Real estate lessons from Just The Tip Tuesday.
Every Tuesday I share a quick video tip on buying, selling, or investing in the Louisville market. Each post here goes a level deeper on that week's topic — new one added every week.
Buying Tips
October 27, 2026
The AC Was Stolen Before Closing. My Buyer Came Out Ahead
At the final walkthrough, the AC unit was gone. The seller owes you the house in the same condition it was in at contract, and that turned into a $3,000 credit and a new $2,000 unit.
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Buying Tips
October 20, 2026
Make More Offers to Find a Motivated Seller
You can’t see motivation in a listing. Tour several homes, write down your real number for each, and make more than one offer. The sellers will tell you who’s ready to deal.
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Negotiation Tips
October 13, 2026
Don’t Send a Counter Until You Know the Answer
A house sat for months, finally got one offer, countered, and the buyer walked. Why I call the buyer’s agent before putting a counter in writing, and what you can offer besides price.
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Selling Strategy
October 6, 2026
3 Ways to Price Your Home (and the One That Leads to Price Cuts)
Auction style, aspirational, or market based? Louisville homes cut 3+ times sold 10% below their original price, while nearly half of 2026 sales went under contract in two weeks at full price.
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Neighborhoods
September 30, 2026
Germantown vs. the Highlands: Which Louisville Neighborhood Fits You?
The Highlands costs about $99,000 more at the median, but you get about 500 more square feet. A side-by-side look at the last 12 months of sales.
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Neighborhoods
September 30, 2026
Beechmont vs. Schnitzelburg: Old Louisville Homes at Two Different Prices
Two early-1900s neighborhoods, very different price per square foot. What your money buys in each, and who each one fits.
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Market Data
September 29, 2026
Is the Louisville Housing Market a Three-Headed Monster of Doom?
Rates are over 7%, inventory has more than doubled, and 47% of listings have cut their price. But sales and prices are still rising. Here's what the MLS data says, and what sellers and investors should do now.
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Contracts & Negotiation
September 22, 2026
What Happens When Your Home Appraisal Comes in Low?
With 47% of Louisville listings now priced below where they started, buyers won't automatically cover the gap. Here's how to prep the appraiser — and every option left if the number still comes up short.
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Contracts & Negotiation
September 15, 2026
The Most Powerful Part of the Real Estate Contract Nobody Uses
How the "Other Provisions" section solved a home-sale contingency problem and helped a Louisville client buy his dream home and sell his own for $215,000.
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Investor Strategy
September 2, 2026
How a Non-Working Spouse Can Unlock Major Real Estate Tax Benefits
Real Estate Professional Status can turn a high earner's rental depreciation from a trapped passive loss into a powerful offset against W-2 income — if the non-working spouse legitimately qualifies.
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Negotiation Tips
August 25, 2026
They Countered Themselves: Knowing When NOT to Negotiate
A seller moved $8,000 without the buyer moving a dollar — the negotiation move that made it happen, straight from the actual text thread.
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Investor Strategy
August 20, 2026
Can a Short-Term Rental Help Offset Your Active Income?
A real $350,000 Louisville short-term rental, run through the seven-day rule, material participation, and cost segregation — with the actual numbers behind the deal.
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Seller Tips
August 20, 2026
Seller Disclosures: What Are You Actually Responsible For?
Two real cases — a garage drainage dispute and a rental sewer backup — that show the difference between knowing about a defect and knowing that maintenance happened.
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Buyer Tips
August 4, 2026
Why Your Offer's Expiration Time Could Cost You the House
A buyer had the strongest offer on the table and still lost the house — because of a clause almost nobody reads closely enough. Here's what happened.
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Getting Started
August 20, 2026
When a Buyer Changes Their Mind After the Inspection
A buyer waived small repair requests to win a competitive offer, then wanted them fixed anyway. Here's how the agents kept the deal together.
Read the post →New post every week, tied to that Tuesday's video. Follow along on Facebook so you never miss one, or check back here any time.