Tag: investing

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Why Your House Isn’t Selling (and It’s Probably Not Your Agent’s Fault)

You’ve scrubbed every countertop, baked a tray of “please-buy-me” cookies, and brewed coffee strong enough to jolt a sleepy open-house guest into a full-price offer.

Lemme guess. You’ve also probably called your agent a dozen times (okay, maybe more), convinced they just aren’t trying hard enough. I mean, surely what you need is another half-dozen open houses, complete with banners, signs, and enough balloons for a small parade. Yet… weeks later, the listing is quieter than a Monday morning without caffeine.

Here’s the thing: it’s probably not your agent’s fault. It’s not because Mercury is in retrograde, your neighbor’s new fence, or even because you forgot to check your horoscope yesterday.

The truth is simple, and my previous broker drilled it into us until we could chant it in our sleep:
Price. Condition. Marketing.

Those three words explain why homes sell… or don’t. And right now, with a slower season settling in, seemingly stuck interest rates, and an economy that feels like it’s running through glue, the basics matter more than ever.

So, let’s pour another cup of coffee and go through the REAL home-selling tips for 2025.

1. Price: The Dream Killer (and the First Thing to Check)

Honestly, pricing is where most sellers stumble, usually not out of greed, but out of hope. Hope that their home is worth more because they loved it more.
But buyers don’t price with their hearts; they price with their phones. They’re scrolling Zillow at midnight, comparing square footage, upgrades, and school districts like they’re studying for the SAT.

If your home is even a few percentage points over the market’s comfort zone, buyers will swipe left faster than a bad Tinder profile. The longer it sits, the more they start whispering, “What’s wrong with it?” even if the answer is simply “the price.”

Here’s the good news: Pricing right doesn’t mean pricing low. It means pricing smart. Using solid comps, not emotions. Listening to feedback after a few weeks. Watching your showing traffic. When the market slows, minor adjustments can make a big difference — sometimes as little as 2–3% is enough to jolt activity back to life.

I get asked constantly, “What do you think my house will sell for?” as if there’s one magic number hiding in my coffee cup. Spoiler alert: there isn’t. There are three.
What the comps say.
What the buyer feels.
And what the appraiser will actually sign off on.

Not exactly simple, I know. However, price is ultimately determined by number 2:

2. Condition: The Silent Deal-Breaker

If price gets buyers in the door, condition decides whether they stay long enough to imagine themselves living there. I can’t tell you how many times I’ve watched someone walk into a showing and, within ten seconds, you can practically see the thought bubble pop up over their head: Nope.

Condition isn’t just about whether a home is clean. Yes, that’s important, but really it’s about whether it feels cared for. Scuffed walls, tired carpet, pet odors, or cluttered countertops can subtly convey to buyers that maintenance has been neglected, even if the bones are solid. The little things add up fast.

Think of it this way: buyers aren’t shopping for your house, they’re shopping for their future. They need to see possibility, not projects. A fresh coat of paint, updated light fixtures, or even a deep declutter can completely change how your home photographs and feels.

And yes, it’s hard to be objective when it’s your home. So no, your agent is being “mean” by gently telling you that your beloved floral wallpaper might be killing first impressions. They’re being honest. And that’s exactly what you want in this little adventure of home selling.

Speaking of your agent, let’s move on to number 3 on our list:

3. Marketing: The Missing Megaphone

You can have the right price and perfect condition, but if nobody knows your home exists, you might as well be whispering in a hurricane. Marketing is the megaphone that carries your home’s story to the right buyers.

Now I can hear you saying, “Yes! See?! My agent is NOT doing enough open houses. I knew it.”

Full stop for a second. Let’s dig into what marketing really means.

A well-marketed home tells a story. A story that can’t be told without your help, Mr/Mrs. Seller. Your agent probably walked you through all of this when you sat down to sign that listing agreement. Photos, open houses, and showings. Were you a partner in prepping your house to tell the best story?

Dim listing photos ( because you refused to take down grandma’s drapes), cluttered countertops, and random animals wandering through listing photos are not conducive to a market as cautious as ours right now. Presentation is everything.

As agents, we aim to highlight not just the square footage, but also the sense of living there. The way the morning light hits in the kitchen, the quiet backyard, and the layout that actually makes sense for a family. That story deserves professional photos, strong copy, and online visibility that goes above and beyond a for-sale sign.

This is also where creativity comes in. Maybe it’s a neighborhood feature video or a social media campaign. The goal is always the same: get eyes on your home and hearts invested before buyers ever step inside. These are the things your agent should be presenting to you, and you should be fully vested in helping him or her to put the very best product out there.

Because in today’s market, your listing has about the same attention span as a TikTok scroll. You don’t get a second chance to make a first impression. So make it scroll-stopping.

Here’s another little truth bomb for you. Open houses typically do not sell houses. They sell your agent and bring them buyer clients. Oh, and give your nosy neighbors a chance to rummage through your house. You know where buyers are looking? That’s right. Online.

That’s why good marketing matters so much, because 85–90% of home sales start on the MLS. The MLS (Multiple Listing Service) is the engine that powers third-party sites like Zillow and Realtor.com. So while open houses can drum up buzz and new clients for your agent, it’s your online presence, photos, pricing, and presentation that actually sell your home.

Wrapping It Up:

So before you pick up the phone to berate your agent for not taking your call at midnight last night to plot the next open house parade, take a breath and look at the big three: price, condition, and marketing. Those are the levers that move homes, even in a slow season with sticky interest rates and buyers who blink twice before writing an offer.

Selling a home isn’t magic; it’s strategy. When all three pieces align, things begin to move. When they don’t, no amount of caffeine can fix it.

Maybe your agent hasn’t been proactive… it happens. Not everyone’s cut out for this business. It takes a few loose screws, a caffeine habit, and a stubborn streak to survive it. But if your home’s been sitting and you’re ready for honest feedback, the kind that’s straightforward, practical, and served with a side of coffee, let’s talk. Because in real estate, as in life, sometimes all you need is a fresh perspective and a strong cup of joe.

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Interest Rates Dropped: Here’s What That Mean for Northwest Arkansas Real Estate

The Fed just announced a rate cut, and suddenly, the housing market chatter is louder than Razorback fans after Sam Pittman’s unceremonious canning. Buyers are asking if now’s the time to pounce, recent homeowners are calling about refinancing, and everyone wants to know if another cut is on the way. Let’s break it down in plain English—without the economic jargon or the need for a finance degree.

What the Interest Rate Drop Means for Buyers in Northwest Arkansas

Lower Rates = More Buying Power

When interest rates dip, your monthly payment shrinks. That house in Bentonville or Rogers that felt like a financial stretch last month? Now it might actually fit your budget without causing heart palpitations. Lower rates don’t mean homes are on sale, but they do mean you can get more house for the same payment.

Translation: if you were on the fence, this rate cut is like a polite nudge from the housing gods saying, “Hey, maybe get off Zillow at midnight and actually go look at a house.”

How Much More Home Can You Afford in 2025?

A small percentage drop in rates can mean tens of thousands more in buying power. For example, a $300,000 home at last year’s rate might cost you the same each month as a $325,000 home today. That bump could mean the difference between a standard kitchen and the one with the quartz countertops you’ve been drooling over.

Why It’s Still Smart to Focus on Your Budget (Not Just Rates)

That said, don’t let “lower rates” convince you to throw your budget out the window. The right home is about fit, not just what the bank says you can technically afford. Rates help, but a house still needs to fit your lifestyle (and your grocery bill).

Should Recent Homebuyers in NWA Refinance After the Rate Cut?

Why Lenders Already Anticipated the Cut

The second the Fed sneezes, lenders have already stocked up on tissues. In other words, they usually see rate cuts coming and price them into the mortgages you locked in. That means most people who closed recently already got the benefit baked in.

When Refinancing Actually Makes Sense

Refinancing can be smart if rates drop significantly from where you locked, or if you’re planning to stay in your home long enough to recoup the closing costs. But if your rate is already competitive, chasing a tiny drop won’t save enough to justify the hassle.

The Cost of Refinancing vs. the Potential Savings

Think of refinancing like switching cell phone plans. Sure, you might save $10 a month, but if it costs $3,000 in fees and paperwork to get there, is it really worth it? Unless you see a major rate shift, the answer is probably no.

Is Another Interest Rate Cut Coming in 2025?

What Economists Are Predicting

Some experts believe another cut is possible later this year if the economy cooperates. But just like trying to predict Arkansas weather—sunny morning, tornado afternoon, snow by dinner—it’s not an exact science.

Why Timing the Market Rarely Works

Waiting for the “perfect” rate is like waiting for the perfect time to have kids, start a business, or clean out the garage. It never really arrives. If buying now makes sense for your budget and your life, don’t stall just because you’re hoping for another quarter-point drop.

The Best Approach for Buyers and Homeowners in Northwest Arkansas

The real key is flexibility. The Fed could cut again if the economy plays nice, but for now, don’t plan your whole financial future around it. If you’re ready to buy, the best time is when it makes sense for your budget, not when you’ve memorized Jerome Powell’s facial expressions on CNBC.

Bottom Line for the NWA Housing Market

What Buyers Should Do Now

If you’ve been house-hunting in Fayetteville, Bentonville, or Bella Vista, this is a great window to make your move. You’ll get more bang for your buck thanks to lower rates, but don’t let excitement push you past your comfort zone.

Why Homeowners Can Relax (For Now)

If you bought recently, congratulations, awesome! You likely already have a solid rate. Unless we see another big drop, refinancing probably isn’t worth the time, cost, and paperwork. Translation: Enjoy your new home without refinancing FOMO.

Stay Flexible, Stay Informed, and Stay Local

Could rates drop again in 2025? Sure. But don’t build your whole housing strategy on a “maybe.” The smarter move is to focus on what works for your family and your budget now. The market will do what the market does. Your job is to make sure your real estate decisions fit your life here in Northwest Arkansas.

Ready to talk through your options? Whether you’re buying your first home, upgrading, or just curious about refinancing, I’ll help you translate “Fed speak” into real-world advice (with fewer acronyms and more coffee).

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Mortgage Rate Drama in Northwest Arkansas: Could September Be the Plot Twist?

If you’ve lived in Northwest Arkansas for more than five minutes, you know two things: we take our Razorbacks football very seriously, and we have strong opinions about mortgage rates. Well, maybe not all of us, but anyone even wandering around the edges of real estate is definitely paying attention.

Currently, the 30-year fixed mortgage is camped out in the mid-6% range—around 6.5% to 6.6%. Not terrible, but not exactly the “let’s run out and buy a house and a bass boat” numbers we saw back when interest rates were low enough to make us giddy. For a lot of buyers, those mid-6’s feel like being invited to a backyard BBQ only to find out the burgers are veggie patties. Technically fine… but not what you were hoping for.

Why September Could Be a Big Deal

Here’s the tea (or should I say Onyx latte): the Federal Reserve is hinting that it might lower rates this September. Now, don’t start practicing your happy dance just yet—this isn’t a guaranteed return to the magical 3% mortgages of yesteryear. Those belong in the same archive as Blockbuster memberships and AOL email addresses.

But even a modest cut could have a real impact here in NWA. When rates dip, buyers tend to come out of Zillow scroll-mode and start actually touring homes again. Sellers see more foot traffic at open houses. And agents? Well, we get a small break from the endless “We’re just waiting until rates drop” conversations that make us consider switching careers to goat farming in Madison County.

What It Means for Buyers

If you’ve been eyeing that Bentonville townhome near the Greenway or a lake cottage in Bella Vista, a dip in rates could mean your monthly payment shrinks just enough to make it doable. It might also mean more competition—because when one buyer sees an opportunity, so do twenty others.

What It Means for Sellers

More buyers in the game = more showings, more offers, and potentially stronger selling prices. Translation: if your home has been sitting on the market feeling like the last kid picked for dodgeball, a Fed cut could suddenly make you the star quarterback.

What It Means for NWA Real Estate as a Whole

Let’s be honest: people are already moving here in droves. The job market is strong, the lifestyle is appealing, and Californians are still in shock at what $500K buys here compared to the West Coast. If rates budge even slightly downward, expect even more out-of-staters making offers on that Craftsman in Rogers or the new-build in Centerton.

The Bottom Line

Mortgage rates are like Dickson Street traffic: unpredictable, occasionally ridiculous, but impossible to ignore. September’s Fed meeting might just be the plot twist the Northwest Arkansas market has been waiting for.

So whether you’re buying, selling, or just nosy (hey, we all love a good Zillow scroll), keep your eyes on those rates. The housing market in NWA is already exciting. Throw in a Fed rate cut, and things could get downright dramatic.

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Buyers Be Like: “I Swiped Right on That House but I’m Not Ready for a Relationship”

There was a time—not so long ago—when a buyer walking through a home with me, wide-eyed and holding a pre-approval letter, meant business. These days? Let’s just say I had a more serious conversation with my Uber driver last week, on my way home from a wine-tasting event. Maybe it was the wine.

Welcome to the era of the flaky buyer. They ghost faster than a bad Tinder date, fall in love with a house on Tuesday, and then decide by Thursday that maybe they’re “just not emotionally ready” to commit… to a mortgage.

So dear fellow agents, let’s break this down.

A Few Signs You’re Dealing With a Flake:

  • Says “this is THE ONE” and then asks, “But do you think it’ll still be available in 3-6 months?”
  • Is pre-qualified… by their mom.
  • Thinks Zillow’s Zestimate is more accurate than your market analysis. (Don’t worry, their cousin who sold a house in 2015 agrees with them.)
  • Books a showing, then cancels it, then rebooks, then no-shows, then calls you from another state asking if you can do a video tour “just in case this is the ONE.”

Red flags are flying everywhere, and as their agent, it’s time to set some boundaries.

What’s Causing All the Cold Feet?

  • Rates are unpredictable. Some buyers are waiting for the unicorn 2.5% interest rate to return—right after gas drops to $1.99 and Blockbuster makes a comeback.
  • Analysis paralysis. They’ve seen 40 houses and they’re still unsure. That’s not house hunting—that’s a hobby.
  • TikTok told them to wait. Never mind the fact that TikTok also thinks you should quit your job and raise alpacas.

Dear Buyers: A Word of Advice

Let me help you. We get it—this market is weird. But homes are still selling. Good ones. Great ones. Ones that could be yours if you stop treating real estate like speed dating. So if you’re serious, get your financials in order, trust your agent, and stop waiting for the market to send you a handwritten invitation in gold foil.

Otherwise, Zillow will keep leading you on with filtered photos and fake square footage, and your dream house will be living happily ever after…with someone else.

Time for a Realtor Confessional:

Listen, I’m not mad. I’m just emotionally exhausted.

The other week, I drove 8 hours a day for three days to show houses to an out-of-state buyer who just KNEW Bella Vista, AR was the place for them. Until he decided it was time to realize his childhood dream and buy a horse ranch in Texas.

Here’s another one. I have a house listed that has had 25+ showings in about five weeks. I’ve had at least 3 buyer’s agents tell me they were “95% sure” they’d be submitting an offer, then proceeded to ghost me harder than my 7th-grade crush after the spring dance.

I’ve started rating my real estate transactions like dates:
🏠 Cute house, great potential… buyer brought their entire family, including Grandma, who now has questions about the neighbor’s dog.
🏠 Beautiful views, solid price… buyer didn’t realize they shouldn’t quit their job while attempting to get a loan.
🏠 10/10 curb appeal… client canceled mid-drive because Mercury was in retrograde and they “just had a feeling.”

Y’all. I love helping people buy and sell homes. But if I had a dollar for every time someone bailed on a showing because it “just didn’t feel right,” I could buy the house myself….cash.

🎤 Final Thoughts:

So to all the buyers out there: We love you. We’re rooting for you. But please, if you’re not ready to commit, don’t drag us—and our emotionally invested sellers—through the home tour equivalent of a five-season slow burn romance that ends with “I think I need to work on myself first.”

Because while love might be patient… real estate agents are not.

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Where’d My House Go? (And Other Zillow Mysteries)

Imagine this: You have found THE ONE. No, not your significant other, but your dream house. This is it. You’ve pictured your couch in the living room, mentally repainted the guest bathroom, and picked out your kids’ future prom picture spot, and suddenly, you go to pull it up to tell your lender to get that pre-approval written, and yet…that listing has mysteriously vanished!

Poof. Gone. Like your willpower at a Home Goods clearance sale.

Welcome to 2025, where Zillow has decided it’s not just a real estate website… It’s a judge, jury, and real estate executioner. Introducing: the Zillow Blacklist.

Apparently, if a listing breaks one of their vague, sacred guidelines, or, God forbid, if the algorithm simply wakes up in a bad mood, your beloved dream home can get yeeted off the platform. Not “sold.” Not “pending.” Just… erased. As if it never existed.

No warning. No closure. Just you, clutching your smartphone, whispering, “But we had plans…”

Why is this happening?

Because 2025 is wild, and Zillow has entered its villain era. They’re cracking down on “non-compliant listings.” Things like duplicate posts, funky square footage math, or too many exclamation points in the description. (Sorry, Karen. “LUXURY!!!” is now a crime.)

But the real twist? Some perfectly normal listings are being removed just because they’re linked to MLS systems or brokerages that aren’t on Zillow’s “approved list.” Translation: The platform drama is messier than a family group text.

Meanwhile, in Zestimate Land…

Let me be real. Part of me is glad lots of people are griping at Zillow right now. It’s never been great at accuracy. And let all the real estate agents say Amen!

Their home value estimates are like mood rings: slightly mystical, mostly wrong. One minute, your house is worth $400K. Next, it’s a $750K “hot home” because you installed a new mailbox, and someone two blocks away sold a pool house with a llama barn.

And yet, this is the tool that shapes how some sellers price their homes. So now you have Betty in the cul-de-sac refusing to list unless she gets “Zillow money,” even though her place still has carpet in the bathrooms and a suspicious odor in the sunroom.

Thanks, algorithm. Really helpful.

However, Zillow does have its place. As an agent, when I list a property, I always check to be sure it’s showing accurately on Zillow after I list on the MLS because I know there are a ton of people out there not working with an agent and instead rely on sites just like Zillow to find their next home.

So yeah, it’s kind of important that Zillow has its crappola together.

What does this mean for buyers?

It means you might need to work with an actual human (gasp)—a real estate agent who can access the listings Zillow ghosted. Remember agents? They’re like Zillow, but they talk back and don’t glitch when you ask too many questions.

And for sellers?

If your home gets blacklisted, don’t panic. Your house isn’t cursed. But your visibility might be. Less exposure = fewer buyers = more time explaining to your spouse why no one has called for a showing.

Also, a gentle reminder: just because your Zestimate says you’re sitting on a real estate goldmine doesn’t mean buyers agree. Or the appraiser. Or reality.

So please, Karen, trust your agent over an algorithm that thought your split-level with zero curb appeal was a luxury estate.

Final Thoughts

In a world where AI decides what we eat, watch, and swipe right on, it’s no shock that it now decides which houses we’re allowed to see. But don’t worry. Somewhere out there, your dream home is still waiting for you—probably on a platform no one uses and listed by a sweet 68-year-old realtor who still prints directions from MapQuest.

Happy house hunting. And may the algorithm be ever in your favor.

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Confessions of a Real Estate Pro: Drop the Interest Rate, I’m Begging You

As a real estate professional, I’ve seen some things that would drive a weaker woman to whiskey. I’ve seen buyers cry in kitchens (and not just because of the backsplash). I’ve seen sellers list their homes for the price of a small country. I’ve written contracts at midnight, talked nervous first-timers off the ledge, and yes, I’ve survived the great toilet paper staging shortage of 2020. 

But lately? The greatest challenge isn’t picky buyers or appraisers whose sole mission in life is to kill agents’ deals. No, friends—it’s the interest rate. That little percentage is out here acting like it pays rent and has an opinion.

Real Talk: This Interest Rate Is Killing the Vibe

Let me paint you a picture. A couple falls in love with a home. Perfect location. Dream kitchen. Room for a dog and maybe even a baby. I run the numbers, and BAM—they realize their monthly payment is now the same as a luxury car lease… for two luxury cars. 

And one of them is on fire.

Cue the heartbreak. Cue the “maybe next year.” Cue me whispering sweet nothings to my lead tracker like, “It’s okay…they’ll be back…someday.”

Let me give you some more straight talk. This interest rate is also tanking the housing market. Maybe you think you already know why, but do you? Really?

Here’s Why We Need the Rate to Chill Out

1. Buyers Are Holding Back Like It’s a Junior High School Dance

Remember school dances? Everyone standing around awkwardly waiting for someone else to make a move? That’s the housing market right now. Buyers are hesitant, sellers are salty, and I’m just here holding my clipboard like a chaperone, wondering when the DJ will play something from the 80s.

A lower interest rate would be the Michael Jackson song that gets everybody on the dance floor.

2. Sellers Need Hope Too (and a Little Motivation)

Right now, many sellers are locked into 2-3% rates on their current homes and looking at the 7% market like, “Eh… we’re good.” I can’t blame them. But if rates dropped, we’d see more listings, more movement, and fewer homeowners treating their current mortgage like it’s a family heirloom.

Why is this important? I’m so glad you asked. 

  • Lower rates mean lower mortgage payments bringing buyers back into the market.
  • More buyers mean more demand and more movement in this stagnant housing market.
  • Sellers would start to sell again, bringing more inventory back into the market and balancing supply and demand.
  • Overall this creates a healthier market cycle.

Moving on….

3. I Would Like to Sell a House Without Explaining What a 2-1 Buydown Is

Every conversation starts the same way: “Well, the rate’s high, but have you heard of a 2-1 buydown?” By the end of the explanation, I feel like I’ve taught a semester of Econ 101 with none of the tenure. I’m not saying I mind educating people—but could we go back to a time when getting a mortgage didn’t require a spreadsheet, a prayer, and a nervous breakdown?

4. I Miss the Excitement

Remember 2020-2021, when rates were low and buyers were practically sprinting toward open houses like it was Black Friday at Best Buy? Was it chaotic? Yes! But it felt like one never-ending real estate party. Now it’s like the party ended, and someone turned on the fluorescent lights. We need a little spark again. I’m not saying we go back to 20-21.  For a variety of reasons. Neither Covid nor that housing market was exactly healthy. Pretty sure we all needed therapy after that season. But what about in the form of a 4.5% interest rate and a fresh batch of motivated buyers?

In Conclusion: Do It for the Deals, Jerome

So, if anyone from the Fed is reading this: I get it, inflation is a thing, the economy is complicated, and you’ve got a lot on your plate. Dear Lord, somebody give Trump a Benadryl. 

But please… think of the real estate professionals. Think of the buyers. Think of the lonely For Sale signs swaying in the wind like forgotten dreams.

Lower the rate. Reignite the market. And let me go back to writing offers that don’t require a personal essay, three co-signers, and a letter from the Pope.

With love (and a stack of business cards I can’t get rid of), Your Friendly Neighborhood Real Estate Pro

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Tariffs, Taxes, and Why Real Estate Still Wins—Oh My!

Truth bomb: Real Estate Investing Still Makes Sense—Even in an Uncertain Economy

Let’s be honest: The economy feels a little shaky right now. Inflation, interest rate hikes, stock market swings, conversation about tariffs that frankly no one understands—it’s no wonder many investors are second-guessing their moves. But despite the noise, one investment strategy continues to prove its worth: real estate.

Here’s why real estate remains a smart, stable option—even when the economy feels anything but.

1. People Always Need Housing (Because Cardboard Boxes Aren’t Zoned Residential)

No matter what’s happening in the economy—boom, bust, or somewhere in between—one thing remains true: People need a place to live. You can skip the avocado toast, cancel your streaming subscriptions, and delay upgrading your phone… but “just not living anywhere” isn’t really an option.

Sure, some folks dream of going off-grid in a van, but most still prefer a roof that doesn’t leak and walls that don’t flap in the wind. That’s why real estate has staying power—it meets a basic human need. Shelter isn’t trendy. It’s timeless.

So while markets may wobble and stocks may spiral, housing demand? That’s not going anywhere. Unless humans suddenly stop needing to live indoors—which feels unlikely.

2. Cash Flow Can Be a Lifesaver (Especially When Your Other Investments Are on Life Support)

You know that warm, fuzzy feeling when rent hits your account right on time? That’s cash flow—and in a shaky economy, it’s basically the financial version of comfort food. Reliable, satisfying, and way less salty than your stock portfolio.

While your crypto wallet is having an existential crisis and your retirement account is taking a nap, that monthly rental income shows up like, “Hey bestie, I got you.”

It’s not just about making money—it’s about keeping your sanity while the rest of your assets do their best rollercoaster impressions. When the markets are wild, cash flow is your emotional support income.

3. Inflation Actually Works for You (For Once, Something in This Economy Does)

Usually, inflation feels like that annoying friend who eats your fries, borrows your hoodie, and never pays you back. But when you own real estate? Suddenly, inflation becomes that unexpected sidekick who actually helps out.

Here’s the deal: as prices go up, so do rents and property values. So, while everyone else is panicking over the cost of eggs and wondering if they should start a backyard chicken farm, you’re just over here watching your rental income rise with the tide.

It’s like inflation finally decided to stop being the villain and join your team. And honestly? We’ll take the win.

4. Real Estate Is a Tangible Asset (You Can’t Live in a Stock Certificate)

Let’s be real—owning stocks is great until the market crashes and all you’re left with is a pie chart and an existential crisis. But real estate? It’s there. You can touch it, walk through it, paint the walls neon green if you really want to (though maybe… don’t).

You can’t crash on the couch of your mutual fund. You can’t Airbnb your NFT. But you can buy a property and turn it into income, equity, or your own personal HGTV project.

It’s an investment you can actually stand in—preferably on solid hardwood floors.

5. Opportunities Are Everywhere Right Now (If You’re Not Afraid to Poke Around a Little)

Sure, interest rates are higher and the news makes it sound like the financial apocalypse is upon us—but guess what? That’s exactly when some of the best deals sneak onto the market, quietly whispering, “Hey… you up?”

When everyone else is running for the hills (or just binge-watching Zillow listings without actually buying), savvy investors are out there scooping up underpriced gems, negotiating like champs, and getting the pick of the litter. It’s like Black Friday for real estate—except with fewer stampedes and more closing costs.

The market isn’t dead—it’s just quieter. And in that calm? Opportunities are doing cartwheels, waiting for someone to notice.

6. Tax Benefits Help Maximize Returns (A Rare Chance to High-Five the IRS)

Real estate is one of the few places where the tax code actually feels like it’s rooting for you. Depreciation, mortgage interest deductions, 1031 exchanges—it’s like a secret menu of financial perks.

And let’s be honest: finding out you owe less in taxes because you own property is the adult equivalent of finding money in last winter’s coat pocket… times ten.

It’s one of the only times you might feel tempted to whisper, “Thanks, Uncle Sam,” and actually mean it. (But don’t get too excited—he’s still charging you for that latte and a half you bought last year.)

7. You’re in Control (Finally—Something in Your Life You Can Actually Manage)

Let’s face it: you can’t control the stock market, gas prices, or how your neighbor insists on mowing his lawn at 6 a.m. on Saturdays. But real estate? That’s where you get to play boss.

You decide which property to buy, what rent to charge, whether to renovate the kitchen or just slap on a fresh coat of paint and call it “vintage charm.” Want to Airbnb it? Long-term tenant? Paint a mural of a cat playing a saxophone on the side? Hey, it’s your kingdom.

In a world full of uncertainty, investing in real estate is like saying, “You know what? I will be the main character today.” And your property? That’s your stage.

Final Thoughts:

Let’s be real—real estate isn’t always glamorous. There will be leaky faucets, weird smells, and the occasional tenant who thinks “rent due on the 1st” is just a loose suggestion. But despite the quirks, real estate remains one of the few investments where you can build wealth while literally sitting on your assets.

In a world where the economy feels like it’s being run by a magic 8-ball, real estate gives you something solid. Something that pays you back. Something you can point to and say, “That’s mine, and it’s making me money—even while I sleep (or doomscroll Zillow).”

So, while others panic about interest rates and refresh their stock apps like it’s a game of financial roulette, you? You’re playing the long game—with cash flow, appreciation, and some sweet tax perks in your corner.

Because at the end of the day, bricks and mortar beat bricks of gold… especially when someone else is paying the mortgage.

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“Home Sweet Affordable Home”: Tackling the Housing Challenge in Northwest Arkansas

Affordable housing is the cry of just about any major metropolis or fast-growing area in the United States. We left Austin almost two years ago, largely because the cost of real estate, remodeling, and building had become unsustainable, at least for us.  Affordable housing was simply a buzzword that the city liked to throw around council meetings to make themselves feel good while continuing their high regulations process, which caused the price of real estate to continue to rise. Oh, the irony.

Speaking of irony, after leaving Austin, we ended up in the most expensive area of Arkansas…NWA. 

While we love it here, we realized Bentonville and the surrounding areas have their own housing issues. Affordable housing and the ability, as a builder, to offer it is a huge issue. Because I’m up to my eyeballs in construction and maybe because I’ve had four cups of coffee this morning, I’ve got many ideas, but for the sake of time, let’s start with three. 

First, addressing the affordable housing shortage in Bentonville and the surrounding area isn’t a simple, one-and-done solution. It will require a multifaceted approach involving policy reforms, public-private partnerships, and community engagement. 

Buckle up, city folks because the first thing that needs to happen is: 

1. Implementing Policy and Zoning Reforms

Expedited Approval Processes. Ya’ll are killing us with your ever-evolving approval and permitting processes (I’m looking at you, Bella Vista). By streamlining the development approval process you can help us builders reduce construction timelines and costs, which can then be passed on to the public.

I’m not the only one saying this. In November of 2021, the city of Bentonville created a Housing Affordability Workgroup specifically to review housing needs, availability, and affordability in Bentonville. While city review groups normally give me a tic under my left eye, this one has some good ideas, specifically by recommending creating expedited processes for small-scale developments and affordable housing projects that meet specific criteria. 

Like I said, settle down wielding your permitting power, city people. 

2. Fostering Public-Private Partnerships

Collaborative Developments: An affordable housing community was created in collaboration with Excellerate Housing, Bentonville Schools, Benton County, Mercy, Walton Family Foundation, and Arvest Bank. McAuley Place exemplifies successful collaborations aimed at increasing affordable housing. This 160-unit development, located near the Bentonville Community Center, includes single-family cottages and multifamily units designated for local educators and staff. 

We need more of these.

Financial Incentives: Offering tax incentives, grants, or subsidies to developers who include affordable units in their projects can stimulate the construction of such housing. The federal Low-Income Housing Tax Credit (LIHTC) program, utilized in developments like McAuley Place, is a model for leveraging financial tools to support affordable housing. 

And finally, for today, 

3. Engaging the Community and Stakeholders

Housing Affordability Workgroup: Established by the Bentonville City Council, this group conducts reviews of housing needs, availability, and affordability and provides recommendations to the city. Their efforts have led to the development of Project ARROW, a targeted approach to increasing affordable housing supply through education and collaboration.

Educational Campaigns: Raising awareness about the benefits of affordable housing and involving residents in planning processes can build community support and reduce opposition to new developments.

By furthering the above ideas, we can improve the affordable housing situation in NWA or at least begin to move it forward. 

While I don’t have a crystal ball, all signs point to the fact that interest rates will drop sometime this year, and the housing market will heat up. 

Let’s prepare and be ready.

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“Coffee, Whiskey, and the Truth About Real Estate: Why NWA’s Market Is Heating Up in 2025”

I need another cup of coffee before I dive into this.

 Or a glass of whiskey. 

I see posts like this all the time. While they’re most likely meant to grab reactions, they’re a demonstration of ignorance at best. 

I know every real estate market is different. I’ve got my finger on the pulse of both the Austin market and here in Northwest Arkansas. I get it. However, the fact of the matter is that a president, whether Democrat or Republican, will not be able to come in and single-handedly “crash” the real estate market. Wherever you’re at.

Since NWA is my home, I’m going to give you four solid reasons I believe we will see housing prices continue to rise here and why this spring will indeed be a hot market. No matter who you voted for.

But first, let’s talk about how stuff works. 

Yes, I know that a political administration’s policies will affect the market. But I also know how our economy works, as well as the Federal Reserve and their decision on what to do with interest rates, which is what really dictates what happens in all things real estate. 

A quick lesson in how the Fed determines what to do with the interest rate. 

The Federal Reserve does not make arbitrary decisions based on the last election cycle. Decisions regarding whether to lower the interest rate are based on multiple fronts.

  • Inflation: Target inflation rate is 2%. If inflation remains below this rate, this is an indicator rates could drop. Today’s current rate is 2.7%, which is a huge improvement from June of 2022 where it was as high as 9.1%.
  • Employment and labor markets: Higher unemployment rates, slow job creation, and stagnant wages could trigger a rate cut.
  • Economic growth: Slower GDP growth and a drop in consumer spending could signal a cut.
  • Stock market trends: Sharp declines can influence the Fed’s decisions on rate cuts.
  • Global market trends: Global slowdowns can also predict what direction the Feds could take in regard to rate cuts.

…just to name a few. Even natural disasters can affect the decision to raise or lower the interest rates. 

And yes, I know certain policies will affect the market. But please. Stop the fatalism. The sky is not falling, no matter who the president is. 

Now, grab yourself a hot cup of coffee, and let’s go to my four reasons why I believe we’ll see a boon in the NWA market. 

  1. Continued Economic Expansion. Everyone knows Bentonville is the home of Walmart. But did you know J.B. Hunt, Tyson Foods, and Simmons Food all call this area home and continue to attract a skilled workforce? Additionally,  Walmart’s new  1 billion dollar “Home Office” campus, set to open in 2025, is expected to continue to boost local employment and housing demand.
  2. Population Growth: Let’s talk people. Bentonville’s population rose by 2.7% in 2023, and it’s not slowing down. This indicates a sustained demand for housing.
  3.  Limited Housing Inventory: While there’s lots of new construction happening here, housing inventory is still low. This means increased competition for buyers and higher prices. According to the Skyline Report, in the first half of 2024, 4,799 homes were sold in Benton County and nearby areas, marking an 8.5% increase from the previous year, with 39.5% being new constructions.
  4. Stable Mortgage Rates: Finally, future projections indicate that mortgage rates may decline slightly this year, encouraging even more buyers to enter the market and increase housing demand.

Do I have a crystal ball? No. Sure wish I did sometimes, but I don’t need one to determine whether or not the market is going to crash this year. All facts point to a growing real estate economy in 2025.

Similar to my waistline from the holidays. But I digress.

So, to my real estate colleagues, stop worrying, get out there, and sell some houses.

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Real Estate Drama: NAR’s Big Settlement Fiasco – Fact vs. Fiction

If you are a real estate agent, buyer, seller, investor, casual perusaler (ok, not a real word) of real estate, or just haven’t had your head under a rock these few months, you’ve seen the big news regarding NAR (National Association of Realtors). Last March, NAR announced that they had reached a settlement agreement to resolve litigation brought by home sellers related to broker commissions. Once that story broke, the media had a field day with misinformation. Agents everywhere began profusely sweating and drinking heavily.  So, facts first:

1. NAR is required to pay out $418 million over the next four years.

2. NAR agreed to create a new MLS rule prohibiting compensation offers on the MLS (Multiple Listing Service). 

3. NAR also agreed to create a new rule requiring MLS participants working with buyers to enter into written agreements with their buyers before the buyer tours a home.

When the news came out, media outlets everywhere began distributing disinformation. Yahoo, NBC, and Joe Biden himself all had something to say, and what they said was largely untrue. 

It was falsely reported that prior to the settlement, real estate commissions were a required and fixed amount of 6%, with 3% going to the listing agent and the additional 3% to the buyer’s agent. Further reporting insinuated that the commissions were legally mandated and set by the National Association of Realtors, the government, or even the Grand Poobah of Greedy Real Estate Professionals Everywhere—whoever that is. 

The truth is that commissions have always been negotiable, not required. Sure, 6% became the industry standard, but it was not the industry requirement. There are many flat-fee agents, brokerages that offer discount services, and even brokerages that specialize in 1% listings.

It has always been well within a home seller’s (or buyer’s) rights to negotiate commission. 

The real problem is crappy agents, specifically listing agents, who do not do a good job of communicating details to their clients. Essential things like how much listing their house is going to cost and the fact that while a listing brokerage may have a standard fee that they charge, those fees are not some mandated amount that can not be negotiated. 

As an agent, disclosure and accounting are part of our fiduciary duties. So, instead of holding those agents responsible for neglecting their fiduciary duties, what was once a pretty transparent process has now been convoluted. 

How? I’m so glad you asked. Let’s compare the new process to the old. Grab yourself another cup of coffee (or a shot of whiskey), and stick with me.

1. Listing process/listing agreement. 

Pre-NAR ruling: When listing a property with a brokerage, you must sign a listing agreement that discloses all the deets and allows that brokerage to sell your property. One of its most important parts is disclosing how that brokerage gets paid. Previously, and depending on your state, that information was a paragraph that included a place for total commission collected at closing and then a place that discloses how that commission might be split between buyers and sellers agents. Again, commissions have, and always have been, negotiable. However, it was typically expected that the seller’s agent would pay the buyer’s agent for bringing a buyer. 

Post NAR ruling: 

Truthfully, we don’t know yet how commissions will be addressed. I believe there will be a place for the listing commission and perhaps another place for the seller to offer a buyer’s agent commission.

Or not.

I assume there will be because the settlement does not say that the seller can’t offer the buyer’s agent a commission. Moreover, the suggested verbiage currently being discussed is about as clear as the congressional budget. 

2. MLS (Mulitple Service Listing rules)

Pre-NAR ruling: Listing agents would list the amount the seller was willing to offer the cooperating broker to bring a buyer. It was typically between 1% and 3%, depending on the NEGOTIATED amount.

Post NAR ruling: Seller agents are now prohibited from disclosing any amount of commission that might be offered to cooperating brokerages on the MLS. That line item will be removed from the listing input completely. 

3. Written buyer agreement.

Pre-NAR ruling: I can’t speak for every agent but I ALWAYS required buyers to sign one of these. A written buyer agreement clarifies the difference between being a customer versus a client and lays out the agent’s and client’s responsibilities. It enables the agent to receive commission and, depending on your state, gives the agent exclusivity with that buyer. Meaning the buyer must use the aforementioned agent to buy a house. Most importantly, at least for me, was protection. If a buyer signs that agreement, it means I have personal information, probably a pre-qual letter from a lender, their driver’s license, and the peace of mind that they’re probably not a serial killer trying to lure me to an abandoned house and murder me.

Post NAR ruling: This is now a requirement for agents working with buyers….which….again…I thought was already a thing. However, the new agreements will include a place for the buyers to check if they are willing to pay their agent’s commission out of pocket if the listing agent doesn’t pay it.

This has led to multiple media outlets, who have no actual idea how this works apparently, to claim the ruling is a win for home sellers and will drive down housing prices as real estate commissions are expected to fall 25-50% 

HAHAHAHAHAHAHA!!!

Right. 

I’d like to see some agents convince their sellers to lower their list price by $10,000-$20,000 or more in some cases since they’re not paying a buyer’s agent. Not gonna happen. 

This ruling and the subsequent garbage analysis being tossed around are doing nothing but confusing people, hurting sellers, and marginalizing certain buyers. 

Think I sound dramatic? Lemme tell you why. First, sellers who believe it will help them financially not to offer a buyer agent a commission will do nothing other than limit their buyer pool. First-time homebuyers, who make up more than 50% of the market, will be disadvantaged. Most have saved up for a down payment, closing costs, and inspection fees. They don’t have the extra $10,000 plus to pay an agent. So those buyers probably aren’t going to come through Mr. Seller’s doors. The house may sit longer on the market, requiring multiple price drops and leaving the seller with less money than if he just offered compensation to the buyer’s agent.

Some first-time homebuyers will also have fewer choices if they don’t have extra money to pay a buyer’s agent and have instructed their agent only to show them properties offering a buyer’s agent commission. Other buyers will lose out on properties in competitive markets. Yet other buyers may find themselves trying to navigate the process on their own, and becoming unfairly taken advantage of.

How many lawsuits will come out of this? 

I’m not a betting woman, but I might take this one. 

Unfortunately, I believe we will see an increase in significant issues in areas that have been unproblematic for years. This NAR ruling forces good agents to walk a very thin tightrope in providing our clients with the fiduciary duties they are sworn to perform as members of the National Association of Realtors.

Stay tuned for some fallout. 

Meanwhile, I intend to continue giving each client my very best.

Just with a little more paperwork and a lot more coffee.