Hey! Read this

Hey! Read this

The $15,000 decision your mortgage calculator never shows you

Most online mortgage calculators aren’t lying to you, they’re just not telling you what you don’t know to ask. They give you one static payment at a “national average” rate and ignore the tools that real lenders and agents use every day to change both your monthly payment and your long term cost of owning […]
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DOM, Condition And Whether Your Agent Actually Gets It

Last week I sent a note about the Compass/Anywhere merger drama, private listings, and who really benefits when inventory gets kept in‑house. If you missed it, here’s the link That was the big picture. This is the zoom in: how days on market and condition actually behave in our Boulder and Front Range market right […]
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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 […]

Hey! Read this The $15,000 decision your mortgage calculator never shows you Most online mortgage calculators aren’t lying to you, they’re just not telling you what you don’t know to ask. They give you one static payment at a “national average” rate and ignore the tools that real lenders and agents use every day to change both your monthly payment and your long term cost of owning […]

Hey! Read this DOM, Condition And Whether Your Agent Actually Gets It Last week I sent a note about the Compass/Anywhere merger drama, private listings, and who really benefits when inventory gets kept in‑house. If you missed it, here’s the link That was the big picture. This is the zoom in: how days on market and condition actually behave in our Boulder and Front Range market right […]

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 […]

Hey! Read this Overpricing helps your neighbor more than it helps you PREVIEW: AI money in SF, real numbers in Boulder, and why overpricing helps your neighbor more than it helps you. Most of the housing headlines right now make it sound like the whole market is either crashing or exploding. In reality, 2026 is a split market and if you own a $1-2M home in Boulder, […]

Hey! Read this Why This Market Feels So Tight Right Now There’s a shift happening underneath all the headlines about rates and home prices: The “home ATM” is basically closed. I’m not sure everyone is picking up on it. For most of the 2000s and again during the ultra low rate era, homeowners regularly tapped their equity. They’d cash out refi, open HELOCs, and use the […]

Hey! Read this The $100k HOA gaffe (and other systems running on autopilot) Let me ask you a few uncomfortable questions. Do you actually know how Title insurance works in Colorado? In most residential deals here, the seller pays for the buyer’s title insurance. That sounds great on the surface: “Free coverage, someone else pays.” But most buyers and sellers don’t really know what that policy covers, what […]

Hey! Read this What Builders Do When They Get Nervous Let me walk you through a recent new build that looked amazing on the surface and turned into a master class in what builders do when they get nervous. The cast: Brad, my buyer Lulu, the builder’s sales rep We walk into this model and we actually like the house. Not the fake “it’s fine” […]

Hey! Read this The Dirt Is Doing The Work A question has been rattling around in my head this week. Why is a modest Boulder ranch worth $1.5 million? Not a luxury home. Not a custom build. Not a 6,000 square foot estate. A ranch. Built in the 1950s or 1960s. The conventional answer is simple: “Homes appreciate.” But I’m not sure that’s the […]