Is virtual staging a good thing?

Another beautiful summer week here in Phoenix. I had the opportunity to escape the heat to California with my daughter this past weekend. We had a nice time seeing old friends and catching up.

Carlsbad is quickly becoming one of my favorite places to visit, despite it being a crazy busy weekend full of beachgoers & traffic. I guess a bit of a wait here & there isn’t so bad when its only 82 degrees…

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Have a great weekend!

Thinking about moving in the next year or two? Here are five things you can start doing today that can make the process easier, and help you get the most from your home when it's time to sell.

1. Know What Your Home Is Worth
Start tracking your home's value. Knowing how much equity you have helps you make informed decisions about your next move.

2. Take Exterior Photos While Your Home Looks Its Best
In the Phoenix area, your yard may look its best after monsoon season or during the winter when the grass is green. Having professional exterior photos taken ahead of time can give you great marketing images, even if you don't plan to sell for several months.

3. Stay Ahead on Maintenance
Take care of those small repairs now instead of waiting until you're under contract. A fresh coat of paint, updated lighting, and a few weekend projects can make a big difference in how buyers perceive your home.

4. Declutter a Little at a Time
Focus on one room each weekend. By the time you're ready to move, packing will be easier, and your home will feel more open and inviting during showings.

5. Build a Plan Early
You don't need to be ready to list to start planning. Whether you're six months or two years away, having a strategy can help you maximize your home's value, avoid surprises, and make your move much less stressful.

The homeowners with the smoothest moves usually aren't the ones who decide the fastest, they're the ones who start preparing the earliest.

I met with a potential seller a couple weeks ago, and we had a discussion on the use of images in the listing which have virtual staging in them (adding furnishings to images of rooms that are vacant). I told them I was not a fan of of virtual staging images, because the proportions are not always correct, and can give the wrong impression of the property, and may lead to potential buyers being disappointed or feeling misled when they get to the property.

Evidently that was the wrong answer, as they chose to list with another agent, and every picture of the listing has grass added to it. The actual yard was not very lush, as one would expect in August in Phoenix.

What do you think, is the use of AI & virtual staging something you want to see when looking at homes online, or is it misleading?

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.

1320 E. Bethany Home Road, Phoenix, AZ 85014. The finishing touches are being completed on this 2 bedroom, 2 bathroom condo unit in the heart of Central Phoenix. Located in a gated community with wonderful grassy open areas, this unit will have new floors & fresh interior paint.

I’ve mentioned a few times in this newsletter, some of the best deals you can find in today’s market are on brand new homes. Between pricing & financing incentives, it can be hard to find a better deal than what is being offered by home builders.

There are currently over 1,800 news homes for sale in the MLS, and 200 of them are priced at $400k or less. Many of these homes are move in ready, or can be ready within 60 days.

If you want your new house to be an actual NEW house, reach out and we can talk about what buying a new build home looks like in today’s market.

See what you can get for under $400k

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.

I was looking for info on the house in Paradise Valley that just sold for over $40 million, and I came across this property in Flagstaff. The house is over 29,000 square feet and it is on a 28 acre lot. So if you’re looking for a new summer escape, all of this can be yours for $45 million. You knew it was going to be pricey when the property has a name 🤣

Deer Gardens is a secluded 28-acre estate at the base of the San Francisco Peaks in Flagstaff, Arizona, where privacy, architecture, and nature converge. Beyond a pair of gated entrances, the residence is positioned to maximize seclusion while maintaining a strong connection to the surrounding landscape. Inspired by a contemporary interpretation of Gothic design, the home features soaring 30-foot vaulted ceilings, natural stone, and expansive windows framing mountain views. Amenities include a 25-meter indoor pool, steam room, gym, chef's kitchen, greenhouse, theater, and advanced AI-integrated home automation and security. Surrounded by forest and dark skies ideal for stargazing, Deer Gardens offers a rare balance of seclusion and accessibility, just minutes from downtown Flagstaff.

See all the photos here.

Property listed by Brian Espinoza with HomeSmart

My daughter Ava & I were in Carlsbad this past weekend, where we attended a memorial for a good friend of mine from college. It was the first time Ava had visited Carlsbad and she really enjoyed it. So of course I had to look around at what houses were for sale.

I’ve always wondered what it would be like to own a home right on the beach. The views are amazing, but you’re also sharing it with 100s of people each day. I guess it comes with having the ocean as your backyard.

Experience unparalleled coastal living, an extraordinary oceanfront property spanning 75 feet of ocean frontage, nestled in the heart of Carlsbad Village. This premier location grants you immediate access to the finest dining, shopping, and coffee shops, making it a hub for a vibrant lifestyle. Positioned directly on one of the most coveted sandy beaches along the coast, this estate offers breathtaking ocean views from nearly every room and direct beach access. The oversized outdoor decks are perfect for hosting extravagant oceanfront events, weddings, and endless entertainment. Approximately 4,564 square feet on a generous 10,473 square-foot lot, this beach compound features six bedrooms, plus two optional bedrooms, and seven full bathrooms. Crafted with a focus on maximizing stunning ocean vistas, the interior boasts a custom kitchen with floor-to-ceiling windows, a spacious living area with a cozy fireplace, multiple courtyards and decks, an outdoor shower, an attached three-car garage, and incredible privacy. Whether you are looking for a coastal compound, investment opportunity, or both, your oceanfront oasis awaits!

See all the pics & info here.

Because if we didn’t laugh…we’d cry