Lots of Character, Lots of Work

By Jason R. Roske
Owner, KC Auction & Appraisal Company

There’s an old real estate saying: “Location, location, location.” But I’d argue there’s another one that’s just as true in my world: “Condition, condition, condition.” Whether it’s antiques, homes, or cars—what it’s worth is directly tied to what shape it’s in. And nowhere is that hitting harder than with the main house of this estate.

When Charm Isn’t Enough

Since listing the house traditionally, we’ve had more than 30 private showings, plus a public open house and a broker’s event. The feedback has been consistent:

“Lots of character. Lots of charm. Lots of potential… and lots of work.”

The house is in a prime neighborhood. The lot is big, mature, and well-situated. But the condition has proven tough to overlook. The roof is blanketed in moss, with missing sections of the ridge line. The driveway’s aged. Trees are overgrown. There is no central air conditioning. General maintenance was neglected.

And that’s because my friend spent his money on life—travel, clothes, dining, and experiences—not on home upkeep. I respect it. I even admire it. But now, I have to manage the consequences of that choice.

After our initial 7% price drop last week, we’ve now lowered the listing another 6%. Still no solid offers.

The Clock Is Ticking

There’s a legal complication looming: a drive-by appraisal was done this past winter, and it valued the property at $400,000. With all the snow we had, and from the street, the house may have looked solid.

But now, in spring? The flaws are visible.

If we have to accept an offer below 75% of that appraised value, we’ll have to order a new appraisal and possibly justify the lower price to the court. That means delays. That means uncertainty. That means more paperwork.

It’s one more example of how this process—part legal, part emotional, part financial—keeps evolving just when you think you’ve got a handle on it.

The Auction That Hurt a Little Less

This week we also held the estate auction, and it was an emotional few days—but a good kind of emotional. The sale itself went smoothly. Participation was strong. Bidders turned out in good numbers, and many knew my friend personally. They wanted something of his, a connection to a life well lived.

As items crossed the block, I found myself wanting to text him, like I used to after a big sale:

“Can you believe what that brought?”
“I’m sorry that one didn’t do better.”

One of our mutual friends, who knew him for decades, texted me during the auction and said:

“I think our friend would be very pleased with what the estate is bringing.”

That line stayed with me. It made me feel like, despite the messiness and emotion, this is being done the right way.

Pickup was just as meaningful. So many people took the time to offer condolences, share memories, or just say thanks. And while that doesn’t make the work easier, it makes it matter.

Another Wrinkle: The Car

The house isn’t the only challenge. There’s a car in the estate—nothing exotic, just one more asset to be handled.

The lien on the car was paid off long ago, but the title was never updated. Which means that before we can sell it, we now have to go through the state process to correct and reissue the title. Another delay. Another form. Another phone call.

It’s minor, but it’s also symbolic. Everything takes more effort than you think it should.

🛠️ Executor Tip of the Week

Even small assets can create big delays.
Check that car titles are clean, that liens are released and removed, and that legal ownership aligns with what’s actually recorded.

Where We Are, and What’s Left

We’ve cleared some big hurdles:
✔️ The second house sold
✔️ The auction wrapped successfully
✔️ The public continues to respond with kindness

But we’re still in it:
⏳ A primary house with a sagging roof and rising urgency
⏳ A car stuck in a paperwork loop
⏳ A price that may still not be low enough

And yet—I know we’ll get through it. That’s the job. That’s the honor.

This really is “the greatest honor nobody would ever want.” But each week, I feel just a little closer to the end. And in moments like that auction text, or a handshake at pickup, I’m reminded that doing it right is worth it.