Cost of sale on a $2.5M new build is close to a quarter million bucks. That's why we try like hell to sell everything pre-completion. Every cent counts (time often being the largest line item)

Thinking back to when we accepted $2.5M on Project Townsend. - 5% below ask. - 2% above underwriting. Underwrite conservatively and "below ask" is still a win.

A non real estate professional brought my agent a deal "This guy is willing to sell to me for 750, can you find me a buyer for 800?" He wanted a taste, and I was happy to oblige if he could get the deal done ~10 days later the middleman quite literally ran out of steam My agent stepped in and we got it UC in ~24 hours @ 800 Does middleman deserve a lick?

Ring Night @ The Garden LGK

Seller called us in May 2025. We hit their ask, but they ultimately weren't ready. I checked in every month or so. Then a text: "Can we still do business?" Giddy is an understatement. 🧘🏽‍♂️ Under Contract & Working on Construction Documents while my preferred agents help them find their next home.

Bought: 10/06/25 Sold: 8/21/26 @ $2.85M 319 days. ~103 of them in entitlements. Lightning fast for new construction. Still think we can shave ~13 days off permitting.

Thinking about the two 12-year-olds who rang my doorbell offering to wash my trash cans. "$20... per can." Outrageous pricing. Respected the hustle so I let them do 1 can. I was their first customer ever. Wonder if I was also their last... LOL Haven't seen them since.

Going out tomorrow @ 6AM My biggest takeaway from Reconvene 2026 Link in Bio if you ain't on it already 🎯

Another spec home near me just flipped from for-sale to for-rent. Ran the numbers: Monthly cost ~$22,900 Rent $25,000 ~$2K/mo cash flow. Better than the first one, but not by a ton.

Just give me an address, and I'll send an offer within 24 hours. Don't tell me the asking price. At best it's irrelevant. At worst it's a distraction. Am I crazy or is this how y'all do it too?

YTD 2026 Willow: 1.7M - Addition + Reno Kice: 2.6M - New Cons Townsend: 2.5M - New Cons Western: 635K - Assignment Wellington: 670K - Quick Flip Baltimore: 1.215M - Rental Sale Ridgedale: 725K - Assignment Girard: 2.85M - New Cons Bennington: 2.275M - New Cons Total: $14.5M 🎯

I may have forgot to mention... Project Bennington SOLD!

More @Grok imagine playground stuff. The experience is totally different than it was just a few months ago. Wow.

Selling Project Lorraine in the next week or two It'll likely be my last sale of 2026 I imagine my first sale of 2027 to be sometime in February or March ...Winter is coming, and ya boy ain't Jon Snow