Victory might come with unseen lessons

There’s an old parable I return to often. The kind that lingers long after you hear it.

A farmer’s horse runs away.

The neighbors come rushing in: “What terrible luck!”

The farmer simply says, “Maybe so. Maybe not. We’ll see.”

The next day, the horse returns—bringing with it three wild companions.

The neighbors, wide-eyed: “How wonderful!”

Again, the farmer says, “Maybe so. Maybe not. We’ll see.”

Later, the farmer’s son tries to ride one of the new horses, is thrown, and breaks his leg.

“Oh no,” the neighbors say, “such misfortune.”

The farmer offers the same quiet refrain.

And when soldiers arrive days later, conscripting young men for war, the injured son is spared.

“You’re so lucky,” they say.

The farmer only nods: “Maybe so. Maybe not. We’ll see.”

I think about that farmer a lot when I’m working through real estate transactions.

  • Deals fall through at the eleventh hour—only to make room for something better.

  • Inspections reveal issues that feel like setbacks—but protect clients from bigger storms.

  • Buyers vanish, then return with cash in hand and clearer intentions.

What feels like loss today may, in time, reveal itself as protection. What looks like victory might come with unseen lessons.

In this business—and in life—it serves us to stay curious. To ride the waves without assuming we know where they’re headed. To meet every twist with that same calm wisdom: Maybe so. Maybe not. We’ll see.

If you're feeling the ups and downs of the market—or your own life—I’m here to walk alongside you.

Steady. Grounded. With eyes on the long game.

Let’s see what unfolds.

Will I become homeless?

“But if I sell my home now I will be homeless!”

I’m hearing this sentiment a lot these days. Everyone knows the market is bananas and many sellers are putting off selling because they worry about finding a replacement property.

But what if I told you I’ve got a couple tricks up my sleeve to ease the transition and stress involved with selling and buying in this HOT market?

  1. Seller Contingency - Once your home goes under contract you have a specific time period to find another home. If you can’t find another house to buy you can get out of your contract.

  2. Rent Back - After closing you can rent the home back from the buyers. This is typically calculated to cover their new monthly mortgage payment and can last up to 60 days.

  3. Extra Long Closing - Contracts are taking longer than normal anyway because we are experiencing an appraisal backlog but it’s not uncommon for parties to agree to a 90 day extended closing.

  4. All three of these strategies give some much need and valuable time to find your next home so you don’t end up homeless.

Have questions? Leave them in the comments.

Maximize these strategies

Do you have custom home taste on a Tuff Shed budget?

Well you aren’t alone and here are a couple helpful tips to overcome this pesky situation.

  1. Homeownership is a stepping stone process. With each home purchase you will likely be getting more of what you want. Consider readjusting your expectations and recognize you might not yet own your dream home.

  2. Lots can be done with cosmetic repairs. That run down home down in your neighborhood might not yet look like a gem but with some elbow grease and money you can turn out a diamond in the rough.

  3. Be strategic about buying by watching the market with a trusted real estate agent. Is the market rapidly accelerating? Purchasing a smaller home or condo in a rising market and then quickly selling while the market is still rising can produce quick equity that can allow you to leap frog to your next home sooner than later.

The advice of a trusted and knowledgeable real estate agent is important to maximize these strategies. Reach out with questions.

"Hammer the seller"

I overheard someone recently talking about her new home purchase out of state. She was singing her agent’s praises — and even mentioned that he promised to “hammer the seller” during inspection to get them more money off.

I have to admit, I was a little stunned. A lot of thoughts ran through my head — one of them being, “Aren’t you glad your buyer didn’t do that to you when you sold your house?”

Buying or selling a home is emotional. There’s real life happening on both sides of that contract — families packing up memories, people stepping into new seasons, sometimes with a mix of excitement and heartache. That’s why the Colorado contract includes a Good Faith clause. Because “hammering” someone isn’t how you build trust or get to the closing table with integrity.

When you work with me, you can expect honesty, respect, and compassion — for you and for the person on the other side of the deal.

No bait and switch. No smoke and mirrors. No hammering.

Because in real estate done right, compassion and integrity always win the deal.

Nailed it.

What do we actually do?

There’s a quiet misunderstanding about what real estate agents actually do.

It can look like we just open doors.

Schedule showings.

Drive people around.

But what you don’t always see is the strategy behind the scenes.

The preparation

The research

The contracts

The risk management

The negotiation

The education

The experience intertwined with expertise (this one being particularly important)

The calm in the chaos

Showing homes isn’t a casual favor. It’s part of a professional process designed to protect you, your money and your future.

That’s why I start with a conversation.

Clarity matters.

Paperwork matters.

Understanding the market matters.

If you’re just browsing, open houses are a great place to explore. Truly. No pressure, no commitment.

But when you’re ready to move intentionally, that’s when the real work begins. And that’s where I show up fully.

Not as a door opener.

As an advocate.

And that difference matters.

Regret is heavy

“Dead people receive more flowers than the living ones because regret is stronger than gratitude.” — Author Unknown

Whew. That one hits, doesn’t it?

We are so good at waiting. Experts at evasion.

Waiting to say the thing. Our tongues tied and the moment passes us by.

Waiting to show up. Apathy clinging to us like a second skin, tired and weary.

Waiting until someone’s gone to finally pour out all the words and gestures we held back while they were here.

But gratitude doesn’t belong in eulogies it belongs in everydays.

In the text you send. The hug you hold a little longer. The compliment you actually say out loud instead of just thinking.

Because regret is heavy, but gratitude lived out loud is light.

And I don’t know about you, but I want to hand people their flowers while they can still smell them.

With gratitude.

Let's talk about Earnest Money

Show me the money!

Let’s talk about earnest money.

When a buyer makes an offer on a property, earnest money is tendered shortly there after. If everything goes as planned, the earnest money is applied towards the purchase price at closing.

However, sometimes the wheels fall off the bus!

Sometimes a buyer might decide to cancel their contract, typically this is because of inspection items. If this happens, and the buyer cancels before their specified deadlines, their earnest money is 100% refundable.

So, when might the earnest money be non-refundable? Only if a buyer passes their loan approval deadline and cannot or will not close.

This is very rare and in 600+ transactions have only had a handful of buyers end up losing their earnest money.

Please reach out with questions about earnest money or anything else real estate related

Common Buyer Pit Falls

Have you been thinking about buying a home?

Avoid these 6 common buyer pit falls.

  1. Not getting pre-approved. This is probably the single most important step. You will want to understand the financial aspect of purchasing before you step foot in any homes.

  2. Maxing out your budget. Just because you get approved for $500K doesn’t necessarily mean you should spend that much. Make sure you feel totally comfortable with your monthly mortgage payment which includes principal, interest, property taxes and home owners insurance.

  3. Not paying attention to the fine print. Your home will likely be the largest purchase of your life. Make sure you understand the process with the help of your Realtor and lender.

  4. Thinking with your instead of your mind. You might have dreamed of this moment for years. Make sure your decisions come from a place of logic not emotion.

  5. Not understanding the other expenses that are associated with home ownership. These might include private mortgage insurance, home owners association dues, utilities, special taxes or assessments.

  6. Not protecting your credit score. If you have ever done any work on your score you know how easily it can go and how hard it is to get it to go . Make sure you protect that score because it can be one of the deciding factors of whether or not you qualify for a home loan.

Watch out for these three

3 Things that should raise your eyebrows as a home buyer.

  1. Lots of deferred maintenance. Is the paint peelingRickey railingsStrange smells in the basementMake sure to get a thorough home inspection so you know exactly what you are in for.

  2. The home is currently being used as a second home. There is nothing inherently wrong with a second home, however, second homes can have issues that arise only once they become a primary residence. Septic issues in particular tend to crop up once someone spends more than one weekend a month in a home.

  3. Rental properties. If a home has been in a rental pool for years be on the lookout for major issues. Think rental cars - people don’t drive rentals like their own cars. The same can be true for rental homes.

Posting Bail

Say what?.

There are days in real estate when I truly think—you can’t make this stuff up.

A few years back, I get a late-night call from the sister of one of my clients. Sweet lady, we’d met once. She starts off apologizing for calling so late and says, “You’re the only person I know in Grand County…”

And right there I thought—uh oh. This is not going to be about a listing.

Then she says, “I need a huge favor… would you be able to bail my son out of jail?”

Excuse me… come again?

Apparently, he’d been arrested for driving drunk over Trail Ridge Road (which, if you know—you KNOW ). She didn’t ask me to take him home, but I’m pretty sure if I’d offered, she’d have taken me up on it.

Now listen, I pride myself on being full-service… but I draw the line somewhere before “licensed to list and bail.”

Sometimes, truth hurts

You’ve all seen it.

American Idol auditions gone bad.

They are cringe-worth at best. I find myself squirming in my seat, its perplexing, strangely fascinating and downright sad.

The worst part is when the families greet the crestfallen contestant with soothing words of comfort. “Oh, sweetie, those judges don’t know a thing. You are the best signer in the world!”

This is the part that drives me insane!

Why lie to these poor people? They are terrible singers and NEVER should have auditioned for the show.

Telling someone the cold hard truth is sometimes very hard. You don’t want to hurt their feelings, crush their dreams or seem insensitive.

But your honesty is sometimes the most important thing they need to hear.

A couple of years ago I met with a very nice family who wanted to sell their home and move out of state. The winters were getting tough for them and they were having some health issues.

Selling was a must.

I met them at their house and noticed right away this was going to be a tough property. There was stuff everywhere, inside and out. The house was dirty, dark, and falling apart.

They gave me the grand tour and we sat down to talk. I asked them about their goals and timeline for selling their home. They needed to be out of here by September which only gave us 3 months to sell. They were short on time, money and resources to get their home ready for market.

They looked at me with hope in their eyes and asked what was next.

This was the moment for the cold hard truth.

When I first started in real estate I probably would have tried to gloss things over and ease the blow. “No, its not that bad, buyers can look past your stuff.”

Now I know better.

People hire me for my professional and honest advice. This family had a tight timeframe and a pressing need to leave the area.

So I told them the truth.

That no one would buy their home in its current condition. And because we were dealing with a very tight timeframe they were going to need to price their home much below market value to get it sold quickly.

I said all of these things with tenderness and grace, because I very much care about how my words make people feel.

At the end of our meeting they thanked me for my encouraging words.

What?

I didn’t think I sounded encouraging at all, but then I recognized it was the honesty and a thoughtful game plan that gave them feelings of encouragement.

Sometimes the truth hurts, but I believe if you really care for someone you owe them the truth and nothing but.

All about real estate

Real estate is actually quite simple.

A home is worth what a buyer is willing to pay and a seller is willing to sell for. Of course there are other factors in play but at the end of that day that is the matrix.

And therefore, the market itself dictates the pace and value of property. As we move into a more balance market this is becoming more and more apparent.

And what history tells us over time is that real estate is one of the safest and most profitable investments.

Do you want to know more about buying or selling? Reach out to me with your questions, I am here to help!

Discovering Ourselves

My grandmother loved to make cracked marbles.

She would heat them carefully in a pot on the stove at just the right temperature. Too hot and they would be destroyed, not enough heat and they would be unchanged.

She took something ordinary and common and turned them into tiny gems. They turned from regular marbles to sparkling, complex and beautiful treasures.

Elizabeth found the stash of marbles that my grandmother gave me and is now following in her footsteps by making jewelry out of them.

It’s interesting to me that life is a little like those cracked marbles.

That the beauty and uniqueness is revealed in change.

And that sometimes, it’s in our cracks and brokenness that we discover the most about ourselves.

I Have The Team

Team work makes the dream work.

In order to have a great experience when buying a home you need to have a team of superheroes on your side.

  1. Real estate agent. Someone you trust, who has your back and understands the market and area.

  2. A rock star lender who understands mountain properties, is easy to communicate with and delivers on time.

  3. An experienced home inspector who is knowledgeable and takes the time to explain the findings in your inspection report.

  4. A title company who is responsive, accommodating and precise.

You don’t have to do this alone.

I'll Come With Facts

I lost a potential listing the other day. They decided to go with someone else which is totally okay. You can’t win them all, right?!

In this market it’s incredibly hard to price property. Homes are regularly going for over asking and often with multiple offers.

Sometimes I feel like an agent turned fortune teller, trying to predict the future for my clients.

I am a data freak. In other words, I rely on the data to guide me. So when you ask me to list your home, I am coming prepared with the facts.

What are homes selling for?

How long are they on the market?

What’s the price per square foot?

What’s the available inventory?

How much more can I add to the list price knowing the current market conditions?

At the end of the day, I told these sellers a list price they didn’t like.

I want all my clients, both buyers and sellers, to feel heard, not pressured and above all respected. But part of my job is delivering professional advice.

I can promise you I won’t blow smoke.

I will tell you the straight facts.

I value transparency and being honest.

I will give you my honest opinion on price but ultimately the the list price is up to you and I will likely support it even if its over what I think is appropriate.

And I will advocate for you every step of the way. With gratitude

YOU ROCK!

Here’s just a few reasons being a homeowner rocks!

  1. Monthly mortgage payments stays steady even as rents rise and inflation increases.

  2. Decorate and update without having to ask your landlord.

  3. Possible tax benefits

  4. Building equity instead of giving it away to someone else

  5. Being able to borrow against the equity in your home for other things such as debt reduction and home improvement projects

Let's Talk About Inspections

I’m going to tell you a little secret: Negotiating inspection items can be a bit tricky.

Shows like Million Dollar Listing have not helped either. I cannot tell you how many times the agent on TV says, “We will just get the seller at inspection”. Yeah, it doesn’t work that way.

The purpose of the inspection is to reveal items that cannot be seen with the naked eye or issues that only a thorough home inspection would find.

In other words, the giant carpet stain you saw during the showing is not something that should end up on your list of inspection requests.

For the best results stick to health and safety issues.

And remember, it doesn’t hurt to ask for the things that are important to you. The seller cannot “ditch” you because you sent over a list of inspection requests. All they can do is say no.

If you have kept your list to major items that “any reasonable buyer” would find objectionable the seller is probably going to agree with you.

One of my biggest roles in a real estate transaction is helping you through this process whether you are the buyer or the seller.

Hear Me Out

No more monkeying around!

As the market continues to evolve the art of skill and communication becomes paramount.

In 2021 the market was pretty bananas and the pace of the market was extreme. When helping sellers price their homes we could easily pad the value by 10% - 15%. And we were successful.

Buyers were making offers at asking or above and everyone was happy. Appraisers were able to support these increasing values and because the rates were lower then buyers felt good about their purchases, even if they did pay above asking.

This market is evolving but it’s not bad news. Hear me out.

Homes are still selling but pricing is critical. I’ll say it again for for people in back - pricing is critical. No more monkeying around.

Sellers are still getting multiple offers and they are still getting above asking but only if they are priced right.

Gone are the days of padding by $50,000.

So while some sellers might be feeling a market slow down, the ones that listen to the sound advice of their real estate professionals will still be seeing showings and offers.

And for buyers, while rates have gone up please remember that 2.5% was likely a once in a lifetime event. Rates of 5-7% are normal AND historically low. Ask anyone who bought a house in the 80’s what their rate was for some perspective. I’ll say it again and again till I’m blue in the face - the interest rate on rent is 100%