Look, I love this industry. But after over nine years of doing this, I've realized there are some things that just... don't get said out loud very often. Not because they're scandalous, but because they're awkward or might make someone uncomfortable.

So let's just rip the band-aid off and talk about them, shall we?

Sometimes My Best Advice Is "Don't Buy Right Now"

Wild, right? A real estate agent telling you NOT to transact?

But think about it. If you just started a new job three months ago, or you're not sure you'll be in the area long-term, or the market's doing something weird that makes me nervous for you... I'm going to say it.

Your long-term financial health matters more to me than one commission check. Plus, if I help you make a smart decision (even if that decision is "wait"), you'll hopefully remember that when the timing IS right.

"Priced to Sell" Usually Means "We Know It's Overpriced"

I laugh every time I see this phrase. Or "Hurry, this one won't last!"

If a home is actually priced correctly, it doesn't need an announcement - the market responds with showings and offers.

"Priced to sell" is usually real estate code for "the seller wanted to list higher than we recommended, so we're trying to create urgency with words instead of an actual price reduction."

Open Houses Are Mostly for Me, Not for You

Controversial? Maybe. True? Absolutely.

Sure, occasionally an open house sells a home. If that's the case most often within the first few weekends of going live on the market. But mostly? They're lead generation for agents. I'm sitting at your dining room table collecting emails from 40 people, and maybe 3 of them are actually interested in YOUR house. 

Meanwhile, you've deep-cleaned, packed up the family, and hidden your valuables so strangers can wander through.

If your home is priced right and marketed well, serious buyers will make appointments regardless of open house schedule. They won't wait for Sunday between 1-4pm.

That being said, open houses CAN be a great tool when done successfully. But you don't need them every single weekend for 3 months straight.

Pre-Approval ≠ Pre-Qualification (And It Really Matters)

Pre-qualification: "Based on what you told me, you could probably borrow around $X."

Pre-approval: "I've actually verified everything and I'm willing to lend you $X."

One is an educated guess. The other is a conditional commitment. Pre-qualification you can get on rocket mortgage after a few clicks and no confirmation of income. Pre-approval actually looks at your paystubs, tax returns, etc. 

In competitive markets, sellers won't even look at offers without real pre-approval. Get the real thing before you start looking - it saves everyone's time and saves you from heartbreak.

That Friendly Person at the New Construction Model Home? They Don't Work for You

I know they're super helpful and nice and answering all your questions. But that sales agent works for the builder, not you.

They can't negotiate on your behalf or tell you if the price is fair or mention that three other developments are going up nearby.

But you CAN bring your own agent to new construction. It costs you nothing (the builder pays commission either way), and you'll actually have someone fighting for your interests. But you MUST bring your realtor before you visit the developments!

Marketing Matters Less Than You Think

Don't get me wrong - professional photos are essential. But all the drone footage and 3D tours in the world won't sell an overpriced house.

What actually sells homes:

1. Pricing it right (this is like 80% of it)
2. Good photos
3. Strategic positioning
4. Strong negotiation when offers come in

Think about it this way- I can bring you the most elite marketing packet and get thousands of views on your home. But if it's overpriced, those eyeballs will not come and look at the home. They'll just think it's nice and move on. 

You Get What You Pay For 

Yes, commission is negotiable. You can absolutely find someone to list your home for 2%.

But often, discount agents are juggling 15+ listings to make up for lower rates, don't have budget for quality marketing, and aren't available when you need them.

Real estate is probably the biggest financial transaction of your life. A skilled agent who prices strategically and negotiates well will make you more money than they cost you.

That $3,000 you saved in commission? Not worth it if you left $15,000 on the table.

The "This Won't Last!" Pressure Is Sometimes... Exaggerated

In a hot market, homes DO move fast - that's real. But if a house has been sitting for 47 days and suddenly there's urgent pressure for you to decide RIGHT NOW, ask questions.

Real urgency is backed by data: recent sales, showing activity, actual competing offers.

Take the time you need to make an informed decision. The right home won't disappear because you took an extra day to think.

Why Am I Telling You This?

Because I built my business on being the honest one in the room, not the most agreeable one.

Sometimes that means talking you out of buying. Sometimes it means pricing lower than you hoped. Sometimes it means having uncomfortable conversations.

But it also means when we do work together, you can trust that I'm optimizing for YOUR success - not just closing another deal.

After $80M+ in sales and going on a decade in this business, I've learned that the truth might cost me a client today, but it builds the kind of relationships that matter for the long haul.

That's the business I actually want to build.

What surprised you most? What other real estate "truths" do you want to hear about?

I'd love to hear from you!