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You’re in the right place. Our blog is designed to answer the questions people are actively searching—about home values, market trends, and the real estate process—so you can move forward with confidence.</p> <p>At Stone &amp; Story Real Estate Group, we help buyers and sellers across Topeka, Lawrence, Holton, and the Kansas City Metro with local expertise and personalized service every step of the way. If you’re searching for a top real estate team in Topeka, we’re here to help you take the next step.</p> </div> <div class="img-overlay" style='background-image: url("https://images.brivityidx.com/assets/images/uploads/107878/topeka-kansas-2181366365.jpg"); opacity: 0.4; background-position: 50% 60%; outline-offset: -3px;' data-selector=".img-overlay"></div> </section>  <section class="blog-feature" mode="blog-mode"> <div class="container">  <div class="row">  <div class="col-md-4"> <article id="post-1" class="post-1"> <div class="post-header"> <div class="post-thumb" style="background-image: url('https://d1xi7ur8
2196frsfd.cloudfront.net/5f8c6742-1de6-44f3-8e7d-636fe1c1465d/3fef30b0-12a1-4b65-b072-64b05dd81bd6/9129787f-ee1d-4837-a92e-2162fb2e1201/featured-image/image.png')"><a href="/blog/topeka-real-estate-big-red-flags" class="image-link"></a> </div> <div class="meta-title"> <div class="post-meta">&nbsp;  <a href="/blog/topeka-real-estate-big-red-flags" class="date-link"> <time class="post-date">JUNE 5, 2026</time> </a>  </div> <h2> <a href="/blog/topeka-real-estate-big-red-flags">Topeka Real Estate Red Flags What to Watch Out For</a> </h2> </div> </div> <div class="post-content post-excerpt">  Buying a home is one of the largest financial investments you'll ever make. In the Topeka market, where inventory has been tighter than it should be, buyers are under real pressure &mdash; and that pr... </div> </article> </div>  </div>  </div> </section> <div class="facebook-feed-wrapper"> <div class="follow-us-wrapper"> <h2>Follow Us On Facebook</h2> <a href="https://www.facebook.com/stoneandstoryrealestategroup" target="_blank" class="btn btn-primary squared">Follow Us</a> </div> <div class="powr-facebook-feed powrLoaded" id="04715654_1776274537"><iframe src="https://www.powr.io/facebook-feed/u/04715654_1776274537#platform=html&amp;url=https%3A%2F%2Fsitebuilder.brivity.com%2Fsites%2Fsite%2F24129%3FpageId%3D2842691" title="powr facebook feed" powrindex="0" width="100%" height="2446.67px" frameborder="0" webkitallowfullscreen="" mozallowfullscreen="" allowfullscreen="" style="height: 2446.67px; transition: height 0.3s; display: inline; visibility: visible;"></iframe></div>
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top: 13px; right: 30px; font-size: 14px;" data-selector=".fa"></i> <select name="lead_type" style="width: 100%; height: 40px; padding-left: 12px; font-size: 14px; border-radius: 0; -webkit-appearance: none; -webkit-border-radius: 0px;"> <option value="buyer">I'm interested in buying a home</option> <option value="seller">I'm interested in selling a home</option> <option value="seller/buyer">I'm interested in buying and selling</option> <option value="tenant">I'm interested in finding a home to rent</option> <option value="recruit">I'm interested in a real estate career</option> <option value="n/a">Other reason to contact an agent</option> </select> </div> </div> <div class="row margin-bottom-0"> <div class="col-sm-12" style="margin-bottom: 20px;"> <textarea name="contact1_message" id="contact1_message" class="form-control contact_message" rows="3" placeholder="Your Message"></textarea> </div> </div> <div class="text-right"> <input type="text" id="contact1_robot_field" name="contact1_robot_field" style="display: none;"><button type="submit" class="btn btn-primary squared" data-selector="a.btn, button.btn, button">Send Us A Message</button> </div> <div id="honeypot-div"> <input name="age_required" id="age_required" value="" type="text" style="display: none;"> </div> </form> </div> <div class="col-md-2 col-md-offset-1"> <img class="ftr-logo" src="https://images.brivityidx.com/assets/images/uploads/107878/Darin7278_solo_logo.png" alt="Buy and Sell Homes Real Estate" data-selector="img" style="border-style: none;"> <h3 class="text-left margin-top-40" data-selector="h1, h2, h3, h4, h5, h6">Reach Out</h3> <div class="text-left" style="outline: medium none; cursor: inherit;"> <ul style="list-style-type: none; outline: none; cursor: inherit;"> <li data-selector="li"> <span class="agent_address_dynamic dynamic_loading"></span> <br><span class="agent_city_dynamic dynamic_loading"></span>, <span class="agent_state_dynamic dynamic_loading"></span> <span class="agent_zip_dynamic dynamic_loading"></span> </li> <li data-selector="li"> Real Estate: <a class="agent_phone_dynami" href="tel:(785)%20251-0717" src="tel:" style="outline: none; cursor: inherit;">(785) 251-0717</a><br> Property Management: <a class="agent_phone_dynami" href="tel:(785)%20325-9337" src="tel:" style="outline: none; cursor: inherit;">(785) 325-9337</a> </li> </ul> </div> </div> </div> <div class="row ftr-anchor"> <div class="col-sm-6 anchor-col no-padding editContent" data-selector=".editContent"> <p class="no-margin" data-selector="p"><span class="get_this_year">2021</span> © <strong>Stone &amp; Story Real Estate Group</strong></p> <p style="margin: 10px 0px; outline: none; cursor: inherit;" data-selector="p"> <img src="https://images.brivityidx.com/assets/images/uploads/1428/Equal-Housing-Realtor_gray50.png" alt="Equal Housing | Realtor" style="width: 50px; outline: none; cursor: inherit;" data-selector="img">   Each office is independently owned and operated. </p> </div> <div class="col-sm-6 anchor-col no-padding"> <ul class="social" style="outline: none; cursor: inherit;"> <li data-selector="li" class="agent_facebook_dynamic dynamic_loading" href="https://www.facebook.com/Brivity"><a class="btn btn-block agent_facebook_dynamic dynamic_loading" href="https://www.facebook.com/Brivity" target="blank" data-selector="a.btn, button.btn, button"><i class="fa fa-2x fa-facebook fa-adjust prmry-color" data-selector=".fa"></i></a></li> <li data-selector="li" class="agent_twitter_dynamic dynamic_loading" href="https://twitter.com/Brivity"><a class="btn btn-block agent_twitter_dynamic dynamic_loading" href="https://twitter.com/Brivity" target="blank" data-selector="a.btn, button.btn, button"><i class="fa fa-2x fa-twitter fa-adjust prmry-color" data-selector=".fa"></i></a></li> <li data-selector="li" class="agent_instagram_dynamic dynamic_loading" href="https://www.instagram.com/Brivityplatform/"><a class="btn btn-block agent_instagram_dynamic dynamic_loading" href="https://www.instagram.com/Brivityplatform/" target="blank" data-selector="a.btn, button.btn, button"><i class="fa fa-2x fa-instagram fa-adjust prmry-color" data-selector=".fa"></i></a></li> <li data-selector="li" class="agent_pinterest_dynamic dynamic_loading" href="https://www.pinterest.com/"><a class="btn btn-block agent_pinterest_dynamic dynamic_loading dynamic_loading" href="https://www.pinterest.com/" target="blank" data-selector="a.btn, button.btn, button"><i class="fa fa-2x fa-pinterest fa-adjust prmry-color" data-selector=".fa"></i></a></li> <li data-selector="li" class="agent_youtube_dynamic dynamic_loading" href="https://www.youtube.com/channel/UCWdVYI1u9hnol74ibn62qFw"><a class="btn btn-block agent_youtube_dynamic dynamic_loading" href="https://www.youtube.com/channel/UCWdVYI1u9hnol74ibn62qFw" target="blank" data-selector="a.btn, button.btn, button"><i class="fa fa-2x fa-youtube fa-adjust prmry-color" data-selector=".fa"></i></a></li> <li data-selector="li" class="agent_linkedin_dynamic dynamic_loading" href="https://www.linkedin.com/company/brivity"><a class="btn btn-block agent_linkedin_dynamic dynamic_loading" href="https://www.linkedin.com/company/brivity" target="blank" data-selector="a.btn, button.btn, button"><i class="fa fa-2x fa-linkedin fa-adjust prmry-color" data-selector=".fa"></i></a></li> </ul> </div> </div> </div> </footer> </div> <section id="seo-anchor"> <div class="container"> <ul class="powered-by"> <li>Powered by <a class="pb-vendor" href="https://www.brivity.com/"> Brivity</a></li> <li class="pb-admin-login"><a href="https://login.brivityidx.com/login"><span class='pb-admin-login-text'>Admin Log In</span></a></li> </ul> <ul class="seo-anchor-links"> <li><a href="/privacy_policy">Privacy Policy</a></li> <li><a href="/tos">DMCA &amp; Terms of Service</a></li> <li><a id='sitemapUrl' href='/sitemap' style='display: inline;'>Sitemap</a></li> </ul> </div> </section> <input type="hidden" id="hchatbot_settings" data-chatbot-version="1" value="{&quot;chat_position&quot;:&quot;right&quot;,&quot;call_to_action_text&quot;:&quot;Hi there! Please let us know if you have any questions and an agent will reach out to you as soon as possible.&quot;,&quot;initial_message&quot;:&quot;Enter your question below and an agent will be in touch with you.&quot;,&quot;tags&quot;:&quot;IDX Chat&quot;,&quot;version&quot;:&quot;1&quot;}">
220<!-- chatbot v1 -->
221<!-- Chatbot drawer container -->
222<div class="chatbot-drawer-container loading">
223    <div class="chatbot-content-wrapper">
224        <div class="chatbot-outside-content">
225            <div class="chatbot-bubble-message-container cb-hide">
226                <img src="https://cdn.brivity.com/images/people/83546158/3c20754ab60865aca449acdc68f153799d24525b-original.jpg?1767133867" class="chatbot-agent-img" alt="Agent profile image in chat bubble"/>
227                <div id="call-to-action" class="bubble-message"></div>
228                <button type="button" class="chatbox-bubble-close" data-dismiss="modal" aria-label="Close">
229                    <span aria-hidden="true">&times;</span>
230                </button>
231            </div>
232            <button id="chatbot-open-btn" class="chatbot-open-btn bg-prmry" aria-label="Chatbot Open Button">
233                <svg width="32" height="32" viewBox="0 0 32 32" fill="none" xmlns="http://www.w3.org/2000/svg">
234                    <path d="M20.8 6.35501V16C20.8 17.765 19.365 19.195 17.6 19.195L11.2 19.2L5.755 22.28C5.645 22.365 5.52 22.4 5.4 22.4C5.09 22.4 4.8 22.155 4.8 21.8V19.2H3.2C1.4375 19.2 0 17.765 0 16V6.35501C0 4.63751 1.4375 3.20001 3.2 3.20001H17.6C19.365 3.20001 20.8 4.63751 20.8 6.35501ZM7.2 18.705L10.57 16.8H17.6C18.035 16.8 18.4 16.44 18.4 16V6.40001C18.4 5.96251 18.035 5.60001 17.6 5.60001H3.2C2.7625 5.60001 2.4 5.96251 2.4 6.40001V16C2.4 16.44 2.7625 16.8 3.2 16.8H7.2V18.705ZM12.8 22.4V20.8H15.2V22.4C15.2 22.835 15.56 23.2 16 23.2H21.43L24.8 25.105V23.2H28.8C29.235 23.2 29.6 22.835 29.6 22.4V12.8C29.6 12.365 29.235 12 28.8 12H22.4V9.60001H28.8C30.565 9.60001 32 11.035 32 12.755V22.4C32 24.165 30.565 25.6 28.8 25.6H27.2V28.2C27.2 28.555 26.91 28.8 26.6 28.8C26.48 28.8 26.355 28.765 26.245 28.68L20.8 25.6L16 25.595C14.24 25.595 12.8 24.165 12.8 22.4Z" fill="white"/>
235                </svg>
236            </button>
237        </div>
238        <div class="chatbot-drawer">
239            <div class="chatbot-header bg-prmry">
240                <div class="chatbot-agent-info">
241                    <img src="https://cdn.brivity.com/images/people/83546158/3c20754ab60865aca449acdc68f153799d24525b-original.jpg?1767133867" class="chatbot-agent-img" alt="Agent profile image in chat header"/>
242                    <div class="chatbot-agent">
243                        <h3 class="chatbot-agent-name">Darin Stephens, PhD</h3>
244                        <h4><span class="chatbot-agent-title">Founder &amp; CEO &amp; Broker</span> | <span class="chatbot-agent-company">Stone &amp; Story Real Estate Group</span></h4>
245                    </div>
246                    <a id="chatbot-agent-phone" style="display: none;">(785) 250-7278</a>
247                </div>
248                <button id="close-chatbot-drawer" type="button" class="chatbox-modal-close" data-dismiss="modal" aria-label="Close">
249                    <span aria-hidden="true">&times;</span>
250                </button>
251            </div>
252            <div class="chatbot-body">
253                <div class="chatbot-message-container">
254                    <img src="https://cdn.brivity.com/images/people/83546158/3c20754ab60865aca449acdc68f153799d24525b-original.jpg?1767133867" class="chatbot-agent-img" alt="Agent profile image in message"/>
255                    <h4 id="initial_message" class="chatbot-chat-messages not-loaded"></h4>
256                    <div class="chatbot-chat-messages loading">
257                        <span class="typing-indicator">
258                            <span></span>
259                            <span></span>
260                            <span></span>
261                        </span>
262                    </div>
263                </div>
264                <form id="chatbotForm" class="chatbot-form">
265                    <input type="name" id="chatbot_fullname" class="chatbox-form-control no-native-focus" placeholder="Full Name"
266                        pattern="^[A-Za-z'\- ]+ [A-Za-z'\- ]+$"
267                        required />
268                    <input type="tel" id="chatbot_phone" class="chatbox-form-control no-native-focus" placeholder="Phone" required />
269                    <input type="email" id="chatbot_email" class="chatbox-form-control no-native-focus" placeholder="Email"
270                        pattern="^[^@\s]+@[^@\s]+\.[^@\s]+$"
271                        required />
272                    <textarea id="chatbot_message" class="chatbox-form-control chatbot-message" rows="5" name="notes" placeholder="Any Comments or Questions"></textarea>
273                    <div class="chatbot-consent-container">
274                        <div class="chatbot-toggle">
275                                                            By proceeding and clicking the sign up button, you consent to receive calls and texts (SMS/MMS) including marketing and promotional communications, from <span class="agent_name_dynamic"></span>, its affiliates, and agents or vendors acting on their behalf. These 
275communications may be delivered using an automatic telephone dialing system or by using an artificial or prerecorded voice. Message and data rates may apply. To opt out of text messages, reply STOP. Your consent is not required as a condition of any purchase. By continuing, you also agree to our <a class="opt-out-href" href="/tos">Terms of Use</a> and <a class="opt-out-href" href="/privacy_policy">Privacy Policy</a>.
276                            </div>
277                    </div>
278                    <input type="hidden" id="chatbot_tags">
279                                    </form>
280            </div>
281            <div class="chatbot-footer">
282                <button type="submit" form="chatbotForm" class="chatbot-send bg-prmry chatbot-btn-disabled" data-dismiss="modal" aria-label="Close" disabled>
283                    Send 
284                    <span aria-hidden="true"> 
285                        <svg class="chatbot-btn-icon" width="16" height="16" viewBox="0 0 16 16" fill="none" xmlns="http://www.w3.org/2000/svg">
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287                                <path d="M14.6667 1.33331L7.33337 8.66665" stroke="white" stroke-width="2" stroke-linecap="round" stroke-linejoin="round"/>
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295                        </svg>
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297                </button>
298            </div>
299        </div>
300    </div>
301</div> <style>
302                                .signup-consent-checkbox-section {
303                                    display: none;
304                                    flex-direction:column;
305                                    align-items:flex-start;
306                                    padding: 6px 0;
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308
309                                .signup-consent-checkbox-section .checkbox {
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311                                    align-items:flex-start; 
312                                    justify-content:center; 
313                                    gap:8px; 
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316
317                                .signup-consent-checkbox-section .checkbox input {
318                                    position:unset;
319                                    margin:2px 0 0 0 !important;
320                                }
321
322                                .signup-consent-checkbox-section .checkbox span {
323                                    color: #666666;
324                                    font-size: 14px;
325                                    font-weight: 400;
326                                    line-height:16px;
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328
329                                .signup-verbage {
330                                    text-align:center;
331                                    font-size:10px;
332                                    line-height:16px;
333                                }
334
335                                .signup-verbage span {
336                                   color: #8C8C8C; 
337                                   font-weight:600; 
338                                }
339
340                                .signup-verbage a {
341                                    color:#5386E4 !important;
342                                    font-weight:400;
343                                }
344
345                                .signup-verbage .twilio-enabled-verbage {
346                                    display:none;
347                                }
348
349                                
350                                
351                            </style> <div id="modal-mount" data-modal-bundle="https://cdn1.brivityidx.com/assets/modals/v1/all.html?ck=1789512948"></div>
351 <div id="credential_picker_container_centered"> <div id="credential_picker_header_bar"> <p><button class="signOrLogBtn" onclick="showSignupModal();">Sign up</button> or <button class="signOrLogBtn" onclick="showLoginModal();">Login</button> another way</p> </div> <div id="credential_picker_header_bar_separator"></div> </div> <place-getyourhomecta id="contact_modal" style="display:none; justify-content: center; align-items: center; position:fixed; background-color:rgba(0,0,0,0.4); left:0; top:0; right:0; bottom:0; z-index: 100;" interest_items='[{"text":"Looking to sell ASAP"},{"text":"Looking to sell (1-3 months)"},{"text":"Looking to sell (3-6 months)"}, {"text":"Looking to sell (6-12 months)"},{"text":"Looking to sell (12+ months)"}, {"text":"Just curious"}]' > </place-getyourhomecta> <place-generictoast appear_from_both="true" container_style="right-1/2 z-200"></place-generictoast> 
351<script>
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385<script src="https://cdn.jsdelivr.net/npm/@turf/[email protected]/turf.min.js"></script>
385 
385<script src="https://maps.googleapis.com/maps/api/js?libraries=geocoding,places,marker,drawing&key=AIzaSyAjpuNg6WGCMV5rzoJcIP2QmMTVto6hYmc&map_ids=85c127b7bf0255d9"></script>
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385<script src="https://cdn1.brivityidx.com/assets/js/build.min.js?ck="></script>
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385<script src="https://cdn1.brivityidx.com/assets/js/top_bar_v2.min.js?ck="></script>
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385<script src="https://cdn1.brivityidx.com/assets/js/global_js.min.js?ck=1789512947"></script>
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385<script>deferScript("https://cdn1.brivityidx.com/assets/js/global_js_defer.min.js?ck=1789512947", 5000);</script>
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385<script>
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400<script>document.getElementById('hchatbot_settings') && Number(document.getElementById('hchatbot_settings').dataset.chatbotVersion) > 1 && deferScript("https://cdnjs.cloudflare.com/ajax/libs/microsoft-signalr/9.0.6/signalr.min.js", 0);</script>
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400<script>document.getElementById('hchatbot_settings') && deferScript(Number(document.getElementById('hchatbot_settings').dataset.chatbotVersion) > 1 ? "https://cdn1.brivityidx.com/assets/js/chatbot_v2.min.js?ck=1789512945" : "https://cdn1.brivityidx.com/assets/js/chatbot.min.js?ck=1789512945", shouldLoadChatbotImmediately() ? 50 : 5000);</script>
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400<script type="text/javascript" src="https://cdn1.brivityidx.com/assets/js/update_agent_info.js"></script>
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400<script>$(document).ready(function(){function changePlaceholder(){if($(window).width()<=556){$("#home_value_my_portal_search_address").attr("placeholder","Address")}else if($(window).width()>556){$("#home_value_my_portal_search_address").attr("placeholder","Enter Property Address")}}
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401<script>$(document).ready(function(){$("ul.seo-anchor-links li:nth-of-type(4) a").attr("href","/search")})</script>
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404<script>$(document).ready(function(){$('#sign-up-modal.modal #signupForm').append('<input type="hidden" name="tags" value="registration_signup">')})</script>
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404<script>$('.menu-toggle').click(function(){$('#slide-out-nav, .slide-out-nav-overlay').addClass('open')});$('.close-nav, .slide-out-nav-overlay').click(function(){$('#slide-out-nav, .slide-out-nav-overlay').removeClass('open')})</script>
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404<script>$("#slide-out-nav > div.render-menu > ul").append('<li class="nav-item"><a style="color:#fff!important; max-width:250px; margin:0 auto;" id="top-nav-marketing-plan" class="nav-link-color btn-primary" data-toggle="modal" data-target="#getmarketingplan">Get Marketing Plan</a></li>')</script>
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404<script>$(document).ready(function(){$(".seo-anchor-links li:contains('Sitemap')").css("display","none");$(".seo-anchor-links li:contains('DMCA')").css("border-right","unset");$(".seo-anchor-links li:contains('DMCA')").css("padding-right","unset");$(".seo-anchor-links li:contains('DMCA')").css("margin-right","0px")})</script>
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404<script src="https://cdnjs.cloudflare.com/ajax/libs/OwlCarousel2/2.3.4/owl.carousel.min.js"></script>
404 <div class="modal fade magic-modal" id="getmarketingplan" tabindex="-1" role="dialog" aria-labelledby="getmarketingplan" style="display: none;" aria-hidden="true"> <div class="modal-dialog" role="document"> <div class="modal-content"> <div class="modal-body"> <button type="button" class="close" data-dismiss="modal" aria-label="Close" data-selector="a.btn, button.btn, button" style="outline: none; cursor: inherit;"><span aria-hidden="true">×</span></button> <h4 class="prmry-color" data-selector="h1, h2, h3, h4, h5, h6" style="outline: none; cursor: inherit;">Request property marketing plan</h4> <p data-selector="p" style="outline: none; cursor: inherit;">You're one step away from getting a free marketing plan that shows how we'll sell your home for the most amount of money in the least amount of time - hassle free.</p> <form class="form-contact" id="form-contact6"> <input type="hidden" name="lead_type" value="seller"><input type="hidden" name="tags" value="Marketing_Plan_Requested"> <div class="row"> <div class="col-sm-6"> <div class="form-group"> <input name="contact6_fname" id="contact6_fname" placeholder="First Name" class="form-control" required="" type="text"> </div> </div> <div class="col-sm-6"> <div class="form-group"> <input name="contact6_lname" id="contact6_lname" placeholder="Last Name" class="form-control" required="" type="text"> </div> </div> <div class="col-sm-6"> <div class="form-group"> <input name="contact6_email" id="contact6_email" placeholder="Email Address" class="form-control" required="" type="email"> </div> </div> <div class="col-sm-6"> <div class="form-group"> <input name="contact6_phone" id="contact6_phone" placeholder="Phone Number" class="form-control" required="" type="tel"> </div> </div> <div class="col-sm-6"> <div class="form-group"> <input name="contact6_address" id="contact6_address" placeholder="Address" class="form-control" required="" type="text"> </div> </div> <div class="col-sm-6"> <div class="form-group"> <input name="contact6_city" id="contact6_city" placeholder="City" class="form-control" required="" type="text"> </div> </div> <div class="col-sm-6"> <div class="form-group"> <input name="contact6_state" id="contact6_state" placeholder="State" class="form-control" required="" type="text"> </div> </div> <div class="col-sm-6"> <div class="form-group"> <input name="contact6_zip" id="contact6_zip" placeholder="ZIP" class="form-control" required="" type="text"> </div> </div> <div class="col-sm-12"> <div class="form-group"> <select name="When are you selling" id="contact6_whenareyouselling" class="form-control" placeholder="When are you planning to sell?"> <option value="" disabled="" selected="">When are you planning to sell?</option> <option value="now">Now</option> <option value="0-6 months">0-6 months</option> <option value="6+ months">6+ months</option> </select> </div> </div> </div> <button class="btn btn-primary" type="submit" id="cf-submit" name="submit" data-selector="a.btn, button.btn, button" style="outline: none; cursor: inherit;">Send</button> </form> </div> </div> </div> </div> 
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