Seller concessions are one of the most underused tools buyers have right now. In today’s market, homes are sitting longer, which means sellers are more open to covering certain costs to get deals done. Depending on the loan type, concessions can help pay for closing costs, prepaid taxes and insurance, interest rate buydowns, and in some cases even repairs. VA, FHA, and Conventional loans all have different rules and limits, which is why strategy matters. This is where working with the right lender and agent can change the entire outcome of a deal. If you’re buying or advising buyers, understanding seller concessions can save real money and open doors that feel out of reach at first glance.

Discount points can lower your interest rate but they come with an upfront cost. The real question is not “Is the rate lower?” it is “How long am I keeping this loan?” If you sell or refinance before the break even point you likely never see the benefit.If you plan to stay long term it can be a smart move. This is why strategy matters just as much as the rate. Always run the numbers before deciding.

Got this text from my admin asking if we should pause automations for the holidays. Hi Josh! With the holidays coming up, would you like to pause your automations? Please let me know if you'd like to pause on Christmas Eve, Christmas Day, or both, and New Year's Eve, New Year's Day, or both. Also, should we pause everything? My answer: keep working. Conversations still happen during the holidays. Sad to say, some people are all alone during the holidays. Odds are, they will respond. Sure some will be mad... that's normal We want that one response either way. Taking breaks is warranted. Curious where everyone’s at: Are you fully pausing… or staying lightly active through the holidays?

$4 beers aren’t about cheap beer — they’re about traffic. Bars use them to get people in the door, knowing once you’re there, you’ll stay longer and spend more. Real estate is the same: price, rate, or incentive = the hook. Attention first. Conversion second. That's why I am listing every home I own for $2 next week It worked the first time... Time to get leads

As we wrap up the year, I just want to say thank you to this community. What started as an idea turned into something real — members in 44 states and 5 countries… still wild to say that out loud. This year was all about momentum, relationships, learning in real time, and building together. Deals, lessons, wins, growth — and a lot of forward movement. No looking back. I’m genuinely excited for 2026. Bigger vision, more execution, more wins, more transparency, and more opportunities for everyone in here. Only up from here. No downs. Appreciate every one of you — let’s keep pushing. — Josh