If you’ve spent any time scrolling through real estate listings in search of that “hidden gem,” chances are you’ve noticed terms like “cozy” or “charming” popping up again and again. If you’ve taken your search a step further and done an in-person walk through, you may have been disappointed by the reality.
The truth? Listing agents sometimes use the term cozy and other listing lingo to distract buyers from unwanted features, whether that’s a tiny footprint, cramped bedrooms, or outdated features. But that’s not always the case. Sometimes, cozy means what it sounds like: a comfy space that’s just right for all the R&R you can dream of. The important thing is to be able to tell the difference.
We asked Realtors what they really mean when they say cozy, and how to see beyond the lingo and make the best possible decision on a home.
Cozy
One of the most common real estate terms out there is cozy—and as you can guess, it’s often a euphemism for “short on square footage.” “You rarely hear someone say a large room is cozy, so this can tend to be an optimistic and affectionate way to focus on the endearing qualities and potential of a smaller room or space,” says Arizona-based Realtor John Gluch.
But it’s not always about space (or lack thereof). Sometimes, Gluch says, the term can actually refer to positive elements, like a home’s ambiance. Maybe the house has features that make it feel especially conducive to relaxation, such as a fireplace or mood lighting. A Realtor may also call a home cozy to help potential buyers visualize themselves doing something, well, cozy. “This usually means comfy and inviting furniture or architecture in a small nook, alcove, or room that invites intimate conversations, reading, or just looking out the window,” he says.
So how do you know what cozy actually means? Check the square footage, number of bedrooms, and even the lot size, and compare with other homes on the market in the neighborhood. If they feel small, odds are, the home may feel like tight quarters—it’s up to you to decide whether that’s OK. And be on the lookout for features that feel cozy (in the photos or an IRL walkthrough). Comfy vibes are totally subjective—so see if you can picture yourself doing what feels cozy and relaxing to you.
Charming
Like cozy, “charming” or “charmer” may refer to smaller-sized homes, but this term is also used to describe nostalgic features or decor, says California-based Realtor Ken Sisson. Think older homes with original woodwork, built-ins, or light fixtures. Sisson says “charming” usually describes “a home that has features people will generally find attractive,” but he adds that it can also be code for “kitschy” or “vintage.”
Again, charming is subjective: What’s charming to you may not charm another potential buyer, and vice versa. As you view photos or walk through a home, keep an eye out for any unique characteristics. And be sure to ask about the age of the home’s appliances, windows, and so on so you’re not surprised by potential repairs.
The term “hidden gem” doesn’t usually relate to size, but buyer beware: This could be a property that requires a bit of tender loving care to realize its full potential. For example, maybe the home has a great layout but needs a cosmetic facelift to look amazing. Although, don’t worry about knocking down walls here—if it were a true fixer-upper, Sisson says you’d probably see a term like “diamond in the rough” instead.
The term may also apply to location. Sisson says “hidden gems” are commonly tucked away or off the beaten path. If you’re looking for a quiet neighborhood, that could be a plus; but if a central location is a priority for you, it pays to be wary of this label.
The main takeaway? A hidden gem has potential—or it may have a unique feature that’s literally hidden (or at least unassuming or unexpected). “By definition, a hidden gem cannot be something like an over-the-top feature,” Gluch says. “More appropriately you’d say a rare but unassuming rooftop garden is a hidden gem in the city.”
The best way to find out if this hidden gem looks as shiny in person? Walk through the space and see if you can picture your life in it. Only you will know whether the home’s amazing features, not-so-great aspects, and all the quirks in between are just right for you and your lifestyle.
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