Every week I get some version of the same question: should I buy the cheaper house and fix it, or pay more for one that is already done?
This week’s featured home is the clearest answer I have had in a while. We just listed 1400 Hazel Street in Johnston City at $195,100, and the seller has already spent the money on the four things that usually blow up a buyer’s first two years in a house.
The Seller Already Did the Expensive Part
🔨 What has already been replaced
Four things, and they are not cosmetic:
A brand new roof. This is the one that matters most. A roof is the single biggest surprise expense a buyer inherits, it is the item most likely to hang up an appraisal or an insurance binder, and it is the one you cannot finance separately after closing. That is off the table here.
A new garage door. Small on paper, annoying in practice — and one of those things that sits on a to-do list for three years.
Brand new laminate flooring through the main living area, the kitchen and the hallways. That is the whole footprint you actually walk on. New floors are the single most disruptive thing to do after you move in, because it means moving all your furniture back out.
A new deck. Outdoor living, already built, already inspected by nobody’s weekend but the seller’s.
Add those four up and you are looking at real money and, more to the point, real time. The version of this house where the seller had not done any of it would list lower — and cost you more.
Why 2007 Matters in This Market
A lot of what sells around here was built well before 1980. That is not a knock on it; plenty of those houses are solid. But it does mean the mechanical systems, the wiring and the windows are on a different clock, and buyers in that stock have to budget for it.
A 2007 build sits in a nice spot: new enough that the bones, the electrical and the insulation are modern, old enough that the price has settled and you are not paying a new-construction premium. At $133 a square foot for a house of this age and condition, this one is priced where it should be, not above it.
The Layout
It is a true ranch — three bedrooms, two full baths, everything on one level, no stairs anywhere. The living room, dining area and kitchen run together in one open space with a vaulted ceiling, which is why 1,464 square feet lives considerably bigger than the number sounds.
Two full baths in this price range is worth pausing on. A three-bedroom, one-bath house at $195,000 is a very different daily experience than a three-bedroom, two-bath, and the second bath is one of the few features that reliably holds its value when you go to resell.
The Garage and the Half Acre
The two-car garage is oversized, with extra depth up front — the kind of space that becomes a workbench, a mower, a set of tool chests, or the boat that does not fit anywhere else. Around here that is not a nice-to-have. It is frequently the reason somebody writes the offer.
The lot runs just under half an acre, flat and open, in an established subdivision. Room for a garden, a swing set, or a shop building down the road, without taking on acreage you have to spend your Saturdays managing.
Greg’s Take
If you are shopping the high $100s and you have been touring houses that need a roof, this is the one to walk through for comparison. Not because it is the cheapest thing on the market — it is not — but because it will recalibrate what “cheaper” actually means. A house that needs a roof and floors at $175,000 is not $20,000 less than this one. It is more, and you get to live through the work. Single-level, two baths, oversized garage, half an acre, and the big-ticket items already handled: that combination does not sit long in Johnston City.
Who This House Fits
| If you are… | Why this one works |
|---|---|
| A first-time buyer | The big repairs are done, so your budget after closing goes to living, not to a roofer |
| Downsizing, or planning to stay put | No stairs anywhere — single-level living you do not age out of |
| A family that needs the second bath | Two full baths at this price point is not a given |
| Somebody who needs garage space | Oversized with extra depth — workshop, storage, or the toys |
| Commuting to Marion or Herrin | Johnston City puts you a short drive from both |
💰 Find Out What This Payment Looks Like
Free, no-pressure pre-qualification with Jarod Sanders, SIRE’s in-house lender, right inside our Marion office. Ask him whether this address qualifies for zero-down USDA financing — a lot of Southern Illinois does, and it is worth five minutes to find out.
Get Pre-Qualified1400 Hazel Street — The Details
| Address | 1400 Hazel Street, Johnston City, IL 62951 |
|---|---|
| Price | $195,100 |
| Bedrooms / Baths | 3 bed / 2 full bath |
| Square feet | 1,464 — single level |
| Year built | 2007 |
| Style | Ranch |
| Lot size | Approximately 0.50 acre |
| Garage | Oversized two-car, attached, extra depth |
| Recent updates | New roof, new garage door, new laminate flooring, new deck |
| MLS # | PA1270003 — Active, listed September 8, 2026 |
| Listed by | Greg Holthaus, Southern Illinois Realty Experts — Herrin, 618.988.2323 |
Featured Home FAQ
How much is 1400 Hazel Street in Johnston City?
What has been updated on the house?
Is it worth paying more for a house that is already updated?
Does a home in Johnston City qualify for USDA zero-down financing?
How do I schedule a showing?
📱 Want to Walk Through 1400 Hazel? Text Greg.
Text Greg Holthaus directly — just say you saw the blog. He’ll get you scheduled, and he’ll tell you straight how this one compares to everything else in your price range.
Text Greg — 618.889.6473
Who is Greg Holthaus?
Greg Holthaus is the Owner and Designated Managing Broker of Southern Illinois Realty Experts, with 25+ years in Southern Illinois real estate and more than 10,000 transactions behind him. He leads a team of 23 brokers across offices in Marion, Herrin and Carbondale.
About this listing: 1400 Hazel Street, Johnston City, IL 62951 (MLS# PA1270003) is listed by Greg Holthaus of Southern Illinois Realty Experts — Herrin, and was active as of September 9, 2026. Price, availability and details are subject to change; square footage, lot size and year built are as published in the MLS listing data. Photographs are of the subject property. Repair and update descriptions are per the seller. This is not an offer of financing; loan eligibility and terms depend on the borrower and the property. Equal Housing Opportunity.