Sell yours. Buy the next one. Without owning both.
Duluth, Hermantown, Cloquet, Grand Rapids, the Iron Range, Ely. I'll build you a written Move-Up Plan: what your house actually nets, what that equity buys you next, and the exact order the two deals have to happen in. Application only, because I build these by hand.
Takes about two minutes. I review every application myself.
This is the part nobody plans.
When these overlap, you own two houses. The plan is making sure they don't.
Can you actually afford to move up right now? Here's the honest math.
Most homeowners across Northern Minnesota who want a bigger house are not stuck on price. They're stuck on sequence.
You've got equity. You know roughly what your house is worth. What you don't know is what happens in the twelve weeks between listing yours and closing on the next one. Do you carry two mortgages? Do you sell first and rent for six months with everything you own in a storage unit? Do you write an offer with a contingency that a seller just laughs at?
Nobody answers that question for you. Agents will tell you what your house is worth, because that number is easy and it gets them in the door. The number that actually decides whether you move is the one nobody runs: what you net, what you can buy with it, and in what order.
That's the whole thing. That's what I build.
What's in a Move-Up Plan?
A Move-Up Plan is a written, one-page analysis I build by hand for one specific family and one specific house. It is not an automated valuation. Four parts:
- 1
Your net proceeds at three price points.
Aggressive, realistic, conservative. Real numbers after your payoff, closing costs, and commission. Not what your house is “worth.” What lands in your account.
- 2
What that equity actually buys.
What's available right now in Hermantown, Duluth, Proctor, Esko, and Cloquet in your next price range. Real addresses, real condition, honest assessment.
- 3
Your sequence.
List date, contingency structure, closing dates that line up. The order of operations, written down, so you can see the whole thing before you commit to any of it.
- 4
The three places this breaks.
Every move-up deal has failure points. I name yours, and I tell you what happens if we hit one. I'd rather you know now than in week nine.
Who should apply?
- You own a home in Duluth, Hermantown, Cloquet, Grand Rapids, the Iron Range, Ely or within about thirty miles of those locations
- You have equity and you're thinking about a bigger house or a different location
- You want to move in the next twelve months, even if you haven't picked a date
- You want somebody to run the actual numbers before you make a decision
- You'd rather hear the honest version than the encouraging one
Who shouldn't?
- You just want a ballpark value. A free online estimate will get you that in thirty seconds, and I'd rather you use one than waste your time here.
- You're refinancing or pulling equity out. Different problem, and I'll point you to a lender who handles it well.
- You need to sell in under thirty days. That's a different conversation and I'd want to talk to you directly, today. Call me at (218)235-8325.
- You want and ‘make me move’ listing price regardless of whether it sells. I'll price aggressively, but I won't tell you a number I can't defend.
- You're already under a listing agreement with another agent. I won't step on that. Finish it out, and if it doesn't work, my door's open then.
Why me?
I've closed over 300 transactions across Northern Minnesota since 2019. I list and sell from the Duluth and Hermantown corridor out through the Iron Range, Grand Rapids, and Ely. That range matters on a move-up deal, because you're running two transactions at once and there's real value in one agent holding both ends of it.
I came out of restaurants before real estate. Years of running kitchens and training staff. I treat every client like a guest, and I'd rather lose a commission than watch somebody make a move that doesn't work.
“Joe Tome is an excellent realtor. He was instrumental in buying my first home. He gave me solid advice, feedback, and information so that I was confident when it came to putting in an offer and signing the dotted line to purchase. Joe answered any questions I had promptly and went above and beyond on many occasions. Joe makes sure you are confident and ready to buy when your dream home comes up for sale! I'd recommend Joe to anyone especially friends and family! Thanks Joe!”
“Joe was great to work with. From start to finish, he went above and beyond to help us purchase the perfect property in Wisconsin. His knowledge, attention to detail, and constant communication made the entire process smooth and stress-free. No question was too small, and he was always quick to respond and guide us every step of the way. It truly felt like he had our best interests in mind at all times. Buying an out-of-state property can be a tricky, but Joe made the process seamless. We couldn't be happier with our experience and highly recommend Joe to anyone looking for a dedicated, hardworking, and trustworthy realtor. Five stars all the way!”
“Joe did an amazing job with showing us several different houses and made this specific one stand out from all the others. His hardwork and dedication to making your dreams come to fruition is truly inspiring. I can't thank him enough for this amazing opportunity that we have being new homeowners! He goes above and beyond for all of his clients to show that he is the best”
Common questions
What does the Move-Up Plan cost?
Nothing. I build it, I walk you through it on a twenty-minute call, and it's yours whether you list with me or not. I do this because a good share of the people who see the real numbers end up deciding to move, and when they do they tend to call me. That's the whole business model, and I'd rather say it plainly than pretend it's a gift.
Do I have to list with you?
No. There's no agreement attached to the plan. If the numbers say stay put, I'll tell you to stay put.
How long does it take?
I build most plans within two to three business days of the call. The call itself is twenty minutes.
Why is there an application?
Because I build every one of these by hand, and I only do six a month. The application tells me whether I can actually help you before either of us spends time on it.
What if I'm six or twelve months out?
Apply anyway. Early is better. The people who plan the sequence in the winter are the ones who list clean in April. If your timeline is longer than a year, I'll put you on my market updates and check back in.
What if I owe more than my house is worth?
Then you need to know that now, not after you've fallen in love with something. Apply and I'll tell you straight. It's more common than people think and it's not the end of the conversation.
What happens to my information?
It goes to me. I don't sell leads, I don't share your information with a referral network, and you're not going to get called by five agents. If you'd rather I stop contacting you, say so and I'll stop.
What areas do you cover?
Hermantown, Duluth, Proctor, Esko, Cloquet, Two Harbors, and out through the Iron Range, Grand Rapids, and Ely. If your house is somewhere in Northern Minnesota, odds are I've sold near it.
Apply for your Move-Up Plan
Step 1 of 2
What happens next
- 1.I read your application, usually the same day.
- 2.If I can help, you'll get a link to book a twenty-minute call. Pick any slot that works.
- 3.On the call I ask about eight questions and tell you what I'm seeing.
- 4.Two or three days later your written plan lands in your inbox.
If I'm not the right fit, I'll tell you that too, and I'll point you somewhere better.