As of August 2024, buyer’s agent commissions are no longer automatically listed on the MLS. Now you must sign a buyer’s agency agreement before touring homes. This post explains how commissions are negotiated in 2026, who typically pays, and how Countrywide Collective provides transparent fee options.
Foreclosures can be 20‑30% below market, but they come with risks: back taxes, evictions, and no inspection. Foreclosure inventory remains low, but some Sun Belt markets are seeing upticks. We explain pre‑foreclosure, sheriff sale, and REO – plus how to use title insurance to avoid lien surprises.
The Tax Cuts and Jobs Act (TCJA) expires after 2025, but 2025‑2026 is a transition year. You can still deduct mortgage interest on up to $750k of debt, property taxes up to $10k, and mortgage points. This post also covers energy credits (solar, heat pumps) and how to deduct home office expenses if you’re self‑employed.
Over 97% of US land area qualifies for a USDA loan – including many suburbs. Income limits have increased to $150,000 for a family of four. You can buy a home with no down payment, no PMI, and below‑market rates (currently 5.8%). We show you how to check a property’s eligibility and avoid common USDA denial reasons.
Saving 3% listing commission sounds great, but flat‑fee sellers get 30% fewer showings and 15% lower sale prices according to recent studies. We compare the real costs – including photography, negotiation, and legal risk. If your home is in a hot market and you’re experienced, flat fee might work. Otherwise, full service nets you more.
ADUs (granny flats, backyard cottages) are the hottest way to add rental income. In many states, laws have changed to allow separate entrances, rental to non‑family, and even no owner occupancy. This post covers size limits, setback requirements, financing options, and estimated ROI – a $120k ADU can rent for $1,800/month.
Sellers typically pay 8‑10% of sale price in closing costs. But this varies wildly: in New York, transfer taxes alone can be 2%; in Texas, title policies are cheaper. We break down each line item – agent commission, attorney fees, escrow, and recording fees – plus a state‑by‑state comparison table.
Home inspections go beyond roof and foundation. Inspectors now test Level 2 EV charger circuits, review smart lock vulnerabilities, and assess flood risk using FEMA’s new maps. This post explains which inspection findings are deal‑breakers and which are negotiable.
Selling an investment property? A 1031 exchange lets you defer 15‑20% in capital gains taxes. But the 45‑day identification rule is unforgiving. In 2026, the IRS is auditing more exchanges for “constructive receipt.” We walk you through qualified intermediaries, reverse exchanges, and how to avoid boot. Includes a timeline checklist.
With rates at 6%+, the traditional BRRRR model breaks unless you buy right. This post shows you how to underwrite a deal with a forced appreciation of 30% to make cash‑out refinancing viable. We include a real example: buying a $150k duplex, putting $40k rehab, renting at $2,200/month, and refinancing at 75% LTV.
