future if you’re not prepared. This must-read guide gives you all of the facts you need to have for scheduling your home inspection, with helpful tips on how you can make the most of this tedious step … even amidst the chaos of buying and selling!   

What will a home inspection cost me?

Home InspectionA quality home inspection will cost you, the homebuyer, about $250-$400 depending on the size of the home. As much as these unexpected expenses seem endless during the moving process, this is one expense you do not want to skip. Hiring a quality inspector can make such a significant difference to highlight the good, bad and potentially dangerous components of your new home. You want to make sure you hire an inspector who is licensed and knowledgeable … even if that costs a few extra bucks. This tiny investment can save you thousands of dollars (and a lot of heartache) in the long run.

How do I find a quality inspector?

Home Inspection

So you know you want to invest in a quality inspector, but you’re not really sure where to find one. You’re not alone! The best place to look is your realtor. If you really trust your realtor, she probably has some recommendations. Usually, realtors come to their buyers’ inspections, so chances are they have met a lot of inspectors and have seen which ones are thorough and which ones aren’t.

Says Lexi Newman, a real estate agent heading Lexi Newman Real Estate out of the Los Angeles area, “I’ve observed countless inspections over the years, and while some inspectors spend hours examining every nook and cranny and then doing additional research at home, others breeze on through doing the bare minimum.”

Again, you want to squeeze every bit of usefulness you can out of every step of the process. Continues Newman,
“Your realtor attends inspections day in and day out, knows what constitutes a quality inspection, and can point you in the right direction … Find out if the inspector is certified with the American Society of Home Inspectors (ASHI). Ask them how long they’ve been inspecting, if they come from a construction or contracting background, and what they did professionally before becoming a home inspector. Also, find out what sort of report they put together and how fast they are able to send it to you -this is a crucial part of repair negotiations during escrow, and a quick turnaround time is extremely important so your realtor has time to negotiate.”

And if you don’t love your realtor? Try speaking with friends or neighbors for their recommendations. The bottom line is that you should always go with someone who has good “cred” with someone else you trust and respect. There’s too much riding on the line to go with someone who hasn’t proven to be anything less than amazing.

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How long will the inspection take?

The time for an inspection varies based on the size of the home you are purchasing and how thorough your inspector is. On average, we suggest allowing for at least two hours, but on the long end, it’s usually not any longer than three hours. 

What should I bring to the inspection?

Home Inspection

Some inspectors expect payment at the completion of the inspection, so be sure to have an approved payment method ready for the cost of the inspection on hand. Beyond that, we suggest wearing casual clothes in case the inspector wants to bring you into the deep nooks and crannies of the basement or attic to educate you about future maintenance. This is not required of course, but it is a sign of a great inspector!

We also think it’s extremely important for you to bring these things:

  • Notebook
  • A pen
  • Cell phone camera
  • Measuring tape

And here’s why …

What else can I do while the inspection is happening?

This may be the last time you have access to your new home until the final walk through (or even closing day!), so be as prepared as possible to get the most out of this critical time. Of course, your first priority is following along with the home inspector and listening to them as they relay observations, maintenance tips or stats on any of the home’s mechanicals. There will be a lot of information coming your way, which is why the pen and notebook will come in handy to jot down all of these tips.

However, there’s another important opportunity here!

Your homeowner’s insurance company will request information about your new dwelling in order to prepare an insurance quote over the next few weeks. Usually, they request information about the mechanics and age of specific parts of the home (like the roof) for the end proposal. Sometimes they even have discounts available if parts of your home were recently replaced, so getting all this information while your home inspector is with you is a great way to be ahead of the game for the insurance team.

What should I do if the inspector doesn’t want me tagging along?

Home Inspection

Sometimes home inspectors don’t want you following them from room to room taking notes while they create a detailed report. In that case, we still think you should keep busy doing the following things. First, take as many photos as possible of the home, and specifically, these things:

  • The layout
  • Outlets
  • Doors
  • Anything you want to change when you move-in

The last one will help you calculate how much time you’ll need in order to have everything you need by moving day.

Because you probably won’t have access to the home until the day (or day before) closing, these photos will be a very helpful reference. If you have enough time, we also recommend taking your phone and creating a simple video of the home. Why? We find that if we forget to snap a photo of something, we can still find the information we need by looking through the video footage. Plus, having this video for your memory will be fun to look back at someday!

Also, take measurements now!

Do you love the size of the current homeowner’s dining room table, TV, or sectional couch? Measure these items so you can start furniture shopping without problems! Rugs especially can be a tricky accessory because they are often too small for a space. If you find that a previous homeowner has done the rug sizes correctly, take a measurement and make note. Virtually anything you think looks good (or bad for that matter), get it jotted down so you don’t forget. (Trust us, you will forget.)

What should I make sure I get from the inspector?

After the home inspection is complete, you should receive a detailed written report from the inspector. You will need this report to negotiate improvements with the current owner, or in extreme cases, to back out of your original contract. Save this report in your files even if you plan on moving forward with the sale with no issues. 

Is there anything else I should probably know?

Home Inspection

If you really like your home inspector after the inspection is over, don’t be afraid to ask them for referrals for other professionals in the industry.

If you are looking for someone to eventually come fix the HVAC or maybe update the gutters after you move in, inspectors often have some really great contacts to share. Or at the very least, be sure to grab their contact information so you can follow-up later when you’re looking for referrals for just about any job around the house.

Also, don’t be afraid of asking too many questions! These people are professionals and often have an endless wealth of knowledge when it comes to all things home-related. Some important things people often forget to ask:

  • Inquire about all specific mechanics in the home (e.g., furnaces, vents, switches, attic fan, etc.)
  • How often you should be servicing, cleaning or updating these specific items
  • The most updated codes to uphold
  • Routines of services providers (e.g., cable, water, electrical companies, etc.)

It’s overall just smart to ask too much versus too little. Remember that inspection time is mostly for you, not the inspector, so make use of this important moment in your home buying journey!

These Things Should Always Be Deal Breakers While House Hunting

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There are some things you should overlook when house hunting, but being flexible and seeing past a home’s imperfections isn’t always the thing to do. Don’t get us wrong, there are a lot of things that should be overlooked because they can easily be changed down the road. However, some things should never be overlooked. We like to call them “deal breakers”.

Making a list of your deal breakers is essential to finding the perfect home for now and well into the future. That’s why the things on this list should be non-negotiable. Seriously, don’t get emotionally attached to something that will create resentment down the road. Ultimately, it’s up to you and your family to create your own list of deal breakers before your house hunting adventure begins, but we’ve compiled a list of the most important ones in order for you to jump-start the process!

A Real Potential for Water Damage

House Hunting Deal Breaker - Water Damage

A lot of household problems can be fixed, but being subject to water damage is one that is not even close to an easy fit. Before committing to a house, be sure to research if it’s in a flood zone. (FEMA has a handy website that can search all flood areas by address.) Also, take notice of its elevation on the block compared to other homes. Is this house at the lowest point on the street? Will your basement constantly be at risk of flooding and causing you large problems and even larger repair bills? Make sure you look very closely for any signs of water damage.

Do your research so that you know exactly what you are getting into, and are not surprised by a flooded basement after the first rain in your new home.

(All Different Kinds of) Safety Concerns
House Hunting Deal Breaker - Safety Concerns

Safety concerns are a very broad category, so it’s important that you get as specific as possible when creating your house hunting deal breaker list. Safety concerns with electronics can be caused by amateur workmanship, such as plumbing or electrical problems. But this could also be caused by other household issues, such as:

Check the links for helpful ways to test for common safety concerns. Before you buy any house, let alone a suspect one, make sure to hire an inspector. If they report any problems, know exactly what issues result in you walking away from the deal and which ones you are willing to deal with (and potentially pay for!). Having this information clear before the home buying process will allow you to remain objective during this emotional time.

Below Average School District

If you have kids, be sure to investigate the local school district before you buy a home in that district. Niche.com provides a comprehensive look at most every school system in the country, including elementary, middle and high schools. You can also look at schools individually!

House Hunting Deal Breaker - Poor School District

Even if you don’t have kids, we still encourage you to do the same because that school district will impact the resale value of your home in the long run and should be considered before you purchase.

Structural Damage to the Home’s Base

House Hunting Deal Breaker - Structural Damage

Structural damage in a home can cause some serious problems down the road, not to mention what a nightmare it would be to try to re-sell a home that has these large issues. It’s important to consider this when house hunting in order to avoid large project costs down the road. Look for shifting of the home in cracks, uneven floors or a drooping roof to identify potential structural damage. If you’re not sure, don’t be afraid to Google a contractor or professional so they can assess the situation and reassure you the house is a safe long-term investment.

Unless you are buying a foreclosure for pennies on the dollar, structural damage is certain to massively impact your investment in a negative way.

A Floor Plan That Doesn’t Work for Your Family

House Hunting Deal Breaker - Bad Bones aka Floorplan

All rooms can be rearranged, redecorated, repainted or even switched around, depending on your family’s needs. However, don’t trick yourself: a sweet overlook may be cool, but the layout of the home or the square footage of the home is not so easily changed, especially without a massive budget and an extra-large construction project. Are you looking to double your investment by knocking out walls?

It’s okay to look past the cosmetic upgrades in a home, but don’t look past what the pros call “the bones” of the house: the layout, the number of rooms, the number of bathrooms or again, even simply the square footage. The bones are permanent and will directly impact your lifestyle. Are you willing to change your life just for that sweet view?

House Hunting Outside of Your Price Range 

House Hunting Deal Breaker - Over Budget

Buying a home out of your price range is a slippery slope and a financial decision that can put a lot of stress and pressure on you and your family.

It is also the most common deal breaker people ignore!

If you have a strict budget you need to follow, adding this deal breaker to your house hunting checklist will be a great way to “check yourself” and make sure that you are coming in under budget and not putting an unnecessary strain on you, your marriage, or your family. Besides, it is almost always better to invest in a cheaper property than to live with what you cannot afford.

What’s on Your House Hunting Deal Breaker Checklist?

All of these may fall on your house hunting deal breaker checklist, or maybe some of them… or maybe none at all. Technically, the most important thing is shedding light on the fact that people don’t often consider deal breakers ahead of hunting for a house. That’s why a house hunting checklist is crucial to avoid getting emotionally invested and making an impulsive decision that you’ll regret later on.

Remember the biggest rule: once you agree on which deal breakers gets added to the checklist, you cannot purchase any home that has even one of the things on it, regardless of how adorable it may look! This cute house may look great now, but it probably isn’t the best investment for the long run. Hold strong, the right one will come along… it always does!

4 Cases Where You Really Should Move to Save Money

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It’s true what they say: there’s never a “perfect” time to move. But sometimes making that decision is the best thing for you and your family.

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