I got new socks 😵‍💫

Well, the past week didn’t go as intended. My son Tyler & I had a trip to Durango planned for the weekend, but the universe had other ideas, and I ended up with some new socks, lol.

On Monday, I had a pain in my chest and decided I should go to the ER to have it checked out. Thankfully, it turned out to be nothing, but during the scan they found a kidney stone the size of a bowling ball…so I got to have my first general anesthesia experience.

I’m all good now, and while we had to scrap the trip to Durango, Tyler & I did make it to Flagstaff for some shenanigans and a trip to the Meteor Crater.

In this newsletter:

Have a great week!

With mortgage rates back above 7%, buyers are understandably focused on the monthly payment. But instead of asking a seller to simply reduce the price, there may be another negotiating tool worth considering: seller concessions.

A seller concession is money the seller agrees to contribute toward certain buyer expenses at closing. It generally can't be used for your down payment, but it can be used for many of the other costs that come with buying a home—including allowable closing costs, prepaid expenses and mortgage discount points.

Say you're negotiating on a $500,000 home. Instead of asking for a $10,000 price reduction, you might negotiate a $10,000 seller concession.

Depending on your loan and lender, that money could be used to buy discount points and permanently lower your mortgage rate, potentially reducing your monthly payment for as long as you have the loan. One discount point typically costs 1% of the loan amount, although exactly how much it lowers the rate varies by lender and market conditions.

Or maybe the interest rate isn't your biggest concern. You could use the concession toward eligible closing costs and prepaids, leaving more of your own money in the bank after closing. Closing costs alone commonly run 2%–5% of the loan amount.

That can be especially valuable when you're already writing a sizable check for the down payment.

A modest reduction in the purchase price may only change the monthly mortgage payment by a relatively small amount. Having the seller cover thousands of dollars in costs you otherwise would have paid out of pocket can have a much more immediate impact.

That's money you can keep available for moving expenses, furniture, improvements, or simply rebuilding your savings after buying the house.

Seller concessions aren't unlimited, and the rules vary depending on the type of financing, down payment and other factors. Your lender should determine exactly how much you can receive and what it can be used for.

The takeaway: In today's higher-rate market, don't automatically assume negotiating the lowest possible purchase price is your best deal. Sometimes getting the seller to help lower your interest rate or reduce the cash you need at closing can be worth considerably more.

Curious what your rate would be in today’s market? Reach out to my lending partner, Aaron Alvarez with West American Mortgage, at (602) 705-9835.

COMING SOON: 18851 N 71st Ln Glendale, AZ 85308. Golf course living on the 17th hole of The Clubs at Arrowhead! This spacious 5-bedroom, 3-bathroom home features upgraded flooring, remodeled kitchen and bathrooms, and a fantastic location overlooking the golf course. Stay tuned for more details and your first look at this beautiful home.

Listed at $695,000. See all the details at 18851n71stLane.com

1320 E. Bethany Home Road, Phoenix, AZ 85014. Unit 77 at the Bethany Villas is a brand new listing in Central Phoenix. This 2 bed, 2 bath condo has new flooring, fresh interior paint and is move in ready. The beauty of this condo complex is all utilities are included, even electric!

PRICE DROP: This condo is now just $229k.

Easy, low-maintenance living in the heart of Central Phoenix! This single-level, 2 bedroom, 2 bath townhome is located in a gated community and features fresh interior paint and new laminate plank flooring. Enjoy great community amenities including a sparkling pool, clubhouse and fitness facility. Best of all, the HOA dues include ALL utilities, electric, water, sewer and garbage, making monthly expenses simple and predictable. Conveniently located near the 51 freeway with easy access to shopping, dining, entertainment and major freeways. Whether you're looking for a full-time residence or a lock-and-leave second home, this move-in-ready townhome offers a great combination of location, convenience and value.

See all of the pictures & walk-through video at 1320unit77.com

Referrals are the backbone of any realtors business, and mine is no different. Many of you have sent your friends & family my way over the years, and it is always fun to get that call ‘they said you’re the best, so I’m calling to get your help!’

If you know anyone thinking of buying or selling in 2026, I’d love the opportunity to connect with them and see how I can help.

No HOA and the big-ticket updates are already done! This charming single-story home features a newer roof (2023), A/C and water heater (2024), plus a freshly renovated backyard (2026), updated butcher-block kitchen counters, and a bright, vaulted great room. Add in easy access to P83, Westgate, the Peoria Sports Complex and Loop 101, and you’ve got a move-in-ready home in a great West Valley location.

Listed at $389k, see all the pics & details here.

Property listed with Ahavni Guntzel Keller Williams Arizona Realty

Over $600,000 in upgrades on a full acre in Peoria’s gated Copper Creek Estates! This luxury home features a new roof, windows and mechanical systems, plus an incredible resort-style backyard with a 12-foot diving pool, spa, outdoor kitchen, pizza oven, gazebo and rooftop deck. There’s even room to add an RV garage, guest house, or both.

Listed at $3.75 million, see all the photos here.

Property listed by Katherine R Ortmeier with eXp Realty

While in the hospital last week, I had plenty of time for my mind to wander as I pondered my life and stared into my doom square. I found myself enamored by the fall colors that filled my feed on IG. Naturally I started looking at properties and this one caught my eye. 53 acres seems like it could be fun…

How about 53 acres of Maine wilderness with your own log cabin and nearly 2,000 feet of river frontage? This Haynesville property offers serious privacy plus wild brook trout fishing, hunting, paddling and ATV riding along the East Branch of the Mattawamkeag River, all with a two-bedroom log cabin as your home base.

See all the pics & info here.

Because if we didn’t laugh…we’d cry