In this episode of the DIY Homebuyer Podcast, I discuss my recent contribution to a New York Times article exploring what's changed one year after the NAR settlement. The answer? Not much. I share insights from my experience working with self-represented buyers who continue to face obstacles in this post-settlement market.

Using AI to generate questions, I cover everything from steering tactics and commission structures to success stories and industry pushback. I explain why the "cooperative compensation" model disadvantages DIY buyers, debunk the myth that agents are like lawyers, and reveal the growing fear within the industry of self-represented buyers.

Most importantly, I emphasize that with proper education and confidence, most people can navigate the homebuying process themselves. Just as the travel industry was transformed when consumers took control, I believe the real estate industry is on the verge of a similar revolution.

In this episode, I dive into the major acquisition of Redfin by Rocket Companies for $1.75 billion. As someone passionate about empowering DIY homebuyers, I'm concerned about what this consolidation means for consumers. Redfin began in 2004 as a disruptor with salaried agents and lower fees, but over time has resembled the traditional brokerages they once challenged. Now, Rocket Mortgage sees an opportunity to capture homebuyers earlier in their journey and compete with Zillow's "super app" ambitions. While this vertical integration promises convenience, I caution that it comes at a cost – typically reduced competition, impersonal service, and limited flexibility. Remember, on platforms like Redfin and Zillow, you're not the customer; you're the product being sold to agents. Instead, I recommend building your own dream team of professionals who provide genuine value rather than being funneled through a corporate pipeline designed to maximize volume, not service.

In this episode, I tackle a common obstacle DIY homebuyers face: listing agents who refuse to give commission discounts to self-represented buyers. I explain the "cooperative compensation" system that allows listing agents to pocket the full 6% commission instead of splitting it with a buyer's agent when you represent yourself.

I share actionable strategies to navigate these conversations, including how to uncover details about the listing agreement, frame your request from the seller's perspective, and negotiate directly with the listing agent. I emphasize that as the buyer, you're the most valuable piece of every transaction—without you, there's no sale and no commission.

Remember: you're not "unrepresented"; you're "self-represented," and your request for a discount based on your extra efforts is completely reasonable. Whether you're in a competitive market or not, I show you how to leverage your position to potentially save thousands on your home purchase.

Growing up, my mom taught me to stand up to bullies—a lesson that drives my work today as the "real estate agent gone rogue." I'm passionate about teaching home buyers how to represent themselves because I've witnessed firsthand how the traditional real estate system bullies buyers into a system stacked against them. Just this week, I spoke with a DIY home buyer who was flatly refused a showing because she didn't have a buyer's agent. This isn't unusual—many agents try to force unrepresented buyers to hire representation, even though it's perfectly legal to buy a home without one. In this episode, I'll walk you through the three forms of representation in real estate, explain why listing agents push back against DIY buyers (hint: fear and greed), and share seven practical strategies to overcome resistance from listing agents who refuse to work with unrepresented buyers. Don't let the system bully you out of saving money!

In this episode, I dive deep into interest rate buy downs, a strategy many builders and sellers are using to make homes more affordable in today's high-rate environment. I break down how a typical 2-1 buy down can save you hundreds each month on your mortgage payment, but I also reveal why these offers aren't always what they seem. Drawing from my recent experience helping a consulting client, I share how we turned down a builder's buy down offer and instead negotiated a price reduction that saved them over $35,000 in their first five years of homeownership. You'll learn the key differences between temporary and permanent buy downs, what factors to consider before accepting these offers, and the one crucial question most buyers forget to ask that could save them thousands. Whether you're a first-time buyer or looking to upgrade, this episode will help you navigate these complex financing incentives with confidence.

In this episode, I tackle a question posed by Sean Puri of the My First Million podcast: "Am I dumb to buy a home without an agent?" Not only is it not dumb, but it might be one of the smartest financial moves you can make. Drawing from my experience as both a realtor and advocate for DIY home buying, I break down three crucial reasons why: the misaligned incentives in traditional buyer agency, the myth of "seller-paid" commissions, and the true cost-to-value proposition of buyer agents. Most surprisingly, I share how removing buyer agents from the equation can even improve relationships between couples during the home-buying process. While there may still be situations where buyer agents make sense, I firmly believe that most buyers have the competence to represent themselves - they just need the confidence and knowledge to do so.

In my earlier content, I've argued that buyer's agents are grossly overpaid, and while that ruffled some feathers, there's important nuance to discuss. Using a million-dollar home purchase as an example, I break down what really happens to that 3% ($30,000) commission. After brokerage splits, referral fees, and taxes, the agent often only sees about $11,500 before business expenses. This isn't about agent greed – it's about industry inefficiency. Why should buyers pay $30,000 in total when their agent only receives a third of that? The rest goes to entities providing little direct value to the buyer. That's why I advocate for DIY home buying: you can either make your offer more competitive or negotiate a better price by eliminating the buyer's agent commission. My goal is to make real estate transactions more affordable by helping educated buyers represent themselves effectively.

In my years as a real estate professional, I've identified four types of homes that I would absolutely never purchase—and I wouldn't wish them on anyone else either. The first is any home with major structural or foundation issues, which can lead to repair costs in the hundreds of thousands. Second are homes in poor locations, whether that's next to busy roads, under flight paths, or near environmental hazards. Third, I avoid homes with poor construction and maintenance issues, particularly those with DIY projects gone wrong or outdated critical systems like electrical and plumbing. Finally, I steer clear of properties with legal complications, from title issues to questionable property rights. I've also included a bonus fifth consideration: environmental factors like flood zones and erosion risks. These insights come from helping countless clients navigate the home-buying process and seeing firsthand how these issues can turn dream homes into nightmares.

In this episode, I tackle one of the most pressing issues facing potential homeowners today: the housing affordability crisis. Drawing from my experience in real estate and extensive research, I break down the three major factors preventing affordable housing: restrictive zoning regulations, overwhelming regulatory barriers, and the cultural resistance to affordable housing solutions. I explain why traditional solutions like government down payment assistance might actually worsen the problem, and I propose some creative solutions, including recent innovations in Washington State's housing policies. As someone who's been both a buyer's agent and an advocate for DIY home buying, I bring a unique perspective to this complex issue. While I don't pretend to have all the answers, I aim to start a productive conversation about how we can work together to make housing more attainable for everyone, potentially through a combination of zoning reform, regulatory changes, and shifting cultural attitudes.

In this episode, I tackle the complex question of who should buy a house when interest rates are at 7%. After seeing these rates persist for over two years, I've identified key factors that can help you make this crucial decision. I break down two fundamental approaches to home buying - the investment mindset versus the primary residence mindset - and explain why mixing these approaches can be problematic. For investors, I explore how these high rates actually create unique opportunities, especially through strategies like house hacking. For primary residence buyers, I discuss three critical factors: the value of ownership, time-sensitive life situations, and true affordability. While a 7% interest rate means significantly higher borrowing costs, I explain why it might still make sense for many buyers to move forward rather than wait, particularly if they're planning for the long term and can comfortably afford the payments.

In this episode, I dive into a fascinating Reddit post from a listing agent sharing their experiences with unrepresented buyers. As someone who advocates for DIY home buying, I wanted to provide a balanced analysis of the agent's concerns while highlighting important lessons for self-representing buyers. Drawing from their experience with four unrepresented transactions, the agent lists 15 common issues they've encountered - from missed deadlines to incomplete inspections. While some concerns are valid, others reveal more about agent preferences than actual problems. I break down each issue, offering practical insights for DIY home buyers and examining the deeper questions about real estate commissions and representation. Whether you're considering buying without an agent or just curious about the process, this episode provides valuable perspective on how listing agents view unrepresented buyers and what you can do to ensure a smooth transaction.

In this episode of the DIY Homebuyer Podcast, I explore my vision for how technology and changing consumer behavior are revolutionizing real estate in 2025. Drawing from my experience in nearly a hundred transactions, I explain why traditional buyer agency models are becoming obsolete as homebuyers gain access to professional-grade tools and information.

I dive into how recent legal changes, including the Sitzer-Burnett settlement, are accelerating the shift toward self-represented home buying. I break down the significant cost savings—potentially $16,000 to $24,000 on an $800,000 home purchase—and explain why the claim that "sellers pay the buyer's agent" is misleading.

I address common concerns about the complexity of home buying and outline how modern technology, educational resources, and support systems make DIY home buying not just possible, but preferable. Join me as I share my detailed vision for the future of home buying and how it's becoming more accessible and affordable for everyone.

Thinking about buying a home but feeling overwhelmed by conflicting advice? In this comprehensive guide, we debunk six persistent myths that could be costing you thousands in your home buying journey. From the truth about down payments to the real necessity of buyer's agents, we'll show you how modern homebuyers can navigate the process more effectively. Learn why you don't need perfect credit or a 20% down payment, discover the advantages of buying in different seasons, understand the hidden challenges of new construction, and find out why the listing price shouldn't dictate your offer. Drawing from years of real estate experience helping hundreds of homebuyers, this guide provides practical insights to help you make informed decisions and potentially save tens of thousands on your home purchase.

Learn how real estate investor Nathan Payne built his business without using buyer's agents and why he believes DIY home buying is essential for investors. Discover insights about finding deals in any market, leveraging no-agent status in negotiations, and starting in real estate with zero dollars. This candid interview reveals practical strategies for both investors and homebuyers to save money and gain control of their real estate transactions.

Learn why home inspections are crucial for DIY homebuyers and how to make the most of this essential step. Discover what inspectors look for, what additional inspections you might need, and how to use inspection findings in negotiations. This comprehensive guide helps you understand the inspection process, avoid common pitfalls, and protect your investment when buying a home without an agent.

Is the housing market headed for a crash in 2025? Explore why today's situation is fundamentally different from 2008, driven by a $1 trillion consumer debt crisis rather than bad mortgages. Learn how the combination of high mortgage rates, record credit card debt, and wage stagnation could trigger a credit-driven housing correction, and discover what this means for both current homeowners and potential buyers.

Discover why new construction homes are the perfect opportunity for DIY homebuyers in today's market. Learn insider strategies for negotiating with builders, potentially saving tens of thousands by leveraging your no-agent status, and protecting yourself throughout the building process. Get expert tips on timing your purchase, maximizing design center value, and making the most of builder incentives without a buyer's agent.

How will the 2024 presidential election impact the real estate market? This episode provides a non-partisan analysis of potential changes coming to home buying, from interest rates and construction costs to housing supply and affordability. Learn what experts predict about mortgage rates settling between 5.75-6.25%, why new construction might offer the best opportunities for buyers, and how policy changes could affect housing inventory. Whether you're planning to buy in 2025 or beyond, understanding these potential market shifts could save you thousands on your next home purchase and help you make more informed decisions about when and where to buy.

Law professor Tanya Monestier calls the 2024 NAR settlement "the worst of all possible worlds" in a scathing 136-page objection filed with the courts. Despite promises of reform, real estate industry practices remain largely unchanged, with buyer's agents finding creative workarounds to maintain high commissions and steering practices. This episode breaks down why the settlement has failed to protect consumers, how agents are circumventing new rules, and what it means for today's homebuyers. Learn why these industry challenges make self-representation an increasingly attractive option for saving $15,000-$27,500 on your next home purchase.

In this value-packed episode of the DIY Homebuyer Podcast, consumer advocate Wendy from Selling Later pulls back the curtain on real estate industry practices and the recent NAR settlement. Learn how the traditional buyer's agent model evolved, why it's changing, and what it means for today's homebuyers. Wendy shares insider insights from her years of industry experience and outlines her vision for reform, including MLS system changes, transparent pricing, and better consumer protections. Whether you're considering buying without an agent or just want to understand the shifting real estate landscape, this conversation reveals what every homebuyer needs to know about the future of real estate transactions.