Hey! Read this

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 […]
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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 […]
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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 […]
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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 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 […]

Hey! Read this Action, or sit tight? This is a follow up to the other day’s email about fear. Fear doesn’t shout, it just quietly freezes you in place. That email was about how you are not broken for hesitating. You are human. This one is about what to do with that fear when you are sitting on good equity and a […]

Hey! Read this Should You Act? Read This First. Fear doesn’t shout. It whispers. It shows up as hesitation. As second guessing. As “maybe we just sit tight a little longer.” Not panic. Paralysis. If you’re wrestling with whether you should sell, trade up, trade down, or just sit pat, you’re not broken. You’re human. Most people make this decision way harder than it […]

Hey! Read this The Ramsey Rule That Fails Retirees Every few months, Dave Ramsey repeats another blanket rule about mortgages, credit, or retirement. His stance on reverse mortgages has always been crystal clear. Across his books, videos, radio show, and website, Ramsey repeatedly says: “Reverse mortgages are a scam.” “Don’t do a reverse mortgage.” “I would never recommend a reverse mortgage to anyone.” “Reverse […]

Hey! Read this The Real Questions (not the industry patter you don’t care about) Greetings. Let’s skip the trade-press bullshit for a minute. Normal people do not care about Zillow /Compass lawsuits, portal drama, or which brokerage bought which. That’s the stuff agents argue about in Facebook groups when they should be learning how to negotiate. You care about your timing, your money, and your next move. So let’s […]

Hey! Read this This one should have sold This one should have sold. North Boulder. Fully remodeled. Turn key. Great kitchen, great light, great flow. Walkable to Pearl. And still: 40 days withdrawn expired. Somebody spent real time, and real money getting this home ready. And it still didn’t sell. That’s brutal. Here’s where it went sideways. 1. The lead photo was wrong […]

Hey! Read this Don’t be a Mark The One Mistake That Costs Sellers the Most Leverage. For two weeks we’ve unpacked how real-estate pricing actually works; not the generic, algo driven: What’s your home worth? stuff, but the actual way markets price real estate. The mechanics of where value is really discovered. Let’s close it out with the story that proves the […]

Hey! Read this If 2026 was your year to sell and it didnt come together….. If 2026 was supposed to be your year to sell and life got in the way, you’re not alone. That happens all the time. Plans change. Work changes. Family changes. Timing gets messy. But that does not automatically mean you should just “wait for next spring” and hope for the best. That’s the advice most […]

Hey! Read this National headlines says housing is dead. Boulder’s data disagrees 2,025 homes went under contract in Boulder County this April. That’s down all of 0.3% year over year. So when you hear “housing is frozen” on CNBC… you have to ask: Where? Because yes, if you stare at foreclosure charts for parts of Florida, Louisiana, Texas, and the Gulf Coast, the story looks one way. […]

Hey! Read this Why presentation matters When I say 10% of agents do 90% of the work, I’m not trying to be the guy on the corner complaining about the business. I’m trying to point out something that has a real impact on value: how a property is analyzed, positioned, and presented to the market matters. A lot. I was looking […]