New walkthroughs
8
Owner-reported September 28
September 28 catch-up
Interest grew; a purchase has not followed
More people are considering the home, but a purchase has not followed. Online engagement increased and Emily reports eight new walkthroughs. That is a meaningful improvement in activity. The unresolved question is what prevented those visits from becoming an acceptable agreement.
Zillow views
1,766
+842 since the prior recorded total
Zillow saves
158
+100 since the prior recorded total
Save-to-view ratio
8.95%
Up from 6.28%; +2.67 percentage points
Current public counters: Zillow, retrieved September 28. Baseline: September 19 report using older owner-supplied counters. Views are not unique buyers; saves are not offers. These are changes between snapshots, not a measured seven-day growth rate.
| Signal | Prior report | September 28 refresh | What changed |
|---|---|---|---|
| Walkthroughs | 2 reported September 16 | 8 NEW reported by Emily | 10 cumulative only if the eight are additional to the two; dates and repeat visits unconfirmed |
| Purchase outcome | No purchase recorded | Emily reports no purchase | Written offers and accepted-contract status need separate confirmation |
| Written offers | 0 shown in old report | UNKNOWN | No purchase does not mean no offers; old zero is not carried forward |
| Views / saves | 924 / 58 | 1,766 / 158 | Views +91.1%; saves +172.4% between recorded totals |
| Days since September 4 listing | 15 on September 19 | 24 | Nine more calendar days; listing text says showings began September 12 |
| Asking price | $350,000 | $350,000 | No change observed for the current MLS listing |
| 30-year fixed mortgage benchmark | 6.95% on September 17 | 7.03% on September 24 | +0.08 percentage points week over week |
Decision read: AMBER. Traffic improved; the purchase outcome has not. The evidence does not isolate realtor performance from price, property fit, financing or timing. Request the eight buyers’ feedback and documented follow-up before choosing between a new agent and leaving the market.
Decision review
Ask what happened after each walkthrough
What supports holding briefly
- Eight new visits demonstrate activity beyond online browsing.
- The save-to-view ratio increased by 2.67 percentage points.
- The public listing still shows $350,000 and 2,345 square feet. Updated interiors and the sunroom are listing claims; this refresh did not inspect condition.
What needs action now
- No purchase reported; buyer feedback and offer outcomes remain missing.
- School and ZIP information differ across public pages.
- Nearby listings show price reductions and pending language; their contract prices remain unknown.
- Mortgage rates increased again, adding buyer affordability pressure.
Use the next checkpoint to test execution
Proposed, not previously agreed: request a written summary of all eight walkthroughs, objections, repeat interest and follow-up within 48 hours, plus proof that listing discrepancies were escalated. Review progress on October 4, the 30-calendar-day point after September 4. This is an operating checkpoint, not a contract cancellation date.
| Status | Trigger |
|---|---|
| GREEN | A documented acceptable offer or accepted agreement, with terms and net proceeds reviewed by Emily. |
| AMBER — current | Growing activity without a purchase; feedback and offer evidence incomplete. |
| RED — proposed escalation | The agreed checkpoint arrives without acceptable progress and documented follow-up, or material listing issues remain unaddressed. Discuss release or a change in representation with the broker. |
The old 43/100 score and 25–40% probability are retired. Their scoring method and calibration were not available, so no defensible refreshed numerical forecast can be calculated. The qualitative status above is an analyst judgment with explicit triggers.
Decision-window uncertainty
The earlier report assumed October 19; that was not a verified contract end date. September 4 to October 4 is 30 calendar days; September 12 to October 12 is 30 days from the advertised first showing date. Neither establishes a right to cancel. Confirm the actual review date, latest signed agreement and any written notice already delivered.
Market context
Financing pressure rose
Mortgage rates rose again
Freddie Mac weekly 30-year fixed average · March 19–September 24, 2026
7.03%, up 0.08 percentage points in a week and 0.81 points from March 19. This is a national benchmark, not a quote for a particular buyer.
National conditions remain mixed
August existing-home sales fell 2.0% from July to a 3.98 million annual pace. Inventory reached 1.62 million homes, up 3.2%, with 4.9 months of supply. Median price was $429,100, up 1.6% year over year.
Seller implication: more national choice and higher rates can increase negotiation pressure. These monthly figures do not establish why this home has not sold.
NAR August report, released September 10. These are newly verified context, not new September 21–27 market changes. The earlier mixed-source national measures are not comparable, so no report-to-report deltas are calculated.
| Market / period | Reviewed evidence | How to use it |
|---|---|---|
| Midwest · August 2026 | Sales −3.1% month over month; median price $340,400, +3.3% year over year. NAR | Regional context; not a valuation of Oak Circle. Six-month series unavailable in this refresh. |
| Nebraska · August 2026 | Median sale price $321,661; median 29 days; 1,682 sales (−3.7% YoY). Redfin | All-home-type state figures; no matched weekly comparison. |
| Omaha city · three months ending August | Median sale price $292,806; 16-day measure. Redfin | Different geography and population from metro listing data; do not compare directly to this home’s ongoing time on market. |
| Omaha–Council Bluffs metro · August | Median listing days on market: 38. Realtor.com data via FRED | Includes a different listing population and timing definition; not a prediction of when this home will sell. |
| 68144 / approximately 10 miles | Six prior comparison properties rechecked below. | Full active, pending, sold, expired, withdrawn and cancelled MLS universe, concessions and verified distances remain unavailable. |
Local MLS six-month series, pending conversion and price-to-original-list measures still require an agent export. The Redfin city page mixes period labels and includes some future-dated sold cards; those cards and ambiguous transaction counts were excluded. National pending-sales figures were not reverified and are omitted.
Immediate competition
Price cuts and pending activity need attention
Four displayed asks are lower than the previous report recorded, but three reductions predate that report. Treat those three as baseline corrections. Only the $1,000 reduction at 1432 S 136th is confirmed as occurring during September 21–27.
| Property / source | Old ask | Latest displayed ask | Change / date | Status caveat | Beds / baths · sq ft · $/sq ft |
|---|---|---|---|---|---|
| 1530 S 142nd Cir | $369,500 | $364,900 | −$4,600; price-change date September 10, so correction to old snapshot rather than a new weekly cut | Active per newer MLS 22626068; older Zillow record differs | 3 / 3 · 2,310 · $158 |
| 13992 Woolworth Cir | $350,000 | $340,000 | −$10,000; September 16 cut predates old report | Remarks say contract pending with 48-hour first-right provision; header still “For sale” | 3 / 3 · 2,049 · $166 |
| 13604 Gold St | $340,000 | $340,000 | Ask unchanged; square footage corrected from 2,300 | Remarks say contract pending; header still “For sale” | 3 / 3 · 2,328 · $146 |
| 1432 S 136th St | $365,000 | $364,000 | −$1,000; dated September 23 — a last-week cut | For sale | 3 / 3 · 2,747 · $133 |
| 1865 S 131st Ave | $359,900 | UNCONFIRMED | Conflicting MLS history and property details | Latest page says off market; cannot infer sold, expired or withdrawn | Conflicting records — excluded |
| 11037 Olin Ave | $315,000 | $310,000 | −$5,000; September 16 cut predates old report | For sale | 4 / 3 · 1,772 · $175 |
Interpretation: Two $340,000 listings now contain pending language. That is evidence of buyer activity at those homes, not proof of their accepted prices or the value of Oak Circle. A new agent would still face the same competing homes and financing conditions.
Retrieved September 28. Distances, original-price histories, status-effective dates, concessions and accepted prices are not verified. These are a comparison watchlist, not an appraisal-quality adjusted CMA. Prior agent/broker names remain in the archived September 19 source, not a refreshed performance ranking.
Realtor review
Measure follow-up and execution
Eight additional walkthroughs are evidence of more activity. They do not establish which marketing action caused the increase or whether another agent would secure a better result.
What the agent should provide
- A dated showing log for the eight new visits, identifying repeat visits separately.
- Buyer feedback, main objections and follow-up outcomes.
- Every written offer, counteroffer and outcome.
- MLS-backed competing pending homes and a current net sheet.
- Proof that the school, ZIP and stale listing discrepancies were submitted for correction.
What would justify changing course
Base the review on documented responsiveness, follow-up and correction of material errors. If these are missing at the agreed checkpoint, a broker-level release discussion is reasonable. If the feedback repeatedly identifies price or property fit, changing agents alone may not resolve it.
Keeping the home and choosing a new realtor are different decisions. Confirm carrying costs and any release terms privately before withdrawing or relisting.
Agent comparison limits
The old 20-listing brokerage counts are archived and not reused as current data. Pending conversion, sale versus original list price, speed, expired/withdrawn share and comparable-segment results require a six-month MLS export. No agent leaderboard is inferred from listing counts.
Distribution audit
Correct the information buyers see
The school discrepancy is still visible. Zillow shows Oak Valley / Beveridge / Burke under nearby schools, while the agent’s fields say Prairie Lane / Westside / Westside. This could confuse buyers; its effect on demand is unknown. Obtain district confirmation and request correction with evidence.
Zillow$350,000; 2,345 sq ft; MLS 22625605. 1,766 views and 158 saves. Nearby-school section conflicts with agent-provided school fields.Homes.com$350,000; 2,345 sq ft; Prairie Lane / Westside fields. 1,238 views; no comparable prior count. Laura Doocy listed.Realtor.com$350,000; 2,345 sq ft; MLS 22625605. 212 views, 12 saves; no comparable prior count. School text needs reconciliation.Redfin$350,000; 2,345 sq ft; current MLS matches. ZIP displayed as 68114. 115 views, 3 favorites. Older $365,000 MLS is shown as removed history, not the current ask.eXp RealtyPage accessible; complete field/photo consistency not verified.Northwest MLSUnavailable through retrieval; no current status asserted.Linda Moy$350,000; 3 beds / 3 baths / 2,345 sq ft. ZIP displayed as 68114; needs reconciliation.Mark FaatzUnavailable through retrieval; no current status asserted.BHGREBrokerage home page opens; subject-specific listing page not verified.
Checks performed September 28. Portal counters are separate and must not be added into unique reach. “Retrieved today” is not a guarantee that every listing field was updated today. Photography consistency was not visually verified. Zestimate now displayed: $345,800; ask is approximately 1.21% higher. Automated estimates do not establish an attainable price.
Expert advice & market commentary
Keep opinions separate from evidence
COMMENTARY only. Each supplied link was attempted; content could not be independently retrieved. Titles, publication dates and attributed arguments remain unverified. The seller and buyer implications below summarize the supplied themes, not verified quotations. None affected the status or any numerical conclusion.
| Expert / supplied title | Supplied date | Seller relevance | Buyer implication |
|---|---|---|---|
| Jared James — Mortgage rates are about to go down | September 19, 2026 (supplied) | Do not delay the selling decision solely for hoped-for rate relief. | Buyers may change timing when financing changes. |
| Jared James — Take This Extra Step When Selling Your Home | July 9, 2026 (supplied) | Use inspection and repair documentation to answer condition concerns. | Clear condition information may reduce buyer uncertainty. |
| Brian Buffini — What’s Really Happening With the Housing Market | September 8, 2026 (supplied) | Respond to documented local feedback and competition. | Affordability and household needs can shape timing. |
| Brian Buffini with Dave Ramsey — Housing Market Update (September 2026) | September 2026 (supplied; exact date unknown) | Make the home’s differentiators clear against comparable alternatives. | More choice can strengthen negotiation leverage. |
Saved trend history
Keep the evidence through the final outcome
Each refresh retains its dated report, observed figures, sources, changes and decision notes. Missing weeks remain visible so the final review can distinguish measured progress from gaps.
| Report date | Zillow views | Zillow saves | Save ratio | Walkthrough evidence | Comparison status |
|---|---|---|---|---|---|
| September 19 | 924 | 58 | 6.28% | 2 reported September 16 | Historical baseline; engagement inputs date to September 12 |
| September 21 | Unavailable | Unavailable | Unavailable | Unavailable | Verified snapshot not located; no values invented |
| September 28 | 1,766 | 158 | 8.95% | 8 new, owner-reported; 10 total only if additive | Catch-up snapshot; exact weekly engagement change unavailable |
The report above shows changes against the prior available baseline. Future week-over-week calculations require compatible consecutive weekly observations. No purchase is not the same as no written offers. Final outcome: still open.
Assumptions and evidence
What remains unresolved
Assumptions
- The $350,000 minimum remains Emily’s preference; the current ask is independently visible.
- The eight walkthroughs are new, as Emily stated. Ten total is conditional on no overlap with the earlier two.
- No purchase is owner-reported. It is not a count of offers or proof about contracts.
- October 19 was an earlier planning assumption. The actual exit/review date is unconfirmed.
Unavailable evidence
- No saved September 21 counters: the report cannot supply an exact last-week engagement delta.
- No buyer comments, repeat-visit log, disclosure requests, offer log or open-house attendance totals.
- No complete MLS history, accepted prices, concessions, adjusted CMA or agent-performance export.
- Some pages have cache/status conflicts; those are labeled rather than averaged.
Freshness: owner update September 28, 2026 at 6:12 PM CDT; current portal figures retrieved during this refresh; mortgage data through September 24; regional market data through August. Refresh completed September 28, 2026 · 06:21 PM CDT. This is a Monday catch-up, not a backdated Sunday report.
Lessons learned and validation
- The prior scheduled task had one DTSTART and no recurrence rule; it ran September 21 and was disabled. It is now enabled weekly for Sunday night at midnight into Monday, America/Chicago.
- Separate report date, observation date and source retrieval time. Earlier cached Zillow results had 16 days and lower counters; the selected snapshot shows 24 days, consistent with September 4–28.
- Recheck history before calling a price correction a weekly price cut.
- Keep no purchase, no accepted agreement and no written offers as separate fields.
- Remove unsupported score/probability precision and distinguish planning dates from contract terms.
- Arithmetic, dates, source links, section IDs and missing-data labels checked. Browser rendering was not verified because this static Site has no supported managed preview server.