Black Hole Of Real Estate Podcast

The Jobs Report Just Changed The Direction Of The Market...   ...and interest rates are dropping faster than at any time this year A ton of news dropped on Friday 9/5/25 regarding the new job report numbers estimates as high as 70,000 new jobs were anticipated the actual number came in at 22,000 jobs created and the market went a little crazy almost immediately if you are considering a home purchase using a mortgage this is really big news as interest rates have dropped noticeably since job creation is down sharply this may be the catalyst for the Fed to finally drop rates for the 1st time in almost a year but they won't be doing it to save the housing market they will do it because new jobs that pay well are a pressure point and with a lack of them available, unemployment figures may climb inflation might also increase despite the Fed's year long fight against it the real news is that no matter how you slice it it's going to lower the monthly payment for most buyers that are buying now watch for the Fed to drop interest rates at their September 16-17 meeting most economists are predicting a .25% drop but my research is showing that the markets have already adjusted rates downward and since the rate drop is already "priced in" I believe that we will actually see a .5% rate drop by the Fed otherwise there will be little or no effect in the days after the meeting listen in to get the details on my data research    

This Real Estate Market Isn't Unique...     ...In fact it reminds Me of the post recession markets 2010-2012 Buyers are once again taking their time buying a home similar to back during those troubled times Which absolutely makes sense as the current market is seeking direction It's the biggest purchase most people will ever make And prices are much higher than the last time current owners bought a home its not easy for most to overcome the indecision and inactivity The Great Recession ran from December 2007 to June 2009 We clearly are not currently in a crisis level market like that one But rather we are in a market very similar to the 2010-2012  when it took a long time for properties to sell it took a few years of stagnant activity for the market to recover Which is the common bond between these 2 markets BUT here is where the markets are different and the reason that I don't see this market heading into another massive downturn back then - close to 70% of the homes were short sales or foreclosures traditional sellers that had solid equity in their homes and no financial issues were forced to sell at distress sale prices or they wouldn't be able to sell today a very small percentage of the homes are foreclosures and the majority of homeowners have significant equity as values have risen sharply over the last 5 years so there simply aren't a lot of homes that would be distress sales today 15 years ago, interest rates were lowered to 3%-5%  in an attempt to get the economy going now interest rates at 6%-7% are much higher in an effort to control inflation that is a key differentiator with the anticipated interest rate drop at the September Fed Meeting we may very well be seeing the 1st signs of a market revival where an uncertain market slowly begins to take a new direction and with that, a lot of hesitant sellers will begin to consider putting their homes on the market which will get the wheels turning in a positive direction today's podcast lays out the scenarios that are in play  

Here's Why Some Feel It's Better To Just Rent For 1 More Year...   ...and are giving up on buying a home right now Time and Money it always comes down to those 2 things price and value always need to make sense on a BIG purchase and timing is a huge part of any decision for those that are renting right now and have an affordable place to live that works for them they could absolutely be tempted to avoid the time and cost of moving rent + security deposit + moving truck can add up quickly and it can cause a lot of people to feel stuck where they are the question then becomes when will the circumstances ever be 100% perfect to make the big leap? the answer is that its unlikely that things will ever be pefect there is a 1 time pain to own a home and it involves some change, in order to break a cycle of renting despite all of the challenges, there are still some that are focused on buying let's take a deeper look at the true cost of things 1st month rent can be similar to 1st mortgage payment security deposit from your current rental is refunded at move out you may have friends with trucks to avoid the cost of a moving truck you typically don't have a mortgage payment due the 1st month there are a number of scenarions where the cost owning a home is about the same as it costs to rent a home there are still people that believe that you need a 20% down payment to purchase a home with a mortgage when in fact that are a variety of options avaialable with 0%-5% down payments and in many cases, a monthly mortgage payment is similar to renting today's podcast get's down and dirty with the numbers and breaks down the financial impacts of renting vs buying          

Back To School Moves AFTER classes Start... ...is happening more this year than in the past moving during the break between school years has tradtionally been the preferred path for most families  The Summer of 2025 Buying season was really drawn out and in a lot of markets, it never really happened it wasn't out of laziness or lack of desire to move but rather due to economic uncertainty whats interesting to me is that the number of home sales that took place in August that will close in September is larger than usual in the markets that I work in Florida where the school year has already started why now? Fed interest rates have remained unchanged all year home prices have increased - not decreased its inconvenient to move once schools starts my suspicion is that many have tired of waiting out the market and have made a decision to move now as the pain of living where they are at currently is greater than the discomfort of making a move in less than ideal circumstances this is true for both buyers and sellers at this time yet each side is taking a 2nd look at things and are finding deals that can make sense to both sides and with that there is more certainty on what to do next which is what causes markets to move listen in for all the details on where the market is heading      

Mortgage Rates Hit A 10 Month Low...    ... even though the Fed hasn't dropped interest rates in 2025 So what is causing this to happen? I have some ideas pent up demand banks pricing in future rate cuts a slowdown in mortgage applications alien intervention The reality may just be 3 of the 4 things above are working at the same time Meanwhile, Fed Chairman Jerome Powell spoke at the Jackson Hole Meeting and intimated that a rate cut may be on the horizon leaving many people to believe that rates will be lowered at the September 16-17 Fed Meeting  and if there is a .25% rate drop at that time rates many not drop afterwards as it appears that the market is already pricing that in to rates so it may need to be a .5% rate drop to see further decreases for consumers change is on the horizon It is abundantly clear that there will be a new Fed Chair in early 2026 and its looking like there will 1-2 rate drops between now and the end of the year a lot of home buyers got tired of waiting around for a small change in rates and have moved forward on home purchases at the prevailing rates many plan to refinance down the road while others feel that they may only be in the home for a few years and would rather own than rent today's podcast talks about the dynamics in place for those watching interest rates  

It might make sense to pay PMI when you buy a home...  ...despite what you may have been told Private Mortgage Insurance is used when a home buyer is financing a home with less than a 20% down payment It is not homeowners insurance to help the owner if there is damage It is a safety net for the lender of the home loan in case the buyer doesn't pay the mortgage and goes into deafult mitigating the risk of lending money with a low down payment it allows more people the opportunity to become home owners lets face it, it takes a long time for most people to save for a down payment lets examine a home purchase of $300,000 a 20% down payment would be $60,000 and "guesstimate" closing costs, insurance, and lending fees of $10,000 that is a total of $70,000 that the home buyer would bring to the closing table what if the buyer wanted to use a lower down payment of 5% a 20% down payment would be $15,000 and "guesstimate" closing costs, insurance, and lending fees of $10,000 that is a total of $25,000 that the home buyer would bring to the closing table a whopping $45,000 difference in the cash needed to close in order to do that, mortgage insurance would be put in place and it would add a cost of about $200 per month to the monthly payment thats about $2400 per year more paid out for the home and for many people, it's an acceptable tradeoff in many cases the home buyer can get rid of the PMI somewhere down the road they can pay down the loan so there is 20% equity they can do some renovations to add equity they can refinance the loan in the future they can sell the home and buy a different on with 20% down Click Here To Run Some Numbers on a Mortgage Calculator tune in to today's show to learn more about PMI strategies

If I Was Going To Use An FHA Loan To Buy A Home...  ...I would be looking at the 3.5% down option FHA Loans have been around since 1934 They are sometimes called a 1st Time Buyer Loan The fact is that they are available to anyone But with the low down payment it is particularly attractive to 1st timers Sellers are allowed to help the buyers with closing cost assistance which lowers the barrier to make a home purchase most common is a 3% credit that can be used for: closing costs prepaid items such as insurance interest rate buy down lets examine a scenario where the purchase price is $300,000 the down payment would be $10,500 ($300,000 x 3.5%) and if the seller is crediting the buyer 3% of the purchase price at closing $300,000 x 3% = $9,000 credit so the actual $$$ to the seller is $291,000 before they pay commissions/closing costs the buyers lender will do an appraisal and it will need to come in at $300,000 or higher if the appraisal came in lower, such as $295,000 the bank would only be able to lend based on that amount this situation could be resolved in a number of ways: the buyer could pay the $5,000 down payment gap in cash at closing the buyer could ask the seller to lower the price by $5,000 the seller could reduce the price $5,000 and reduce the credit $5,000 they could each contribute toward the $5,000  Listen in to today's show for all the details

If I Was Going To Use A VA Loan To Buy A Home... ...I would be looking at the no $$$ down option VA Loans are available to Veterans that have their D214 Eligibility Certificate A program like this is a great way to get thank our Veterans Another great feature of this loan is that it is allowable for the seller of the home to help pay for the closing costs up to 4% of the purchase price can be credited back to the buyer at closing which can be used for closing costs, and prepaid items such as insurance the $$$ could also be used for an interest rate buydown which would lower the monthly payments and save on the cost of interest paid on the loan to give an example of how this works lets examine a scenario where the purchase price is $300,000 and the seller is crediting the buyer 4% of the purchase price at closing $300,000 x 4% = $12,000 credit so the actual $$$ to the seller is $288,000 before they pay commissions/closing costs the buyers lender will do an appraisal and it will need to come in at $300,000 or higher if the appraisal came in lower, such as $295,000 the bank would only be able to lend based on that amount this situation could be resolved in a number of ways: the buyer could pay the $5,000 down payment gap in cash at closing the buyer could ask the seller to lower the price by $5,000 the seller could reduce the price $5,000 and reduce the credit $5,000 they could each contribute toward the $5,000  Listen in to today's show for all the details

If I Was Going To Use A 401k To Buy A Home... ...I would start by learning how much tax would be owed when I take the $$$ out and I would definitely contact your 401k plan admin team for more info I always find it interesting when home buyers tell me that they are going to use their 401k to buy a home It's not that I think that its a bad idea as it can make a lot of sense in the right situation but rather that they have no clue that they will have taxes dues when they take the $$$ out quite often, its a clear case of amnesia  when they put $$$ into their 401k it went in before taxes were paid on those earnings check your paystubs if your don't believe me the taxes due are deferred until the $$$ is taken out and when a large sum of $$$ is taken out a shocking amount of $$$ can be due at tax time lets suppose that your are in the 15% tax bracket and you want to take out $100,000 to buy a home $15,000 in tax is due and if the home that you want is $300,000 then $45,000 is due if you take out the full amount if you are a high wage earner in a tax bracket above 30% then you are looking at a tax bill of about 100k that would cause most people some discomfort most 401k plans have a way to take a loan out against your 401k and that can be used for the down payment on a home and a mortgage could be used for the remainder of the $$$ needed that is a strategy that works for many people today's podcast unlocks more tips on what goes into tapping into your 401k    

If I Was Flipping A Home Today...     ...my main focus would be the location of the home and it would be a desirable area for someone to live in so that I would have a large target audience when it was time to put the renovated home on the market this doesn't mean that the home needs to be in a $$$ million $$$ neighborhood an ideal location may very well be where homes are selling below the media sales price it would be attractive to a wide audience of owner occupied home buyers and would also be interesting to investors that want turn key rentals starting with the end in mind makes complete sense I would want to consider the marketing strategy to sell the home as I select the right home to flip among the many options on the market as well as when making the home improvement decisions and the materials to be used money is made and lost when it takes too long to sell the property the clock starts ticking the day that you purchase the home costs for labor and materials are obvious expenses in addition to that are taxes, insurance, permits, taxes and at the eventual closing you will be commissions and fees all of which eat into your return on investment tune in for all the details as I break down the path to profits when flipping a home

US Home Prices Are Up... ...and so is consumer confidence despite the Fed Stubbornly refusing to lower interest rates The U.S. Federal Housing Finance Agency's (FHFA) recent report shows that while home prices were down .2% in the month of May but they are up 2.8% between May 2024 and May 2025 Separately, The Conference Board reported that its consumer confidence index rose 2 points from 95.2 in June to 97.2 in July all the while the Fed once again refused to lower interest rates at their July meeting interestingly, there were several rate decreases before the Presidential election and zero reductions since that time read into that what you want what all of this means to me is that the bottom hasn't, and won't be, falling out on home prices home values are on track to be up the 3% in 2025 that I predicted here before the start of the year and it we ever see an interest rate reduction it will likely push home values a little higher as home buyers monthly payments become a little lower listen in to today's show for my analysis of what is happening now in these areas

Time Will Defeat $$$ In August... ...as many with their move on hold are done waiting for interest rates to change we are seeing very clear signs that there will be marriages of convenience as we enter into the latter half of summer the reality of summer vacations ending soon and the start of a new school year on the horizon creates a growing number of delayed home sales gaining momentum and for that segment of the market the cost of the time spent waiting out the market is far greater than the hope of saving some $$$ with lower interest rates and as this swing occurs we are finding that there is a developing sweet spot where sellers are getting enough $$$ for a sale to make sense while buyers are getting a price low enough to seal a deal this is not a market where everyone will get 100% of what they want financially but buyers and sellers get to move on to where they would rather be living than continuing to live in a place that no longer meets their needs whether the move is to upsize, downsize, relocate, or change an investment strategy the movement is about to move forward  

Condotels Are A Vacation Home And A $$$ Maker...   ...can be a great 1st time investment property as long as you understand how they work at a super high level they are absolutely different than your typical condo and can cost a lot less than a traditional condo keep in mind that they are almost always cash sales as most bank will not approve a mortgage in a heavy rental building condotels can look and feel a lot like a hotel many of them have a front desk for check in/check out 1 main difference is that each unit is individually owned  so renters deal directly with the owners or their property managers for bookings and assistance owners typically spend some time using their condotels during the year and then rent it out when they aren't staying there which for many investors is the perfect situation where the rental income covers most/all of the annual expenses which ends up feeling like they have a free vacation spot as with any short term rental property it's expected to be furnished and fully stocked for guests a handyman and a cleaning person are typically hired to oversee things today's show takes you through the process of purchasing a condotel and leveraging your investment to its maximum income potential     

Behind The Scenes At The Fed...    ...There is some talk that Fed Chair Jerome Powell may not make it to the end of his term There are 12 members of the FOMC (Federal Open Market Committee) that are trying to set the proper economic policy to keep inflation in check there are critics that feel they have held rates stable for far too long other economies around the world have lowered rates  and gained a perceived advantage in trade markets I don't think that the President will fire Powell as some have suggested with that said, I wouldn't be shocked if he nominates the next Fed Chair soon it has been surmised that 7 of the 12 Fed Members are not likely to vote for a rate drop at the July 30th meeting if that holds true then it only leaves 3 more meetings left in 2025 to get to the 2 predicted rate drops before the end of the year my suspicion is that the market has already priced in a rate drop so if the Fed chooses to keep the rates the same next week there is a possiblity that rates edge up a little higher in the days after trying to determine which way things will go can be tricky as the internet is full of contradicting information many people have been waiting for something to happen in the market  in order to make a move to buy or sell oddly enough when the thing you were waiting for to happen doesn't happen it causes many people to make the move anyways despite the fact that nothing changed today's podcast discusses where we believe things are actually heading

If I Were Selling A Home Today...    ...I wouldn't be making any rash decisions with market conditions such that they are buyers are taking longer to make big purchase decisions some are literally frozen in place  as they try to comprehend all of the conflicting data they are reading the economy and inflation are certainly adding to the confusion its quite common for people to do nothing in these situations with that said a growing number of people will move forward and buy anyways as their concerns are outweighed by the need to move now short term trends, such as monthly reports are typically too short of a time period to determine meaningful changes we are seeing some up/down reports each month which simply means that the market is trying to find its direction today's podcast gives you my insight into where the market is heading and why

If I Were Buying A Home Today... ...I would not be trying to do anything tricky I would be focused on the main goals of selecting the right home at the right price in the right location more and more I see home buyers over complicating their search and its the exact wrong thing my 2 cents - Under Think It get very clear on the 4-5 non negotiable things you want in a home and hold firm on getting most/all of them when you decide to buy if there are 2 decision makers then I suggest that you play a game get your favorite beverages and sit at the kitchen table each person writes down a secret list of their top 5 things  in the order of importance then you share the lists and see if you have alignment if not, then let the discussion commence until you have a mutual top 5 list that becomes bedrock did I mention to choose your beverage wisely? the list will eliminate a lot of homes without ever having to go see them it will also let you know very quickly if you need to go see a home and sometimes thats all it takes  to jump start your home search today's podcasts gives you some additional insights  

Hurricane Storm Season Downgraded...    ... as Colorado State University Researchers are dialing back their forecasts Hurricane Season begins on June 1st and Ends on November 30th A typical year has 14 named storms 7 hurricanes and among those 3 that make landfall in Florida Thus far we have had 3 Named Tropical Storms Andrea, Barry, and Chantal... none of which made landfall or casused significant damage The revised forecast for 2025 is now  16 named storms (down from 17 named storms) 8 that will become major hurricanes  4 major hurricanes 100+ MPH winds By contrast the 2024 Hurricane Season Produced 18 named storms 11 hurricanes 5 major hurricanes 100+ MPH winds 3 that made landfall in Florida Preparedness is something that is worth going over a few times per year Complacency can absolutely set in as consectuivre storms fizzle out If you travel frequently, then it is advised to have a plan to board up the home or a contingency plan in case yoiu are unable to travel back due to the storm pattern Today's show shares with you 20+ years of personal hurricane season experience  

Florida homeowners Insurance Gets Good News... ... 2 more new Insurance Companies have been approved for the Florida Market this brings the total to 14 new companies now available to write homeowner policies since the industry reforms that took place in 2022 and 2023 that decreased the financial incentives that lead to numerous frivolous lawsuits and jammed up the industry, leading to lengthy delays in processing time for the legitimate claims for storms related repairs and other damages  these 14 new companies are able to open and operate without being saddled with claims and lawsuits that occurred prior to the industry reforms this means that they are able to operate far more efficiently and re open product lines that have been missing for the last few years competition will be created among the companies which should lead to better rates and coverages for homeowners it should also reduce the number of homes  dependent on Citizens Insurance as their only option for coverage with more choices and lower rates on the horizon its a real possibility that the cost of insurance will stabilize and perhaps even become less expensive this is great news for any homeowner that wants a lower monthly payment and opens the door to those that have struggled to become homeowners due to the rising cost of home ownership Today's show explains the wins coming up for everyone in the real estate market

Rocket Mortgage, Redfin, and Mr Cooper Have This In Common... ...They are all on the same team now Rocket Mortgage has now completed these acquisition for Redfin  and Mr Cooper is up next and they have beaten Zillow and others to punch in my opinion for many years it has been anticipated that zillow would be the 1st to do what what Rocket has now accomplished and they now have a seamless end to end platform  where consumers can get a loan prequalifcation done online search homes online and hire a real estate agent all at the same time and they are now offering incentives to borrowers that will be very attractive with offerings that are tethered to using a Refin Agent to purchase a home the hidden gem is the Mr Cooper loan servicing platform as it will give Rocket a peek at the current loan portfolio for opportunities to get more refinance business which bolsters each company this will be a bigger deal than it appears on the surface to the industry its going to put a lot of pressure on Zillow to put out a competing product there have been whispers that companies such as Amazon and Google were also looking at this model the past few years Rocket definitely has a huge head start on the others and with an aggressive plan in place they may quickly increase the gap between their platform and any others contemplating an entry into this space the longer that others delay their own launch the less likely that it will be for them them to compete let alone catch up and pass up Rocket  Things just got very interesting Listen in and hear what this will mean to the consumer    

Big 4th Of July Moves... ...Are Going To Be a Rocket Ride for the real estate market Congress just sent the Big Beautiful Bill to the President to sign like it or not, things will be moving quickly in economic circles and with that, a lot of uncertainty disappears for home buyers and sellers The next thing that I believe will happen will be a tremendous amount of pressure dialed up on the Federal Reserve Chairman Jerome Powell he will be replaced next year when a new Chairman steps into his role I can pretty much gurantee that interest rates will come down at the July 29-30 Fed Meeting by at least .25%  and there will be some talk of a .50% drop coming watch for interest rates to drop in the next few weeks before the Fed meeting as banks begin to price in the anticipated rate drop some of them will be aggressive to gain market share and lenders will compete hard for the summer mortgage business with 4 Fed meetings left in 2025 there is a path to rates as low as 5.875% which I have been predicting since the 4th quarter of 2024 I believe thats it's inevitable for rates to get there rates in the 5's cross a psychological barrier for many borrowers and this next step will speed up the real estate market from its year long pause home sellers will be more inclined to trade in theit 3-4% mortgage rate for a 5-6% rate and make the move that they have been delaying more homes will go in the market soon which will give home buyers more options all the wheels are now in motion for a revitalization of home sales buckle up for a change in the dynamics of the real estate market    

So You Just Inherited A Home... ...Which can be sad, exciting, and difficult all at the same time In most cases there is a will, which makes known to all, the wishes of the deceased  a decision maker called The Executor, is named in the document a process that is called probate, which is handled by an attorney ensures that the will is legitimate and settles any/all claims to the estate for those that have considered, or in the process of their estate planning it can be a daunting task to say the least the idea behind the process is to have an orderly distribution of assets to the heirs of the estate that allows a clear and simple path to its completion the process includes listing all of the assets, as well as any debts the names, numbers, contact information, and account numbers should be included if there is a home that is owned, then all of the maintenance vendors would be important if there are pets, then the information for the vet, and their records would be beneficial to whoever would care for them - and hopefully there is someone to take them in the most difficult task may be figuring out who gets all of the household possessions as it is not practical to have a list of every item that a person possesses and if there are multiple heirs involved trying to sort things out they may not all move at the same pace in fact its quite normal to see some heirs move faster than the others and there will likely be some very trying moments along the way and thats if everything goes somewhat smoothly its unfortunate, but there are times when there is diagreement on many levels which can lead to family strife, or even worse, dissension the fact that the process can be quite lengthy only adds to the stress involved and keep in mind that there are times when there isn't a will and there is little if any guidance on how to distribute things as time passes, we often find that the number one thing for most heirs changes  from the actual inheritance of possessions to the eventual completion of the probate process and the closure that provides an opportunity to move on whether it is to finally fully grieve, or to celebrate those that have passed on todays show discusses a number of ways to navigate the process       

The Real Estate Market Is...    ...in GRIDLOCK sellers want their home to sell quicker and buyers want to see even a larger supply of homes to choose from so we have this conundrum of everyone watching and waiting for a breakthrough and we find that most buyers on "PAUSE" which is causing home sellers a lot of anxiety and with that they are searching for ways to increase interest in the home they prefer the easy list increase the advertising change the listing description change the order of the photos add or enhance the virtual tour do more open houses as opposed to doing the things that they should do or have to do and in a market where buyers are largely indifferent to making offers there are only 2 levers that a seller has to make an impact Time and Money so unless sellers are willing to reduce their price or make capital improvements chances are their efforts will not provide an acceptable offer Let's Face it - There are only 3-4 Things that matter when selling a home Location Condtion Marketing Price The reality for most home sellers is that a price adjustment is a good idea but may not get the job done and if that's the case many will delay a price reduction until the market is "more ready" which leaves us in a perpetual state of gridlock today's show goes over how we got here and a way out this situation        

The Biggest Problem In Real Estate...   ...Might just be a combination of things Whether its high prices, interest rates, or the homes available It's Increasingly hard for 1st time home buyers to enter the market and move up buyers are feeling the cost outweighs the benefit die to the lack of available homes in the most sought after areas combine that with affordable housing typically needing repairs and renovation where those buyers don't have the extra money for after the closing the majority of the buyers in the market is sitting on the sidelines Interest rates are in a range very close to the historical average and many would be home sellers are hesitant to give up the low rates that they were able to obtain when the purchased the homes economic uncertainty has many people unwilling to make any big decisions until they have more clarity on the direction of the market the gridlock is real and many people feel "stuck" and yet somehow, there is competition for many homes when they hit the market stay with me on this... when the right home finally becomes available where the location, price, and property condition shows up it unlocks a segment of buyers that will be attracted to these homes its also likely, that a lot of "pent up demand buyers" will make offers which only further frustrates that group as only 1 buyer will get that home the same can be said homes in the affordable housing areas... home builders are slowing down new home starts and allowing their inventory to decrease so there is a possibility of a new homes shortage somewhere down the road so what needs to take place for the market to get moving forward ? buyers will have to accept the fact the its completely unlikely that home prices AND interest rates will come down interest rates appear to be the one of those 2 things to decrease this year and with that I would anticipate that home prices will continue their long upward trend could it actually be that the real "biggest problem" in real estate  is none of the many things discussed so far? I would suggest that its definitely something different The Biggest Problem is NAVIGATION Finding a way to navigate the labyrinth of things discussed in today's show requires a road map, or better yet - a guide to get you though it all to safely arrive where you want to be          

The Timing Of Interest Rate Changes ...   ...is not affecting home prices Once again the Fed decided to keep interest rates the same While individuals, and businesses alike, want rates to be lowered the Fed has signaled that they think rates are where they need to be and unpopular of an opinion as it might be there is some evidence that they aren't necessarily wrong home values increased 3% in the 1st Quarter of 2025 as compared to the same quarter in 2024 There are only 4 meetings left in 2025 July 29-30  September 16-17 October 28-29 December 9-10 so if there is going to be surge of buying over the summer months it will be based on the strength of the real estate market and not due to the cost of money being less expensive and with that, we would know with great certainty that the housing market is solid without manipulation of interest rates so when the Fed eventually lowers rates there could very well be a surge in the real estate space if you have been playing the wait and see game watch for 2 interest rate changes over the next 4 meetings my suspicion is that you will see one in July or September and the other one In October or December with the likelihood that home values continue to increase the monthly home loan payment will not see much change listen for the explanation on how and why things are playing out 

Your 1st Air Bnb Property...   ...here is what I would be looking for when making a purchase The 1st thing is don't over think it  Keep it fun and be passionate about creating amazing experiences for your guests and whatever you do - beware of  misleading "news headlines" a recent article from a "major new site" said that investors were selling out they mentioned that 11% of sales in 2024 were investor sales the highest total in many, many years what they fail to mention is that different investors bought them so does that mean that investors actually bought in at the highest rate in years so now that we have all of that out of the way... one of the key things to keep in mind with short term rentals is convenience you will compete with hotels and other short term rentals excellent photos and descriptions in your marketing are critical does the property have easy access to things that are location specific? ample parking - wifi - and evertyhing that the renter will need for an amazing stay and here is a huge one - where a lot of 1st timers get it wrong is your list of checkout rules so long that you scare away renters as far as selecting the right property do the research to be sure that there is not a restriction against you renting it short term independently verify that the property qualifies and know that its very likely that some licensing and/or registration will be required review the rental history of the property and look for red flags are there large gaps between rentals is the property highly seasonal for travel is there an over supply of rentals in the area check the availability calendars of competing rentals if you are considering a condo then it is paramount to know about special assessments and how future building maintenace will be scheduled and how much it will cost you whether you specialize in beach locations or cabins in the mountains you would be well served to provide local information for your guests to explore the area, and seek adventures be a great host and leave them a few bottles of water and make sure the ice maker is working everything that your property doesn't provide for them is a negative review waiting to happen and decreases the chance of them being a repeat guest we take it real deep in today's podcast  this is one that you will want to save  

I Just Read That Real Estate Investing Is Dead... ...from a self proclaimed real estate guru I went through their missive with an open mind and what I found was that I believe that they are off base Don't get me wrong I have some common ground with their views The cost of an investment property makes it hard to cashflow on 1st glance rental markets are feeling the pressure of inflation in the economy and the short term rental market has changed dramatically A different writing states that Investors are exiting the market at the highest rate in many years Apparently 11% of all sales in 2024 were investment properties so while they use that stat to say that investors are bailing out I can't help but notice that those homes were bought by real estate investors so is it possible that the most investors in a long time were actively buying in 2024? It takes 2 to Tango and the fact is that they didnt say what a typicial years % was If you choose to look at things differently you could pay cash for a home and have instant cashflow you could put enough $ down when financing to have a positive cashflow you have a great opportunity for an increase in property value of 3%-4% annually your renter pays down your mortgage balance each month and builds equity for you you may be able to write off expenses and use depreciation at tax time and that's most likely the exact reason that those buyers jumped in at record rates in 2024 its all about how you want to view things the greatest transfer of wealth has been proven to occur in down markets - not up markets it sure seems like the smart investors are making moves that others are afraid to make Today's podcast goes much deeper on how and why

Insurance Cost Going Down...  ...which is great news for home owners and investors this comes on the heels of many years of sharp increases to premiums and large amounts of policies being cancelled by the providers there is a growing number of companies that are holding the line on renewal costs an increasing number of agencies are now actually reducing the annual cost of coverage Citizens Insurance continues to be a solid resource for older homes This safety net has been super important in the state of Florida as many homes do not fit neatly into the insurance boxes now that things are settling down in the industry rates are more affordable for many home owners which means that monthly payments can go also go down and at a time when inflation is causing almost everything to cost more this is a welcome situation for pretty much everyone its also helping buyers purchase homes with insurance in place as opposed to passing on the deal due to high risk concerns Today's show talks over the changes that are happening now

NAR Economist Says Market Is Heading... ... Upward with median home prices increasing by 3% in 2025 and that they will grow another 4% in 2026 National Association Of Realtors Chief Economist Lawrence Yun made these statements at the 2025 Legislative Meetings at NAR Interstingly enough - these predictions mirror  What I have been saying on this podcast for the past year Yun goes on to mention that inflation is keeping interest rates high Which is "killing the housing market" The Federal Reserve has not wavered in their target of 2% Inflation was at 2.3% in April 2025 So the Fed continues to stubbornly refuse to lower rates One of the biggest things holding back the real estate market Is that home owners with low rates are reluctant  to trade their 2%-4% loans for 6%-7% loans meanwhile home prices continue to increase while many cling to the hope that prices will drop it doesn't seem likely to happen within the next year or so based on a growing number of economists projections Today's show examines how this is affecting the direction of the market

Home Prices Up 4%... ...despite the fact that interest rates haven't come down all the while inventory levels continue to increase FHFA - Federal Housing Finance Agency completed a study That compared home prices in 1st Quarter 2024 to 1st Quarter 2025 They found that home values were up 4% nationwide 49 of 50 states saw prices increase with Hawaii being the lone exception The top 5 states with the highest increase were 1 - Rhode Island 2- West Virginia 3- Connecticut 4- Ohio 5- Wyoming So here is where it may get very interesting in the 2nd half of 2025 A lot of the things that have held back home buyers may change Interest rates are likely to drop over the next 6 months Tariff concerns will ease as it appears there are several deals emerging Congress is heading toward a resolution to "The Big Beautiful Bill" talks The market is playing out the way that we predicted on this podcast At the end of 2024 during our forecast for 2025 episodes Home prices didn't drop, despite all the forces against it and now that we have evidence that prices went up we have a real time scenario where the market might just surge forward If you have been waiting patiently for interest rates and home prices to drop Your patience may not be rewarded

How Long Will It Take To Sell... ... Is a loaded question in today's real estate market and for most its not for the faint of heart both buyers and sellers are feeling the stress points of the sales process 1st and foremost you need to get under contract which is taking longer for both sides these days a well priced home in a great location can sell quickly one that needs repairs and is overpriced can take much longer to sell we have seen homes sell in a day we have seen homes on the market for 6 months and not sell the seller has a lot of control on price and condition if they want to sell fast and then you have to look at the terms of sale for the closing process timeline lets suppose that you have to sell a home in order to buy another and after 30 or 60 days you go under contract on the home you are selling now you are tasked with finding a home to buy and get that under contract the deadline to do so may only be a few days/few weeks depending on your home sale if you have enough proceeds to pay cash then you can be super aggressive on the number of days needed to close the purchase and possibly overcome a contingency to sell your home if you need to finance the purchase, then you will need to ask the seller for contingencies for the sale of your home and also the mortgage approval in most cases, 30 days is enough time get the loan approved when you start to add up the days to close a sale it becomes clear that if cash sales are involved with no contingencies the process can be completed in 30 days or less if financing is needed on top of a home sale then plan for 30-60 days all of this is on top of however long it takes for the home sale to go under contract so the long answer to the short question of how long does it take to sell is that it depends on your situation today's show takes you through the twists and turns

Closing Costs - Who Pays For What ...     ...each party in a real estate will experience different fees at settlement on the sellers side the biggest expense is trypically the brokers commissions along with that they will likely pay for the title insurance as well as closing fee for the settlement agent that performs the closing in addition, a seller may pay for documentary stamps, estoppel fees and recording fees while not a complete list, these items are the most common charges for sellers on the buyers side documentary stamps on the mortgage, intangible fees and lending fees they will also have a settlement fee for the closing agent on top of that they may also pay for a property survey and elevation certificate keep in mind that there a prepaid fees such as an appraisal and property insurance there are also credits between the buyers and sellers for property taxes and HOA Fees all of the costs associated with the sale are typically agreed upon and balanced by the title agent on a form called the ALTA where everything is listed this document is usually the 1st one that each party signs as it makes know all of the charges to each party at the closing today's show dives into the details of the costs to close the sale

Where Did All The Showings Go... ...its a real thing right now as there are very few people actively looking at homes   and its a clear signal to the home sellers out there for homes that are not priced well   based on the condition and location of their property   those will struggle to get showings and offers let alone sell quickly    with multiple offers with excellent terms   thats not say that properties in great condition and in great locations   will not sell fast for top $$$ - because those will   as that type of home will do well in almost any type of market   but when sellers are not getting many looks online   and aren't seeing the number of showings and offers that they want   what is their next move ?   most sellers go on the market feeling that they are positioned to sell   but unless you have a robust marketing system   and a highly active agent   its going to be an uphill battle to outwork the competition   the lingering effects of the covid real estate market   show that sellers expectations have not evolved into the current market   now before you take the for sale sign out of the yard...   lets keep in mind that we are entering the time of year   that has the most activity for buyers and sellers   and it might just be the time that a new to market buyer   is just seeing home marketing ads for the 1st time   its a fact that some sellers will make adjustments to their price and condition   those will be the ones that see a spike in showings and offers   we unpack a lot of information in today's show    with tips on how to navigate this summer market   give us a listen and subscribe if you like what you are hearing    

... Is a home buying strategy with many advantages At a time when real estate inventory continues to increase home buyers remain very particular in what they are looking for and there is a real fear of the pressure that exists when they only have a limited time to select a home and its the exact reason that many choose to make their purchase before they ever put their home on the market and if you are open minded to doing so you open the door to possibilities that wouldn't exist otherwise imagine for a moment being able to to renovate your new home before you begin to move in new flooring fresh paint new kitchen cabinets and back splash updated bathrooms all could be done relatively quickly you could selectively begin to move in 1 room at a time while the work is being done and your final move in would be into a new home that will need little, if any work done, for the foreseeable future and in the process, your previous home will be empty and clean making it much easier to complete any repairs or touch ups to get the home ready for a profitable sale that will very likely breeze through the inspection process this opens the door to the widest pool of buyers the hidden bonus is that this option relieves most of the stress involved when trying to sell and buy at the same time and removes the need to purchase with home sale contingencies that can cost you money or even worse cause you to miss out on the home that you really want as most sellers are averse to taking a chance that your home sale doesn't close today's show gives your real life scenarios to guide you through the process  

Did We Just Enter Into A Buyers Market...     ... A lot of home buyers are certainly feeling that way right now We have seen a steady increase in the number of homes for sale And homes are taking longer to sell but does that actually mean that its a buyers market most real estate experts consider 6 months of inventory as the line of demarcation when determining what type of market it is less than 6 months of inventory is a sellers market 6 months of inventory is a balanced market more than 6 months of inventory is a buyers market we are finding that many areas of the country are hovering right around the middle  and when this happens those watching the market are looking for signs of which direction it will be heading in the short and long term and during these times both sides feel like they can win listen in to learn more about what we feel is about to happen

Springtime Tips To Make You More Money At The Closing Table...   ... here are the Top things that you should do before you go on the market start with decluttering the home make decisions to store, sell, or donate any items that are in the home currently then get the home deep cleaned  don't cut corners on this kitchen and bathroom cleanliness can make the difference between getting a solid offer as opposed to a low offer  or even no offers at all then make a repair list list the items can you repair on your own a little to no cost and get that done quickly then list the items do you need to hire out to avoid inspection issues and get those scheduled right away a home that is turnkey will sell for more money  and also create a bigger pool of buyers the exterior of your home should not be forgotten it doesn't matter how nice it is inside if it doesn't have curb appeal outside then buyers may choose not to go inside its super important to have the yard looking its best and the same goes for the house paint, roof, gutters, and trees these are all big ticket items that most buyers would prefer to avoid paying for after closing sellers making it easier and more convenient for home buyers hold the winning ticket to receive the most amount of money in their pocket at the closing table today's show explains what to do and how to do it  

The Fed Interest Rate Move...      ... Wasn't A Move At All Interest rates, once again, remain unchanged In all honesty, the real estate industry doesn't need it right now At a time when market activity historically increases It isn't necessarily important to the real estate industry The time period right after tax season closes out combined with the end of the school year is an annual rewenal of interest for many home buyers and sellers whether they are upsizing or downsizing their home some may be getting ready to buy a retirement property whiles others are seeking an investment property for additional income regardless of the reason this is the season where the most people are in the market most years and with that, there will likely be an increase in new listings which in turn will lead to a spike in home sales most of which will close by the month August According to the National Association of Realtors More than 80% of Metro Markets nationwide (189 of 228) saw home values increase in the 1st quarter of 2025 and there is a belief that this will continue over the summer month today's show is a lively conversation regarding why this is happening  

Delay Your Taxes Even Longer...  ... is something that almost everyone wants to do A 1031 Exchange is something that I have spent a lot of time on over the years Its a tax strategy used when selling a property that allows the seller to defer (delay) the tax due until a subsequent sale has been completed this allows them to put more of the money to work and pay the taxes somewhere down the road I have discussed it in a number of forums recently in the spirtit of contribution to the real estate community there is another layer that can be added when a seller decides that they want to take their profits and use them for something other than a real estate purchase let's suppose that you have a need for some of the money now but not all of it right away and what you would really like  is to have an income from the sale for 10, 20 or even 30 years you could "become the bank" and finance the purchase for your buyer they would give you a down payment and make monthly payments just like they would if they got the money from their bank the difference is that you receive installments each month and would only pay tax on what you receive in a year based on your cost basis and profits from the sale which allows you to spread out the tax due for many years you should definitely talk to your tax planner before you make any moves like this but for some sellers and investors this is the exact right strategy today's show walks you through a number of scenarios

...its the time of year where things go faster and differently tax season is now done and there is an increase in real estate activity level most people have a very clear financial picture documents are readily available for those that will apply for mortgages snowbirds consider selling their homes those nearing retirement are looking for to relocate landlords are looking to cash in investors are looking to add to their portfolio the school year has ended which always add buyers and sellers to the market so this is a time where properties that have lingered unsold we find many sellers will be taking price reductions so they can get a 2nd look from this new audience a large number of home sellers will be looking to purchase a different home and lining up the closing dates can be challenging to say the least the usual speed bumps are more amplified inspections appraisals contingent on selling a property insurance delays due to tropical storms today's show goes super deep into these scenarios  

...1st and foremost, is your home properly insured as I often say It's what you learn, after you know it all, that really counts you may want to examine your declaration page this week look at what the policy covers and more importantly, what is not covered give some thought to how much coverage you want it $$$ think about how big of a deductible you prefer are there riders that you need to put in place you can add flood insurance if you don't have it when a named storm enters in the region near your home insurance companies will stop writing new policies until the storm has passed if you are currently under contract and haven't locked in your policy by binding it you run the risk of not being able to close your home purchase get the yard tools out and trim all of the branches on your trees before the storm comes along otherwise you are stockpiling projectiles that can inflict damage do you have a generator in place if not then give some thought to your food supply and storage while you are outside - get a look at your roof is it missing shingles or has a leak that needs to be fixed today's show gives you a roadmap to your preventative maintenance tips as well as what you should really be stocking up on this season

...and home buyers and investors are winning Let's Face it Most people feel that new homes  cost too much take too long to build What they don't always realize is that there are high production builders out there that release express homes every week and you can purchase them  and move in within 30-60 days given the current real estate market conditions some builders are offering discounts unlike what we have seen in many years at the peak of the market there was little reason for a builder to negotiate that has changed in a big way and if you understand how things work and you know what to ask for the savings can be HUGE! Investors in particular are finding that they can get a great return on their investment if they can close with cash quickly many are using 1031 Exchange funds to complete the deals delaying taxes due on sales and maximizing their profits today's show takes you behind the scenes and gives you the goods on how it works  

...and there are whispers of the market going negative but one has to wonder is it market movement or is it market manipulation we have discussed the big moves made by Rocket Mortgage to acquire Redfin and Mr Cooper and now is the time that we should take a look at Zillow as they just shared their forecast that home prices may go down nearly 2% next year no has knows for sure but I do find it interesting that Zillow has acquired Follow Up Boss and Showing Time in recent years in an effort to become a seamless 1 stop home buying/selling portal and lets face it - negative news gets clicks online and if consumers belived that prices were about to drop it would create new activity in the housing market buyers would check more intently for deals sellers would be more likely to sell quicker if they felt the price would be lower each month ongoing but here's the thing is it smart for a seller to drop their price dramatically when 1% of $400,000 is just $4,000 even 2% is only $8,000 knowing this, it doesn't make finanical sense to drop their listing price 25k unless they were glaringly over priced I am not saying that the zillow forecast is right or wrong thats for consumers decide but I do find it interesting that it appears to move the ball forward in their grand plan  tune in to today's show for the details

...when you were sure that it would quickly sell for top dollar Let's start with the basics There are 3-4 things that really matter most location condition marketing price did you nail down those 4 things ? if you did not you have your answer if you got those 4 things right then we need to dig a little deeper how about the 4 point inspection ? how well did the home do with regard to roof plumbing hvac electrical let's suppose that you did well in all of those areas now what ? what about the wdo inspection (wood destroying organisms) wood rot termites is there a transferrable termite bond any past evidence of flooding in the home? has there been a hurricane claim on your insurance? has a water line ever broken in the home and filled the house with water? did you try to sell it on your own? were you highly responsive when people called? was the home proefessionally cleaned? did you hire a company to pre-inspect the home? I have given you the proverbial tip of the iceberg here listen to today's show to hear whats below the surface        

...will bring increased activity to the real estate market Home buyers and sellers create artificial deadlines every year New Years - Elections - Tax Season - End of School Year The "wait and see crowd" typically activate themselves the weeks before and after the April 15 tax season finish line its the time of year where most people have their greatest clarity of their financial picture and with this increased activity comes opportunity new homes will hit the market with greater frequency short term rentals may be sold or converted to long term rentals investors will adjust their portfolio holdings families will move to different school districts new "empty nesters" will downsize the recently retired will be making their relocation plans today's show provides and a road map to succeed and some tax strategies     

...aren't coming at least in the way that you might think that they are There won't be some new "tax" on real estate sales But there will be an impact to the market as many people are pausing their real estate activities and with that, many may cost themselves a lot of money we only need to look at the numerous recent distractions to understand that making the choice to do nothing is a choice covid rising interest rates buyer broker agreements elections none of these caused the real estate markets to crash despite a plethora of prognosticators insisting that they would prices have remained stable despite all of the "noise" and my suspicion is that the market will be more than fine in fact, the tariffs may actually push the market forward in a big way as countries begin to make deals with the U.S.A that lower trade barriers and help businesses grow it wouldn't shock me to see interest rates come down over the summer and I anticipate that home sales will increase significantly while property values also increase before the end of the year listen in to hear the details on how I think its all going to play out      

...Rocket Mortgage is making some big moves They are in the process of acquiring Redfin They are also in the process of acquiring Mr Cooper They are quickly becoming The proverbial 10,000 pound gorilla Its such an interesting play A Gigantic mortgage company adds on a large real estate company with a super sized online presence and then goes a step further by also adding on the largest mortgage servicing company clearly they are looking to be the most complete end to end service provider in the combined real estate/mortgage space which can be really good or not so good for consumers for those looking for these services Rocket is wagering that people will want a 1 stop shopping platform I sense that there will be a segment of that audience that will prefer to create their own experience and select each provider on their own and avoid the bundled service package today's show talks about the impact of this move

... begins with understanding a few simple strategies The method that every individual has the most control over Is to increase their credit score paying down debt usually increases a score but not always let's suppose that you have $4,000 that you can use to pay off a credit balance and you have a credit card with a 4k balance  with a monthly payment of $100 per month and a car payment with a 4k balance with a monthly payment of $500 per month which would you pay off ? most people would be tempted to pay off the car and I can understand why but what if the car loan is a 5 year old trade line and the credit card was only a few months old paying off the car closes out that tradeline which can significantly reduce your average trade line age and might actually cause your score to go down so now you have a decision to make getting rid of a $500 payment helps your mortgage pre-qualification more than getting rid of a $100 payment but what if you can have your cake and eat it too? typically - a car loan that has 10 months or less of repayment time left on the loan is not counted against a borrowers application so now you get the best of both worlds each situation is different and we always recommend  that you consult with the professional that you are working with listen in to today's show to learn the other 2 strategies

...The are reports of some abrupt changes in real estate 1st Quarter Trends are showing some surprises The inventory had been increasing steadily until a precipitous drop of about 30% of homes for sale hit over the last 7 days Another report states that Interest Rates will drop to 4% within the next 2 weeks which would be amazing for home buyers A different report that really shocked me shows that home values are down 37% since the 1st of the year the market is about to go bonkers we will be watching things very closely to see what is actually about to happen next listen in to my April 1 podcast      

...is the week right before or after April 15 this is the time of year when most taxpayers are acutley aware of the financial picture and have had conversations with their financial advisors regarding large purchases and investments the documents the need for mortgage qualification are easily accessible to provide to lenders for approval its also a time where those with children in school are preparing for a summer move that takes place between the end and start of the school year so now that we know the best time to sell it becomes more important than ever  to be "in the market" with your home sale pricing timing the market is never easy but the data has shown mid April to be the most advantageous time to sell todays podcast talks about the forced multiplier of this savvy home sales strategy

... And The Real Estate Market Didn't Crumble Once again the Fed didn't drop interest rates And while there is a perception  that home buyers will not buy right now there is a growing number of buyers buying admittedly many are cash buyers that are largely unaffected by interest rates but there is also a signifcant amount that are making purchases despite the rates there are a number of ways to reduce the rate including a refinance down the road when people are going to move its common that they will do so  regardless of interest rates I do believe that interest rates will gradually go down over the couse of the year for the moment concerns of inflation and other uncertainty will cause the rate drops to be slow at first and increase over time today's show breaks down how and when it will happen  

... and the difference between being "in the market" or "out of the market" home sellers are faced with a choice when they put their home on the market and their fate will come down to 3-4 things location condition marketing price position and if they nail these things then they will be "in the market" and having showings - offers - and contracts if not then they will be "out of the market" and their homes will linger on the market for far longer than they should and almost always sell for less than if they were in the market from day 1 similarly, home buyers also have a choice some key factors in a successful purchase proof of funds readily available a well written offer purchase price based on market facts flexible terms based on seller needs without these in place a buyer will be "out of the market" and struggle to purchase a home a buyer that submits lowball offers on day 1 of a listing most likely poisons their own water and creates unnecessary friction with seller complicated offers with numerous moving parts and endless continegencies almost never work out listen in to get the details on the strategies that are working    

... The 3 words that no one wants to here these days whether it is during the inspection period of a home sale or during an insurance renewal application more and more times we are finding that there is work to be done and since the cost of roofing materials as well as construction labor has risen dramatically it can be a pricey problem during a home sale buyers and sellers are quite often forced to do some sort of renegotiation of price and terms other times the sale simply gets cancelled and the roofing problem is temporarily unresolved the owner is then left to sell the home AS IS or do the repairs/replacement on their own with the belief that they will net more money at the closing table for the time and effort to address the roof concerns once the roof has been completed its likely that the roof portion of the insurance policy will be less costly and provide some future benefit to the homeowner but living in the times instant gratification and the savings accumulating slowly over time not everyone feels that the cost/benefit is ideal for them today's show talks more about the scenarios that unfold