• 📉 Are Owensboro Homes Losing Their Value?

• 🎉 Client Party at Elite Air THIS Thursday!

• 📦 Moving? Go Mini’s is Who You Need!

• 🏠 House For Sale by My Favorite Walking Path

• 🐈 A Cafe in Oboro with Cats?! Yes Please!

• 🍔 A Smorgasbord of Food Trucks Every Week!

• 🚔 2nd Annual Touch-A-Truck Event

• 🎢 Six Flags Closing - Are You Surprised?

• 💭 Final Thoughts

• 📝 Survey Time!

📉 Are Owensboro Homes Losing Their Value?

When you list your home, you obviously never want to have to do a price reduction.

I’m seeing A LOT (more than I have seen in awhile) of price reductions on homes. In my opinion, it has nothing to do with the market conditions.

It has everything to do with the property being overpriced in the first place.

Not every time, but most of the time when I get called by an upcoming seller because they want me to help them get their home sold, they want to add more to the list price that I recommended. And it’s almost always “to give us room to come down.”

So I want to share some really important info that I want you to take to heart and really contemplate if you think you may be selling your home anytime in the next few years.

There are 3 different pricing strategies. And each have their place.

• Aspirational Pricing: This is what most sellers choose. They list their home higher than what the market shows it’s worth hoping that they will find the ONE buyer who is willing to pay more than the market says it will bring. This strategy DOES work for some homes. But it’s not for most. The properties that this works for are REALLY unique properties. Properties that offer features, designs, etc. that are extremely rare to find in our area. Aspirational pricing doesn’t usually work for homes in a neighborhood. Homes that are aspirationally priced (UNLESS it fits the bill for a truly unique home) will sit on the market longer and they will almost always sell for less than what they would have sold for if it was priced appropriately.

• Perceived Market Value Pricing: This is a property that’s priced according to what the market is showing that the home is worth. To be clear, if you have a home in a neighborhood and the average sale price is $275,000 for a home in good condition with your home’s same features…but your home hasn’t been taken care of, has a bad odor, etc…you’re not priced properly if you are priced at $275,000. You’re in the aspirational pricing category because your home doesn’t stack up to the others that sold for that amount in your neighborhood. Homes that are priced appropriately and show well are accepting a VERY close to list price offer within 2 weeks. This strategy is appealing to BUYERS because they know when a home is priced right and they are ready to make a fair & competitive offer.

• Event-Based Pricing: This is when you price your home UNDER market value and generate a lot of interest, typically generating multiple offers and pushing the sale price above list price. Some sellers who have a desire to sell quickly due to their particular situation will choose event-based pricing. This is not a bad idea, but you better have a real estate agent who is great at marketing in order to drive up the interest you need to get a higher-than-list-price offer. Marketing is crucial with this pricing strategy. Not only that, but the sellers will need to plan to be away from their home for 2-3 days knowing that the showings will likely be jam-packed. That’s what you’re hoping for with event-based pricing.

While most sellers choose aspirational pricing when I first talk to them, I explain the difference and the consequences of it. I know it’s hard to wrap your mind around potentially losing more money by pricing it too high from the start, but I promise you…that’s exactly what happens. You want to be the BEST option in the price range you are in. The buyers know what the other homes in your price range offers. When you’re priced too high, savvy buyers know it. And their agent will help protect their dollars and advise them against your home.

If your home sits on the market for 30+ days, buyers will begin to think that there must be something wrong with your home and may decide to pass on scheduling a showing and giving it a chance. If they do schedule a showing and decide to write an offer, I can promise you…it won’t be list price. So you end up with a lower offer AND your home has sat on the market longer. If you’ve been a home seller recently, you know how inconvenient it is to keep your home clean for any last-minute showing requests that might come through. You definitely don’t want that to drag out over several weeks. Price it right from the start and get the best price with the best terms at the beginning from buyers who are afraid they are going to lose out to another buyer if they don’t come in with a strong offer.

Some agents are misleading their sellers…

In order to “win your listing” when some agents think they may be competing for your business with other agents, they will sometimes try to win you over by telling you that your home will sell for more than they know it’ll sell for. Then after a couple weeks on the market, they will recommend a price reduction.

Beware of the agent who tells you how much your home is worth without first touring your property THEN doing the research.

If an agent shows up to your home for the first time without having ever seen your home…and they bring you a fancy-looking report showing you what your home is valued at…RUN. They determined your value without ever stepping foot in your home. And that’s impossible (and unethical, in my opinion) to do. Your home’s equity is SO important. It’s our job as real estate professionals to protect your equity and advise you professionally.

I know that you don’t buy and sell houses all the time. A GREAT agent is worth their weight in gold. If you have a good one, hold onto them tightly. 🫶 

👉 The moral of this “getting on my soapbox” moment is…feel confident that you priced your home appropriately because your agent did her homework and sent it to you so you could also view their research and their opinion.

🎉 Client Party at Elite Air THIS Thursday!

Our ANNUAL Client Appreciation Event is THIS week! 💃

👉 If you have ever purchased/sold real estate with me (past or current client), YOU and your family are invited!

👉 If you've EVER sent a client my way, you & your family are also invited!

This is the event I look forward to every single year! And as you can see from this short video, we have so much fun!

I rent out the entire facility for our private event. Why do I do this? Because I am so thankful for everyone who has ever supported me in this business. My family appreciates you. 💙 

🔟 And it's hard to believe, but I've now been in the business for TEN years?! Gosh time flies! So we'll be celebrating that too!

✔️ Trampoline fun
✔️ Jungle gym fun
✔️ Obstacle course
✔️ Climbing walls
✔️ Pizza, brownies & all the soft drinks!
✔️ Prize giveaways!

If you have jump socks, bring them. If you don't, that's okay! We'll provide them for you!

You don't need ANY money. Just come. And have ALLLL the fun!

If you haven't yet, please RSVP 👇 so I know how much food to have!

www.VegaRSVP.com

See you guys soon!!

📦 Moving? Go Mini’s is Who You Need!

Go Mini’s Moving & Portable Storage specialize in providing both local moving services and temporary portable storage solutions. Their ground-level containers are designed for easy loading and unloading, and their flexible rental periods allow you to pack at your own pace. Whether you're moving, renovating, or just need some extra storage space, Go Mini's simplifies the process.

You might be decluttering and considering the thought of renting a storage unit. You can do that, of course. But that also means that you are driving to the facility, unloading it…only to load it up again and move it to its final destination, wherever/whenever that might be.

Go Mini’s brings the storage “facility” to you. You load at your convenience and when you’re ready, you call them up and they’ll come get it and either store it for you or they can move it to your next home…or wherever you need it to go. It’s truly so convenient. No more back injuries from loading and unloading into/out of your friend’s truck!

My friends Codie and Anthony own Go Mini’s and they are incredible people. I highly recommend you consider Go Mini’s the next time you have any moving or storage needs. For more info about them, check out their website here!

By choosing Go Mini's, you're not just getting a convenient moving and storage solution—you're also supporting your local Owensboro community.

🏠 House For Sale by My Favorite Walking Path

🌾 Craving country views without the high price tag?

At 4826 Pellville Road, you'll wake up to wide open fields, peaceful skies, and no neighbors in sight from three sides. Whether you're sipping coffee on the porch or taking in the sunset, this kind of scenery is the peace and privacy you've been searching for.

📍 4826 Pellville Road, Reynolds Station
💙 3 Bedrooms | 2 Bathrooms | Almost 1 acre land
💲 $110,000

Check out the video of my favorite walking path to take our furbabies and its proximity to this home! 👇

@samanthajoray

Yes this home will need a bit of work. But the floors are NOT falling in and it’s in decent condition. It’s rare to find a home on nearly an acre for $110,000!

Don’t miss out on this Hancock County gem! #RealBroker #VegaGroup

🐈 A Cafe in Oboro with Cats?! Yes Please!

If you’ve not heard, let me be the first to tell you. YES! It’s true. A cat cafe is opening up soon in Owensboro and it’s called The Handsome Cat Cafe.

Who is undertaking this PAWSOME idea?! I wish I could say it’s me, but it’s not. It’s none other than our very own SPARKY - Saving Paws Animal Rescue of Kentucky.

I personally love the concept. If you’re not a cat person, obviously this cafe isn’t for you. BUT if you love cats like I do, this might be your new obsession!

I’ve not seen a menu yet, but you’ll be able to order snacks, coffee & other beverages & there will be cats hanging out all over the place. 😍 #SoundsLikeADream

Most of the cats will be adoptable. SPARKY is hopeful that this new cafe will cause an increase in the number of adoptions as people come in, get to know their personalities and fall in love with these sweet felines.

The Handsome Cat Cafe will be located at 1722 Sweeney Street here in Owensboro.

Already wondering if they will need volunteers?! If that’s you, reach out to them via email at [email protected] and let them know that you’re interested in helping out once they’re ready for volunteers!

Can’t wait til they open! Will I see you there!?

🍔 A Smorgasbord of Food Trucks Every Week!

Every Saturday, the food trucks are coming together for a new Owensboro food truck event called Owensboro Street Eats & Treats.

Yes you read that right! If you love the unique tastes you get from our local food trucks, you no longer have to track down their whereabouts. Every Saturday from 2-9pm, they will be located in the parking lot next to the Dollar Tree on Parrish Avenue near the Sportscenter.

A facebook page is in the works to keep you updated on which vendors will be there each Saturday. If you have a house full of picky eaters and not everyone can agree on where to eat, this may be the perfect Saturday go-to for you and your family!

In the beginning, there likely won’t be any picnic tables or seating. But they hope to expand and bring in seating to make it a more comfortable experience.

🚔 2nd Annual Touch-A-Truck Event

Now THIS is a fun event for the whole family, but ESPECIALLY for kiddos!

On Saturday, May 17th from 11:00-2:00, emergency vehicles will be set up at Panther Creek Park so you can get an up-close-and-personal look at all of them!

The event will feature a wide collection of vehicles including police cars, fire engines, dozers, cranes, tow trucks, paving equipment, tractors & more! This would be a dream come true for most kids! 🚜

And yes, it’s completely FREE! Bring your phone to take photos that will last a lifetime! You or your kids may get inspired about what they “want to be when they grow up” too!

Will you be going?!

🎢 Six Flags Closing - Are You Surprised?

If you are an amusement park enthusiast, you’ve likely already heard the news. But if you’re not, you may be unaware.

Six Flags America, located in Maryland, is permanently closing at the end of the 2025 season. While I’ve never been to that particular Six Flags park, I have been to the Six Flags Kentucky Kingdom (when it was operated by the Six Flags Corporation) and I wasn’t impressed. If all of the Six Flags are operated the way this one was, I’m not at all surprised that it’s closing. It was just really dirty, the rides and attractions looked old and run down (hadn’t been painted in years) and there were a lot of rides out of order. AND the employees overall weren’t very friendly or welcoming.

It’s probably not really fair for me to say that though, since it HAS been 2 decades since I’ve been to a Six Flag park. If you know me though, you know that I am VERY biased. My amusement park of choice is and will always be Holiday World & Splashin’ Safari. I grew up there so I can’t possibly choose another park over the park that raised me. 🫶

Holiday World ingrained in me the importance of service. The importance of hospitality. I have the “Look At Me - Smile At Me - Talk To Me - Thank Me” phrases lodged in my brain forever. We were taught that those were the 4 things that our guests wanted from us…and we were to deliver. It was so ingrained in my brain actually, that I became the Director of Training & Development and I was the person in charge in training all 2000 employees on hospitality and how to treat our guests. (Fun job!)

Were you surprised to hear of the announcement of this park closing? If you’ve been to any Six Flags parks, did you have a good experience? I’d love to know!

💭 Final Thoughts

That was a whole lot of randomness in one newsletter, huh?! Haha. I just go with the flow and share with you exactly what’s on my mind. And sometimes, it’s a wild ride to be inside this head of mine. 🤣 I hope you are finding value in these newsletter with each one that slips into your inbox. I’d love to know your thoughts!

And I’m getting in some extra stretching early this week in preparation to have ALL THE FUN with my clients and their kids at Elite Air Thursday!

Until next time…

❤️ Sam

“OBKY News” is brought to you by Sam Ray’s real estate team Vega Group proudly brokered by Real Broker.

We would be honored to be your chosen real estate expert when you are ready to make a move. ❤️ 

We know that it can be fun to tour homes even if you’re not ready to make a move. So we’ve put together a list of the upcoming Open Houses just in case you’d like to tour them. 👇

** This is a “live” link which means it’ll update as Open Houses are added or removed. Be sure to check back closer to the weekend!

📝 Survey Time!