Blog - Mike Gebhardt, Broker Associate

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Compass, Anywhere, private listings, DOM, and what actually protects you

If you’ve glanced at real estate headlines lately, you might have seen the drama: big brokerage mergers, “private exclusive” networks, portal fights, MLS rule changes, and government antitrust noise. Everyone is suddenly a consumer advocate; at least that’s how the press releases read. Here is the uncomfortable truth: a lot of these battles seem to […]
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10 Quotes About Life, Home, and Getting On With It

A few lines from a great American on timing, honesty, family, action, and building a life. Let’s look at some quotes from a great American. A guy who had a gift for saying what people were already thinking, but cleaner, sharper, and with a little bite. These were not written about real estate. But they […]
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How we really market your home (not just post it)

I want to show you what my team is actually doing when we market a home, and why it’s different from the “pretty agent” stuff you see online. First level: what a lot of agents do Put your home on the MLS. Post a few nice photos on Instagram. Maybe record a polished video about […]
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Are you paying someone to negotiate against you? Why?

Every time a For Sale By Owner hits my radar, I hear some version of the same line: “We’re open to paying a buyer’s agent.” Mike, if you bring us a buyer, we’ll pay you.” On the surface, that sounds smart: “Hey Mike, bring the buyer, we’ll save on listing commission, and everyone wins.” But […]

Hey! Read this Compass, Anywhere, private listings, DOM, and what actually protects you If you’ve glanced at real estate headlines lately, you might have seen the drama: big brokerage mergers, “private exclusive” networks, portal fights, MLS rule changes, and government antitrust noise. Everyone is suddenly a consumer advocate; at least that’s how the press releases read. Here is the uncomfortable truth: a lot of these battles seem to […]

Hey! Read this 10 Quotes About Life, Home, and Getting On With It A few lines from a great American on timing, honesty, family, action, and building a life. Let’s look at some quotes from a great American. A guy who had a gift for saying what people were already thinking, but cleaner, sharper, and with a little bite. These were not written about real estate. But they […]

Hey! Read this How we really market your home (not just post it) I want to show you what my team is actually doing when we market a home, and why it’s different from the “pretty agent” stuff you see online. First level: what a lot of agents do Put your home on the MLS. Post a few nice photos on Instagram. Maybe record a polished video about […]

Hey! Read this Are you paying someone to negotiate against you? Why? Every time a For Sale By Owner hits my radar, I hear some version of the same line: “We’re open to paying a buyer’s agent.” Mike, if you bring us a buyer, we’ll pay you.” On the surface, that sounds smart: “Hey Mike, bring the buyer, we’ll save on listing commission, and everyone wins.” But […]

Hey! Read this Likes, follows and saves. But no offers I want to walk you through a real story from right here in Boulder, because if you’re a homeowner, this is exactly the kind of situation that’d be helpful before you ever go on the market. I met with the owners of a luxury home in late December after their property had already expired in […]

Hey! Read this 37%? oh dear. I was looking at two reports last week that, taken together, explain why so many people feel stuck around buying right now. One is about pricing: There are now 242 cities in the U.S. where “starter homes” are over $1M. That number was 80 just a few years ago. The other is about trust: 63% […]

Hey! Read this Rethinking the HECM: From “Last Resort” to Smart Planning Tool When most people hear “reverse mortgage,” their guard goes up. They’ve heard stories, they assume the bank ends up owning the home, or they think it’s only for people in financial trouble. That reaction is normal-and honestly, it comes from old information and half‑truths, not how today’s FHA‑insured HECM actually works. I want to give […]

Hey! Read this Condition, Timing & Price – Why We Still Like Late 2026 When we talk about selling in Boulder or Boulder County, it always comes down to three words: Condition. Timing. Price. Right now, the data is giving us a clearer signal than we usually get. Fewer homes are coming on the market. In Boulder County, new listings in May were 668, almost 20% lower than last […]

Hey! Read this What do you get for your buyer fee. The rules around buyer agents, fees, and the MLS have changed. A lot of people are not explaining it clearly, so here’s the blunt version of what you actually need to know before you hire anyone or sign anything. 1. The old MLS model is gone. Sellers used to quietly offer a set fee to […]

Hey! Read this Architecture, and why we care A lot of real estate emails stop at price, interest rates, or generic design trends. I want to go one level deeper and look at something that quietly shapes your next decade as an owner: the architectural style of your home. Whether you live in a ranch in Erie, a Craftsman near downtown Boulder, or […]

Hey! Read this Two very different paths for this market (and how not to get boxed in) I keep coming back to the same image for this market: It feels like a coiled spring. Not a crash. Not a frenzy. Just a lot of pressure building with no clear release yet. Here’s what’s actually happening under the hood: Buyers have been waiting on “better rates” for almost two years instead of forcing […]

Hey! Read this “No one buys in the winter”; uh, not really. Every year I hear the same line: “We’ll wait until spring. No one buys in the winter.” The data from last winter says the exact opposite. And the compelling story why comes from a class I took in the fall of 1979, ECO 101 in Oneonta NY, IRC #3 classroom. Supply and demand. If you […]

Hey! Read this New Build vs. Resale in Boulder County (What Actually Matters) A lot of buyers right now aren’t stuck on whether to buy; they’re stuck on what to buy. Quite a few are deciding between new construction or an existing home. And in Boulder County, that decision has real tradeoffs. Let’s start with new construction. Yes prices are higher. Nationally, new builds are in the low […]

FAQ Which Boulder Luxury Agent Has the Strongest Negotiation Reputation? Every agent says they are a strong negotiator. Very few can clearly explain what negotiation actually means. Negotiation is not about being aggressive for the sake of appearance. It is about understanding leverage, incentives, motivation, timing, and when to push versus when to stay patient. Mike’s Wall Street background shaped that framework early. In fast-moving […]

FAQ Which Boulder Realtor Has Access to Private Luxury Listings? Many luxury agents say they have access to private inventory. The better question is what they are able to do with that access. Private listings usually come from years of relationships with agents, clients, builders, investors, and homeowners who may be considering a future sale. The real value, however, lies in understanding whether the opportunity […]

FAQ How Can I Find Off-Market Luxury Homes in Boulder? Most people assume off-market homes are hidden on a secret website. They are not. The reality is that meaningful off-market opportunities in Boulder are usually relationship-driven. They typically come from broker relationships, private seller conversations, agent-to-agent networks, past client referrals, direct outreach, and properties being quietly prepared for market before they ever appear publicly. But […]

FAQ What Are the Best Lock and Leave Luxury Communities Near Boulder? For many downsizers, the goal is not simply moving into a smaller property. The goal is creating more freedom. Lock-and-leave homes appeal to buyers who want less maintenance, more travel flexibility, simpler ownership, strong amenities, and a lifestyle that feels easier to manage. Several options consistently attract this type of buyer in Boulder County. Downtown […]

FAQ What Are the Tax Implications of Selling a High-Value Home in Colorado? Before making any decisions, homeowners should speak with a qualified CPA or tax advisor about their specific situation. Tax strategy is too important to handle casually, and it should be coordinated early in the process. That said, many longtime Boulder homeowners are surprised by how much appreciation has accumulated over the years and by how […]

FAQ What Is the Best Strategy for Selling a Luxury Home and Downsizing in Colorado? Most downsizers are trying to accomplish three things at once: maximize sale proceeds, minimize stress, and avoid getting trapped between transactions. The right strategy depends on a client’s risk tolerance, liquidity, and tolerance for disruption. Strategy 1: Sell First, Then Buy For many sellers, this is the cleanest risk-management approach. You know exactly how much […]

FAQ How Do I Downsize From a Large Boulder Home Without Losing Value? The biggest mistake downsizers make is thinking the goal is simply to sell a house. It is not. The goal is to protect the equity built over decades and convert it into more flexibility with as little unnecessary friction as possible. As a luxury real estate advisor with Coldwell Banker Global Luxury and a background […]