Tips for Homeowners: <\/strong><\/h4>\nDisconnect hoses<\/strong><\/h5>\nIn the words of a client, once you start wearing sweaters, it\u2019s time to disconnect your hoses.<\/p>\n
One time, a client built a house in Charlottesville. They\u2019d moved to the area from the west coast and had never lived in a climate like ours. The first winter in their home, he got up in the middle of the night and felt the squish squish of the carpet when it shouldn\u2019t have been squishing.<\/p>\n
The hose bib had frozen, as had the hose connected to it.<\/p>\n
The builder took pity on them and fixed things, and that\u2019s a lesson I pass on to you.<\/p>\n
*Going to try to start a new series\/section: things you should be doing as a homeowner right now such as don\u2019t bag leaves<\/a><\/em>.<\/p>\n\n\n\n![\"\"](\"https:\/\/i0.wp.com\/substackcdn.com\/image\/fetch\/%24s_%21qSgs%21%2Cw_1456%2Cc_limit%2Cf_auto%2Cq_auto%3Agood%2Cfl_progressive%3Asteep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F2f2a6846-83c3-4b59-90c5-406de82f1b73_5659x2060.jpeg?resize=710%2C258&ssl=1\")
<\/picture>\n<\/div>\n<\/figure>\n<\/div>\n\u00a0<\/p>\n
Do I need a Realtor to see a house?<\/strong><\/h3>\nAs an unrepresented buyer who wants to see a house?<\/strong> Nope. Absolutely not.<\/p>\nAs a buyer <\/strong>with<\/strong><\/em> buyer representation<\/strong>? Yep. And it\u2019s been that way for years and years.<\/p>\nMy role as a listing agent is to sell the house. When an unrepresented buyer wants to see one of my listings, I ask if they have representation. If they say yes, I ask if their agent can show it. If they say no, I tell them that I\u2019m happy to show it.<\/p>\n
Do these unrepresented buyers need to sign a buyer representation form? Absolutely not<\/strong>. That\u2019s not what the law articulates and not how I operate. I represent my buyer or I represent my seller and not at the same time. (Single agent dual agency is, in a word, bad.)<\/p>\nHave things changed in real estate representation and compensation since 2024? Yes.<\/p>\n
Is the requirement to sign a buyer representation agreement new? Also nope. The need to have a signed buyer broker agreement has been Virginia law for <\/a>years<\/a><\/em>. Hell, I have been writing about buyer brokerage since at least 2006<\/a>.<\/p>\nWhat\u2019s the point?<\/strong><\/h5>\nIn the past few weeks and months I have had several conversations with people\/potential clients about their bad experiences during their previous real estate experiences. One bad experience can shape the entire perspective, especially when people buy and sell homes every 8-12 years. That bad taste? Will linger for decades.<\/p>\n
I\u2019ll say this. There are a lot of great realtors. There are more bad ones. Do your due diligence when hiring your representation, and ask why. I told my girls when they were in school to question everything and to challenge their teachers. Same advice to you. And then, when you find the representation you trust, trust them. And still question everything. (Also, ChatGPT isn\u2019t always right)<\/p>\n
One bad experience can change everything.<\/p>\n
\n\n\n![\"\"](\"https:\/\/i0.wp.com\/substackcdn.com\/image\/fetch\/%24s_%217sxi%21%2Cw_1456%2Cc_limit%2Cf_auto%2Cq_auto%3Agood%2Cfl_progressive%3Asteep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F8169b4a9-b5cb-40c2-8c15-3ca311ec8963_2952x4207.jpeg?resize=710%2C1012&ssl=1\")
<\/picture>\n<\/div>\n<\/figure>\n<\/div>\nOne of my favorite things about going to coffee with my wife is talking. \ud83d\ude42<\/figcaption><\/figure>\n<\/p>\nSettling down | Neighbors Matter<\/strong><\/h4>\n\u201cI want people to know my name,\u201d a client said to me recently. He wants to live somewhere long enough to have relationships build and develop \u2013\u2014<\/em> at the coffee shop, barber shop, local stores and with neighbors. I love that goal, and am grateful for the opportunity to assist.<\/p>\n\u2013<\/p>\n
\u201cI got in trouble with my neighbors for leaving my neighborhood in the snow and not coming back for a few days.\u201d<\/p>\n
Someone told me this story recently. She moved into her new home. It immediately snowed, they lost power, and she walked away to be with friends. She did not yet know her new neighbors.<\/p>\n
When she returned a few days later they set upon her, telling her how worried they were, and she should have told them!<\/p>\n
She\u2019s been there for a few years now and loves her neighbors and neighborhood. Good neighbors are valuable.<\/p>\n
\n\n\n![\"\"](\"https:\/\/i0.wp.com\/substackcdn.com\/image\/fetch\/%24s_%21m7lB%21%2Cw_1456%2Cc_limit%2Cf_auto%2Cq_auto%3Agood%2Cfl_progressive%3Asteep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F105525d9-143a-40c4-99d0-02fe0e57d97f_5712x4284.jpeg?resize=710%2C533&ssl=1\")
<\/picture>\n<\/div>\n<\/figure>\n<\/div>\nI sent this to my younger daughter and she commended me on my postcard.<\/figcaption><\/figure>\n<\/p>\n\u00a0<\/p>\n
What\u2019s the 2026 Market Going to be like?<\/strong><\/h3>\nIf only I could predict the future, too. <\/strong>Next month, predictions<\/strong><\/em>.<\/strong><\/h4>\nMy clients went to an open house, and the listing agent texted me:<\/p>\n
\u201cHi Jim, I just wanted to let you know we will most likely be taking (this house) off the market in a few weeks as my seller knows<\/strong> in the spring at this price her house will go quickly.\u201d (bolding is mine)<\/strong><\/em><\/p>\nAnd this from the agent is from 10 days later:<\/strong><\/p>\n\u201cNow would be a great time for them to buy. If they wait until Spring they will end up having to compete and pay more for the house.\u201d<\/p>\n
The house is now withdrawn, joining a fair number of properties de-listed this year.<\/p>\n
Do you know what I know<\/strong><\/em> about the spring real estate market in Charlottesville?<\/h5>\nThat I will be representing people buying and selling homes. That\u2019s it.<\/p>\n
I have lots of questions, and I always do.<\/p>\n
I wrote once:<\/p>\n
\n\nWhat I can do, when representing buyers or sellers, is to do what I always try to do \u2014 help my clients make good decisions by providing the best, most relevant data and to put that data into the context and conversation my clients need.<\/strong>\n<\/p>\n<\/blockquote>\nWould I make a prediction that I know the market will be better? Nope.<\/p>\n
Will I tell you in mid-2027 what happened in 2026? Yep.<\/p>\n
Below is one reason we are going to continue to have constrained inventory. Keep in mind that 40% of American homeowners have no mortgage<\/a><\/strong>.<\/p>\n\n\n\n![\"US:](\"https:\/\/i0.wp.com\/substackcdn.com\/image\/fetch\/%24s_%21Y-NW%21%2Cw_1456%2Cc_limit%2Cf_auto%2Cq_auto%3Agood%2Cfl_progressive%3Asteep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F1dede907-f98e-4e04-a0fe-7a4b85d92608_1366x768.jpeg?resize=710%2C399&ssl=1\" "\\"US:")
<\/picture>\n<\/div>\n<\/figure>\n<\/div>\n\n\n\n![\"\"](\"https:\/\/i0.wp.com\/substackcdn.com\/image\/fetch\/%24s_%21sWFn%21%2Cw_1456%2Cc_limit%2Cf_auto%2Cq_auto%3Agood%2Cfl_progressive%3Asteep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Fff24526a-4a3a-41b3-a09e-e88ca2d8679a_2926x3902.jpeg?resize=710%2C947&ssl=1\")
<\/picture>\n<\/div>\n<\/figure>\n<\/div>\n10 Things That I\u2019m Reading<\/strong><\/h4>\n\n- Pay yourself first <\/a>\u2013 great advice.<\/li>\n
- Forget EVs. Cycling is revolutionising transport <\/a><\/li>\n
- Why electric bikes actually give more exercise than pedal bikes<\/a><\/li>\n
- From Boomers to Zoomers: The Great Housing Handoff Poised to Drive Housing Dynamics for Decades <\/a><\/li>\n
- The US Population Could Shrink in 2025, For the First Time Ever<\/a><\/li>\n
- I asked ChatGPT to cancel Netflix and my other subscriptions \u2014 here\u2019s what happened<\/a><\/li>\n
- Trump Administration Expected to Drastically Cut Housing Grants<\/a>. Hey, they\u2019re getting rid of redlining, too.<\/a> Our country is supposed to be better than this.<\/li>\n
- The NAR 2025 Profile of Home Buyers and Sellers \u2013 one of the best things the NAR puts out. No link; it\u2019s a huge PDF. But it\u2019s so good. (email me if you are curious). I think a lot about demographics.<\/li>\n
- \u201cSmart\u201d stuff is not. I see a trend here; <\/strong>think I\u2019ll write a blog post.\n
\n- Samsung brings ads to US fridges<\/a>\n<\/li>\n<\/ol>\n<\/li>\n
- No specific \u201cthing\u201d \u2014 50 year mortgages and portable mortgages \u2013 they are distractions<\/a> from the Epstein files, not real, viable ideas.<\/li>\n<\/ol>\n\n
\n\n![\"\"](\"https:\/\/i0.wp.com\/substackcdn.com\/image\/fetch\/%24s_%21qvDK%21%2Cw_1456%2Cc_limit%2Cf_auto%2Cq_auto%3Agood%2Cfl_progressive%3Asteep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F72aeca76-6836-4586-9df7-d551032b37ff_1574x1588.heic?resize=710%2C716&ssl=1\")
<\/picture>\n<\/div>\n<\/figure>\n<\/div>\nWhat I\u2019m Listening To<\/strong><\/h4>\n\n<\/figure>\nMy wife allows my indulgences when we travel. Always infrastructure and how real estate listings are displayed. This time, Lisbon, Portugal<\/p>\n<\/p><\/div>\n\n","protected":false},"excerpt":{"rendered":"
Tips for Homeowners: Disconnect hoses In the words of a client, once you start wearing sweaters, it\u2019s time to disconnect your hoses. One time, a client built a house in Charlottesville. They\u2019d moved to the area from the west coast and had never lived in a climate like ours. The first winter in their home, […]<\/p>\n","protected":false},"author":1,"featured_media":320410,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[99],"tags":[594,30483,20720,3894,20320],"dealstore":[],"offerexpiration":[],"class_list":["post-320409","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate","tag-house","tag-jims","tag-note","tag-november","tag-realtor"],"yoast_head":"\n
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One time, a client built a house in Charlottesville. They\u2019d moved to the area from the west coast and had never lived in a climate like ours. The first winter in their home, […]","og_url":"https:\/\/fivemor.com\/?p=320409","og_site_name":"Som2ny Network","article_published_time":"2025-11-26T19:14:12+00:00","og_image":[{"width":1456,"height":1092,"url":"https:\/\/fivemor.com\/wp-content\/uploads\/2025\/11\/https3A2F2Fsubstack-post-media.s3.amazonaws.com2Fpublic2Fimages2F1282ec99-2937-4e23-8962-9bccc.jpeg","type":"image\/jpeg"}],"author":"admin","twitter_card":"summary_large_image","twitter_misc":{"Written by":"admin","Est. reading time":"5 minutes"},"schema":{"@context":"https:\/\/schema.org","@graph":[{"@type":"Article","@id":"https:\/\/fivemor.com\/?p=320409#article","isPartOf":{"@id":"https:\/\/fivemor.com\/?p=320409"},"author":{"name":"admin","@id":"https:\/\/fivemor.com\/#\/schema\/person\/b85e3c3dc0e1daea076524dc8810c371"},"headline":"Jim’s Note | November 2026 |Do I really need a Realtor to see a house?","datePublished":"2025-11-26T19:14:12+00:00","mainEntityOfPage":{"@id":"https:\/\/fivemor.com\/?p=320409"},"wordCount":1107,"commentCount":0,"publisher":{"@id":"https:\/\/fivemor.com\/#organization"},"image":{"@id":"https:\/\/fivemor.com\/?p=320409#primaryimage"},"thumbnailUrl":"https:\/\/fivemor.com\/wp-content\/uploads\/2025\/11\/https3A2F2Fsubstack-post-media.s3.amazonaws.com2Fpublic2Fimages2F1282ec99-2937-4e23-8962-9bccc.jpeg","keywords":["HOUSE","Jims","Note","November","REALTOR"],"articleSection":["Real Estate"],"inLanguage":"en-US","potentialAction":[{"@type":"CommentAction","name":"Comment","target":["https:\/\/fivemor.com\/?p=320409#respond"]}]},{"@type":"WebPage","@id":"https:\/\/fivemor.com\/?p=320409","url":"https:\/\/fivemor.com\/?p=320409","name":"Jim's Note | November 2026 |Do I really need a Realtor to see a house? - Som2ny Network","isPartOf":{"@id":"https:\/\/fivemor.com\/#website"},"primaryImageOfPage":{"@id":"https:\/\/fivemor.com\/?p=320409#primaryimage"},"image":{"@id":"https:\/\/fivemor.com\/?p=320409#primaryimage"},"thumbnailUrl":"https:\/\/fivemor.com\/wp-content\/uploads\/2025\/11\/https3A2F2Fsubstack-post-media.s3.amazonaws.com2Fpublic2Fimages2F1282ec99-2937-4e23-8962-9bccc.jpeg","datePublished":"2025-11-26T19:14:12+00:00","breadcrumb":{"@id":"https:\/\/fivemor.com\/?p=320409#breadcrumb"},"inLanguage":"en-US","potentialAction":[{"@type":"ReadAction","target":["https:\/\/fivemor.com\/?p=320409"]}]},{"@type":"ImageObject","inLanguage":"en-US","@id":"https:\/\/fivemor.com\/?p=320409#primaryimage","url":"https:\/\/fivemor.com\/wp-content\/uploads\/2025\/11\/https3A2F2Fsubstack-post-media.s3.amazonaws.com2Fpublic2Fimages2F1282ec99-2937-4e23-8962-9bccc.jpeg","contentUrl":"https:\/\/fivemor.com\/wp-content\/uploads\/2025\/11\/https3A2F2Fsubstack-post-media.s3.amazonaws.com2Fpublic2Fimages2F1282ec99-2937-4e23-8962-9bccc.jpeg","width":1456,"height":1092},{"@type":"BreadcrumbList","@id":"https:\/\/fivemor.com\/?p=320409#breadcrumb","itemListElement":[{"@type":"ListItem","position":1,"name":"Home","item":"https:\/\/fivemor.com\/?bp_activities=1"},{"@type":"ListItem","position":2,"name":"Jim’s Note | November 2026 |Do I really need a Realtor to see a house?"}]},{"@type":"WebSite","@id":"https:\/\/fivemor.com\/#website","url":"https:\/\/fivemor.com\/","name":"Som2ny Network","description":"Daily Deals","publisher":{"@id":"https:\/\/fivemor.com\/#organization"},"potentialAction":[{"@type":"SearchAction","target":{"@type":"EntryPoint","urlTemplate":"https:\/\/fivemor.com\/?s={search_term_string}"},"query-input":{"@type":"PropertyValueSpecification","valueRequired":true,"valueName":"search_term_string"}}],"inLanguage":"en-US"},{"@type":"Organization","@id":"https:\/\/fivemor.com\/#organization","name":"Som2ny Network","url":"https:\/\/fivemor.com\/","logo":{"@type":"ImageObject","inLanguage":"en-US","@id":"https:\/\/fivemor.com\/#\/schema\/logo\/image\/","url":"https:\/\/fivemor.com\/wp-content\/uploads\/2026\/07\/4a0953c4-logo-300x86-1.png","contentUrl":"https:\/\/fivemor.com\/wp-content\/uploads\/2026\/07\/4a0953c4-logo-300x86-1.png","width":300,"height":86,"caption":"Som2ny Network"},"image":{"@id":"https:\/\/fivemor.com\/#\/schema\/logo\/image\/"}},{"@type":"Person","@id":"https:\/\/fivemor.com\/#\/schema\/person\/b85e3c3dc0e1daea076524dc8810c371","name":"admin","image":{"@type":"ImageObject","inLanguage":"en-US","@id":"https:\/\/fivemor.com\/#\/schema\/person\/image\/","url":"https:\/\/secure.gravatar.com\/avatar\/729ae85bf62b9917e93538db2f2688ca?s=96&r=g&default=https%3A%2F%2Ffivemor.com%2Fwp-content%2Fplugins%2Fbuddypress-first-letter-avatar%2Fimages%2Fdefault%2F96%2Flatin_a.png","contentUrl":"https:\/\/secure.gravatar.com\/avatar\/729ae85bf62b9917e93538db2f2688ca?s=96&r=g&default=https%3A%2F%2Ffivemor.com%2Fwp-content%2Fplugins%2Fbuddypress-first-letter-avatar%2Fimages%2Fdefault%2F96%2Flatin_a.png","caption":"admin"},"sameAs":["https:\/\/fivemor.com"],"url":"https:\/\/fivemor.com\/?author=1"}]}},"_links":{"self":[{"href":"https:\/\/fivemor.com\/index.php?rest_route=\/wp\/v2\/posts\/320409","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/fivemor.com\/index.php?rest_route=\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/fivemor.com\/index.php?rest_route=\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/fivemor.com\/index.php?rest_route=\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/fivemor.com\/index.php?rest_route=%2Fwp%2Fv2%2Fcomments&post=320409"}],"version-history":[{"count":0,"href":"https:\/\/fivemor.com\/index.php?rest_route=\/wp\/v2\/posts\/320409\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/fivemor.com\/index.php?rest_route=\/wp\/v2\/media\/320410"}],"wp:attachment":[{"href":"https:\/\/fivemor.com\/index.php?rest_route=%2Fwp%2Fv2%2Fmedia&parent=320409"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/fivemor.com\/index.php?rest_route=%2Fwp%2Fv2%2Fcategories&post=320409"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/fivemor.com\/index.php?rest_route=%2Fwp%2Fv2%2Ftags&post=320409"},{"taxonomy":"dealstore","embeddable":true,"href":"https:\/\/fivemor.com\/index.php?rest_route=%2Fwp%2Fv2%2Fdealstore&post=320409"},{"taxonomy":"offerexpiration","embeddable":true,"href":"https:\/\/fivemor.com\/index.php?rest_route=%2Fwp%2Fv2%2Fofferexpiration&post=320409"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}
In the words of a client, once you start wearing sweaters, it\u2019s time to disconnect your hoses.<\/p>\n
One time, a client built a house in Charlottesville. They\u2019d moved to the area from the west coast and had never lived in a climate like ours. The first winter in their home, he got up in the middle of the night and felt the squish squish of the carpet when it shouldn\u2019t have been squishing.<\/p>\n
The hose bib had frozen, as had the hose connected to it.<\/p>\n
The builder took pity on them and fixed things, and that\u2019s a lesson I pass on to you.<\/p>\n
*Going to try to start a new series\/section: things you should be doing as a homeowner right now such as don\u2019t bag leaves<\/a><\/em>.<\/p>\n \u00a0<\/p>\n As an unrepresented buyer who wants to see a house?<\/strong> Nope. Absolutely not.<\/p>\n As a buyer <\/strong>with<\/strong><\/em> buyer representation<\/strong>? Yep. And it\u2019s been that way for years and years.<\/p>\n My role as a listing agent is to sell the house. When an unrepresented buyer wants to see one of my listings, I ask if they have representation. If they say yes, I ask if their agent can show it. If they say no, I tell them that I\u2019m happy to show it.<\/p>\n Do these unrepresented buyers need to sign a buyer representation form? Absolutely not<\/strong>. That\u2019s not what the law articulates and not how I operate. I represent my buyer or I represent my seller and not at the same time. (Single agent dual agency is, in a word, bad.)<\/p>\n Have things changed in real estate representation and compensation since 2024? Yes.<\/p>\n Is the requirement to sign a buyer representation agreement new? Also nope. The need to have a signed buyer broker agreement has been Virginia law for <\/a>years<\/a><\/em>. Hell, I have been writing about buyer brokerage since at least 2006<\/a>.<\/p>\n In the past few weeks and months I have had several conversations with people\/potential clients about their bad experiences during their previous real estate experiences. One bad experience can shape the entire perspective, especially when people buy and sell homes every 8-12 years. That bad taste? Will linger for decades.<\/p>\n I\u2019ll say this. There are a lot of great realtors. There are more bad ones. Do your due diligence when hiring your representation, and ask why. I told my girls when they were in school to question everything and to challenge their teachers. Same advice to you. And then, when you find the representation you trust, trust them. And still question everything. (Also, ChatGPT isn\u2019t always right)<\/p>\n One bad experience can change everything.<\/p>\n \u201cI want people to know my name,\u201d a client said to me recently. He wants to live somewhere long enough to have relationships build and develop \u2013\u2014<\/em> at the coffee shop, barber shop, local stores and with neighbors. I love that goal, and am grateful for the opportunity to assist.<\/p>\n \u2013<\/p>\n \u201cI got in trouble with my neighbors for leaving my neighborhood in the snow and not coming back for a few days.\u201d<\/p>\n Someone told me this story recently. She moved into her new home. It immediately snowed, they lost power, and she walked away to be with friends. She did not yet know her new neighbors.<\/p>\n When she returned a few days later they set upon her, telling her how worried they were, and she should have told them!<\/p>\n She\u2019s been there for a few years now and loves her neighbors and neighborhood. Good neighbors are valuable.<\/p>\n \u00a0<\/p>\n My clients went to an open house, and the listing agent texted me:<\/p>\n \u201cHi Jim, I just wanted to let you know we will most likely be taking (this house) off the market in a few weeks as my seller knows<\/strong> in the spring at this price her house will go quickly.\u201d (bolding is mine)<\/strong><\/em><\/p>\n And this from the agent is from 10 days later:<\/strong><\/p>\n \u201cNow would be a great time for them to buy. If they wait until Spring they will end up having to compete and pay more for the house.\u201d<\/p>\n The house is now withdrawn, joining a fair number of properties de-listed this year.<\/p>\n That I will be representing people buying and selling homes. That\u2019s it.<\/p>\n I have lots of questions, and I always do.<\/p>\n I wrote once:<\/p>\n \nWhat I can do, when representing buyers or sellers, is to do what I always try to do \u2014 help my clients make good decisions by providing the best, most relevant data and to put that data into the context and conversation my clients need.<\/strong>\n<\/p>\n<\/blockquote>\n Would I make a prediction that I know the market will be better? Nope.<\/p>\n Will I tell you in mid-2027 what happened in 2026? Yep.<\/p>\n Below is one reason we are going to continue to have constrained inventory. Keep in mind that 40% of American homeowners have no mortgage<\/a><\/strong>.<\/p>\n My wife allows my indulgences when we travel. Always infrastructure and how real estate listings are displayed. This time, Lisbon, Portugal<\/p>\n<\/p><\/div>\n\n","protected":false},"excerpt":{"rendered":" Tips for Homeowners: Disconnect hoses In the words of a client, once you start wearing sweaters, it\u2019s time to disconnect your hoses. One time, a client built a house in Charlottesville. They\u2019d moved to the area from the west coast and had never lived in a climate like ours. The first winter in their home, […]<\/p>\n","protected":false},"author":1,"featured_media":320410,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[99],"tags":[594,30483,20720,3894,20320],"dealstore":[],"offerexpiration":[],"class_list":["post-320409","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate","tag-house","tag-jims","tag-note","tag-november","tag-realtor"],"yoast_head":"\n![\"\"](\"https:\/\/substackcdn.com\/image\/fetch\/$s_!qSgs!,w_424,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F2f2a6846-83c3-4b59-90c5-406de82f1b73_5659x2060.jpeg)
<\/picture>\n<\/div>\n<\/figure>\n<\/div>\nDo I need a Realtor to see a house?<\/strong><\/h3>\n
What\u2019s the point?<\/strong><\/h5>\n
![\"\"](\"https:\/\/substackcdn.com\/image\/fetch\/$s_!7sxi!,w_424,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F8169b4a9-b5cb-40c2-8c15-3ca311ec8963_2952x4207.jpeg)
<\/picture>\n<\/div>\n<\/figure>\n<\/div>\nSettling down | Neighbors Matter<\/strong><\/h4>\n
![\"\"](\"https:\/\/substackcdn.com\/image\/fetch\/$s_!m7lB!,w_424,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F105525d9-143a-40c4-99d0-02fe0e57d97f_5712x4284.jpeg)
<\/picture>\n<\/div>\n<\/figure>\n<\/div>\nWhat\u2019s the 2026 Market Going to be like?<\/strong><\/h3>\n
If only I could predict the future, too. <\/strong>Next month, predictions<\/strong><\/em>.<\/strong><\/h4>\n
Do you know what I know<\/strong><\/em> about the spring real estate market in Charlottesville?<\/h5>\n
\n
![\"US:](\"https:\/\/substackcdn.com\/image\/fetch\/$s_!Y-NW!,w_424,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F1dede907-f98e-4e04-a0fe-7a4b85d92608_1366x768.jpeg "\\"US:")
<\/picture>\n<\/div>\n<\/figure>\n<\/div>\n![\"\"](\"https:\/\/substackcdn.com\/image\/fetch\/$s_!sWFn!,w_424,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Fff24526a-4a3a-41b3-a09e-e88ca2d8679a_2926x3902.jpeg)
<\/picture>\n<\/div>\n<\/figure>\n<\/div>\n10 Things That I\u2019m Reading<\/strong><\/h4>\n
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![\"\"](\"https:\/\/substackcdn.com\/image\/fetch\/$s_!qvDK!,w_424,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F72aeca76-6836-4586-9df7-d551032b37ff_1574x1588.heic)
<\/picture>\n<\/div>\n<\/figure>\n<\/div>\nWhat I\u2019m Listening To<\/strong><\/h4>\n