🏡 That home you loved? You might still have a shot.

Good morning, neighbors! 🏡 🐝

November is settling in, and we’re glad you’re spending a little of your Saturday with Home Sweet Buzz.

This week, Todd shares why an “under contract” sign might still leave room for opportunity, and we tackle a homeowner question about selling after years of building equity. With Veterans Day approaching, we’re also highlighting the home loan benefits available to those who have served.

Grab something warm, get comfortable, and let’s get into this week’s Buzz!

🏡 HOME SWEET BUZZ is proudly presented in partnership with Todd Porter & Tammy Swain | SURE Synergy United Real Estate Group

🏡 That “Under Contract” Home Might Still Have a Door Open

Davis County Market Update | November 7, 2026
By Todd Porter

You found a home you love. Then you spotted those two words: Under contract.

Time to move on? Maybe. But I’d make one phone call first.

Right now, 75 Davis County homes under contract are still accepting backup offers. That’s about one in four. The first buyer has a deal in place, but a second buyer can still get in line.

And sometimes, that second buyer gets the house.

📊 This Week’s Numbers

Inventory dipped for the first time in five weeks, but buyers still have plenty of choices. And a few of those choices may be hiding behind an “under contract” sign.

A Backup Offer Can Be Worth Your Time

Under contract doesn’t mean closed. Financing can fall through. An inspection can uncover a problem. An appraisal can come in short.

When the first deal falls apart, an accepted backup offer can put you next in line.

In my experience with our clients, our backup offers move into first position about 20% of the time. That’s no guarantee, but for a home you really love? I think it’s worth asking.

Here’s how I’d approach it:

1. Have your numbers ready. Your pre-approval, down payment and monthly payment should already feel solid.

2. Ask about the opening. Have your agent contact the listing agent to find out whether backup offers are welcome and what the seller would consider.

3. Understand what you’re signing. Review when the backup becomes binding, how you can withdraw and what happens if you find another home. Keep looking while you wait, with those terms in mind.

I’m a big believer that your agent should be willing to pursue a backup offer on a home you love. At the very least, you deserve a conversation about whether it makes sense.

Sellers, There’s Something Here for You, Too

A backup offer gives you another interested buyer standing by if your first deal stalls.

That’s one more reason to get your price and preparation right from the beginning. Our EPIC Home Value System, Fix & List and Certified Turnkey Home™ program are designed to help you put your best foot forward with every buyer who walks through the door.

And speaking of doors: 119 Davis County homes have open houses scheduled through next Friday, including 36 in Layton, 15 in Syracuse and 10 each in Bountiful and Kaysville.

So which home have you been scrolling past?

If you can’t stop thinking about it, let’s find out whether the door is still open.

📲 Text me at 801-755-1882 for a no-pressure buyer game plan.

Market figures reflect Todd’s November 6 Davis County MLS update. Availability and open house schedules can change.

Wondering what your home is worth today, for property taxes, estate planning or just peace of mind? Scan this QR code or go to sureut.com/epicreport for a free, detailed EPIC Report.

💬 Paul from Farmington asks:

“Last week you said the average Davis County seller has already cut their price about 3%. I have owned my house for 19 years and I am thinking of selling this winter. How long do you have to own a house before selling to avoid capital gains tax, and is my profit at risk?”

👉 Todd and Tammy answer:

Paul, owning your home for 19 years is a good start—but ownership alone doesn’t settle the tax question.

Generally, you must have owned the home and lived in it as your main residence for at least two of the five years before selling. Those years don’t have to be consecutive. Qualifying sellers may exclude up to $250,000 of gain, or $500,000 for married couples filing jointly. For the full joint exclusion, either spouse must meet the ownership test, both must meet the residency test, and neither generally can have used the exclusion within the previous two years.

The next question is how much gain you actually have. That’s different from your selling price—or the check you receive after paying off your mortgage.

The basic calculation is your sale price, minus selling expenses, minus your adjusted basis. That usually starts with your purchase price and includes qualifying capital improvements and other adjustments. Not every repair or maintenance expense counts.

Here’s a simple example: sell for $720,000 with an adjusted basis of $300,000 and $40,000 in selling expenses, and your gain is $380,000. A married couple qualifying for the full $500,000 exclusion could potentially exclude all of it. A single seller qualifying for $250,000 could have $130,000 remaining subject to tax.

Our advice? Run the numbers with a CPA before you list. Rental or business use, depreciation and your filing situation can change the answer. Have your CPA check both federal and Utah taxes.

We’re not tax advisors. What we can help you establish is a realistic selling-price estimate through our EPIC Home Value System, so your CPA has a useful starting point.

What question is keeping you from listing?
📲 Text Todd at 801-755-1882.

🔎 Read more: IRS Guide to Selling Your Home

Got a Real Estate question?
👉 Submit a question for next week’s edition 
Call us at 801-755-1882, and let’s build your
custom plan to win in this market.

🇺🇸 A Benefit Worth Knowing About

With Veterans Day coming up, here’s a reminder for veterans, service members and eligible surviving spouses: a VA-backed home loan could make buying a home more affordable upfront.

For qualified buyers, the benefits can include no down payment and no monthly mortgage insurance. Buyers still have to meet credit, income and occupancy requirements—so a zero-down offer doesn’t automatically mean an unqualified buyer.

But no down payment doesn’t mean no costs. Closing costs still apply, and most borrowers pay a one-time VA funding fee unless they qualify for an exemption, including certain veterans with service-connected disabilities.

Thinking about using your benefit? Ask a lender experienced with VA loans to check your eligibility and compare the total monthly payment and cash needed at closing with your other loan options.

🔎 Helpful resources: VA loan benefits and eligibility | Funding fees, exemptions and closing costs

🏡 This Week’s listings & Open Houses
in Davis County

🏘️ Your Weekend Open-House Report

Click below for a complete list of
open houses happening around Davis County.
👇👇👇👇

👉 Open-House Report

Don't Wave Off the VA Offer: A Veterans Day Warning
for Davis County Sellers
⬇️ ⬇️ ⬇️

📱Call/Text: 801-755-1882
📧 Email: [email protected]

Thanks for buzzing with us this morning! 🐝

Planning a move or just keeping tabs on the neighborhood? Either way, we’re glad to be part of your Saturday.

And to the veterans and military families in our community: thank you for your service and the sacrifices behind it. We’re grateful to call you our neighbors.

Have a wonderful weekend—we’ll see you next Saturday in Home Sweet Buzz! 🏡

—Brenda 🐝