Your day begins with stillness—the glass walls of your bedroom frame Lake Washington like a living canvas, morning light shimmering across the water’s surface. You step barefoot onto the heated concrete floors, descend via your private elevator, and walk out onto 434 feet of flat waterfront where silence and space greet you like old friends.

A quick swim in the lakeside pool invigorates you before retreating to the detached gym—where panoramic views make every workout feel like meditation. Later, you wander through the gallery-style main hall, past the 10,000-bottle wine cellar, and out to the pavilion where a quiet lunch is served beneath soaring steel beams and open sky.

The afternoon brings guests. Boats tie off at your private dock, and music echoes softly through the minimalist grandeur of Kundig’s steel-and-glass creation. As the sun melts behind the Olympic Mountains, you light the fire pit, pour a rare vintage, and lean back—wrapped in quiet, warmth, and a masterpiece made livable.

Triptych isn’t just a home. It’s a sculpture of light, air, and water—crafted for the rare few who live artfully and without limits.

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Here’s what you’ll gain during your trial:

• Exclusive Access: Join twice-weekly live workshops and Q&A sessions, led by industry-leading top producers.

• Proven Strategies: Build a powerful personal brand that attracts high-net-worth clients.

• Actionable Tools: Learn how to streamline operations, justify your value, and confidently negotiate at the highest levels.

• Industry Insights: Stay ahead of 2025 market trends and evolving conditions.

Luxury real estate is about standing out, and Estate Elite gives you the edge to do just that. Whether you're transitioning to luxury, refining your approach, or ready to dominate the market, our community and expert coaches are here to guide you.

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Architectural Landmark by Tom Kundig – A globally renowned architectural masterpiece that balances raw steel, warm wood, and open glass in perfect harmony.

434± Feet of Flat Waterfront – Rare, usable shoreline with private dock and uninterrupted views—ideal for boating, entertaining, or complete escape.

10,000+ Bottle Wine Cellar – A subterranean gallery for oenophiles, designed with climate precision and architectural drama.

Lakeside Pavilion & Pool – Seamlessly blends nature and design, offering open-air living with panoramic vistas in every direction.

Detached State-of-the-Art Gym – A private wellness center overlooking the lake—combining daily rituals with breathtaking tranquility.

About Bellevue, Washington

Enviable Bellevue Waterfront Location – Situated in one of the Pacific Northwest’s most prestigious enclaves, with rapid access to tech, culture, and luxury.

Minutes to Downtown Seattle & Bellevue – Enjoy world-class dining, art, and commerce within moments—without sacrificing peace or privacy.

Washington State Tax Benefits – No personal income tax, making this property a haven for wealth preservation and estate planning.

Proximity to Private Aviation & Marinas – Quick access to private airfields and Lake Washington’s elite boating community.

Surrounded by Natural Beauty – Panoramic views of the Olympic Mountains, Mount Rainier, and ever-changing lake reflections define each day.

I’m Paige Wassel. WAS the Newsletter is your weekly dose of design inspiration, where we have to embrace learning as we go.

We’ve talked about your interior design mistakes here. Like, a lot. I’ve seen your comments, and I maintain that the 2012 chevron rug needed to go. But today, it’s time I take a little accountability and roast myself.

I have made some regrettable choices. Some of these decisions keep me up at night. To be clear, I don’t necessarily believe in interior design “mistakes” because trying things is part of figuring out your style.

That said, I do wake up in a cold sweat sometimes, wondering what TF I was thinking. So let’s revisit the bad, the cheap, and the “why did I paint that?!” through the eras of my life and homes.

(aka: where my parents bought the same house twice and no one blinked)

1. White tile in the kitchen
What were we thinking? (Actually, what were they thinking, because I feel like this wasn’t my call, even though I was often involved in their design process.) My dad said it was the worst decision they ever made. White kitchen tile is just a magnet for every crumb, spill, and weird sticky thing kids drop or splatter. It's like installing a guilt trap in the middle of your house. Ditto on the white tile floors in their bathroom. I think a neutral color would have worked far better

2. Faux wood basement floors
My parents were early adopters of vinyl plank flooring. In theory, this sounds cool until you realize moisture made it bubble. You know what’s perpetually moist? A basement. I swear to you, that floor bubbled like a cauldron. Then we replaced it with carpet, because that’s what you definitely want in a basement with three kids and a leaky toilet. (We were disgusting; no wonder my parents never came down there.)

3. Jack’s childhood Ralph Lauren teddy bear prints
These were framed. Iconic. Sentimental. We got rid of them anyway. My brother still brings them up. It’s one of those things we all regret but pretend was a mutual decision. It wasn’t.

The Lake House

(aka: where I emotionally spiraled and sold Sheryl Crow’s rug)

4. The fake-real wood floors
We replaced the parquet wood floors with wide-plank wood that I will swear to you is fake, even though my folks swear it’s not. I can’t even talk about it. My parents like them. I try to forget they exist.

5. The Sheryl Crow rug
A Craigslist find. Absolutely stunning and I bought it for my Venice home. This thing was huge, like 10’ x 12’. Probably belonged in a Frank Lloyd Wright estate. Definitely belonged to Sheryl Crow. I got rid of it during a breakup-inspired purge and sold it for $300 at a garage sale. Unlike the song line, this was not my favorite mistake. I will never emotionally recover. Don’t declutter while unstable, I beg of you.

The Chicago Condo

(aka: 700 square feet of DIY dreams and regrets)

6. DIY concrete bathroom floor
Did I know how to mix concrete? No. Did I let that stop me? No. That stupid floor cracked, chipped, and haunted me until I covered it up with hardwood—in a bathroom, which is… not ideal. But the concrete had to go. Here’s what I want you to ask yourself before you DIY a concrete floor: Are you a mason? If yes, proceed. If no, put the trowel down.

7. Black slate shower tile
The black slate looked sexy and sleek, and I thought I was so clever to box in areas to hold shampoo. Until every iota of soap scum showed up after the second or third use, looking like powdered sugar on a donut I didn’t ask for. Zero stars, would not recommend.

8. Accordion door into the den
I never replaced it. I hated it. Now my sister is moving into my old place, and it’s still there. I owe her a real door.

9. Not using a pet-proof rug pad
I really should have used one. RIP to the wood floors beneath where The Goo, a tiny gremlin made of rage and tremble, used to pee with reckless abandon.

10. Using fake painter’s tape
The off-brand tape that I bought pulled the stain off the wood floors. Bit of a false economy, really. So yeah, go Frog Tape or go home.

11. Painting the kitchen cabinets myself
Budget DIY is fine until you have to touch up chipping paint every few months. Big mistake. Huge.

 The Los Angeles House

(aka: where I finally had some funds and still made questionable choices)

12. The two chairs
Beautiful? Yes. Comfy? No. Reupholstered in a discontinued fabric I loved. Regret? Medium to high. I was able to sell them, so it wasn’t a total loss, except I am really bummed about using up almost all of the fabric first. Live and learn.

13. The too-short DIY bedroom curtains
I measured. Then ignored the measurements because I adored the fabric. The result was a gorgeous pair of high-water curtains that I gave to a friend. Painful. And the replacements were expensive.

So what did I learn from these mistakes? To measure twice. To sit in the chair before you buy it to determine if it’s comfortable. To avoid doing masonry unless you’re in the union. And to never, for the love of Sheryl Crow, purge vintage pieces in the middle of an emotional tailspin.

I share these regrets because I want to emphasize we’re all figuring it out. These days, I measure more. I reupholster less. I learn from my mistakes. And if you're feeling some kind of way about your 2017 millennial pink phase… don’t. When it comes to design, if it makes you happy, it can’t be that bad.

At least you didn’t sell a rockstar’s rug for the price of an Uber ride.

xx,
P

From the moment you enter the limestone foyer, beneath the spiral sweep of a floating staircase, you're not just home—you’re immersed in a private resort crafted with architectural precision. Morning light pours through floor-to-ceiling windows as you sip espresso in your sun-drenched breakfast room, the heated wraparound terrace outside quietly humming with hidden speakers and the soft scent of landscaped pines.

You begin your day with a private yoga session in the pool house studio, then glide into the 70’ outdoor pool—or, if the mood calls for serenity, the 36’ indoor pool with spa awaits just beyond a wall of retractable glass. Midday is spent entertaining: guests gather for lunch under the outdoor dining pavilion, where a chef fires up the Lynx grill as champagne chills in your Calacatta bar.

In the evening, you retire to your primary suite: first a stop at your 600+ sq. ft. dressing room with de Gournay doors and suede-wrapped drawers, then a quiet moment by the fire in your private sitting room. You watch the sun set from your private terrace, immersed in the stillness only 8 manicured acres can provide. This isn’t a house—it’s your personal kingdom.

Your 2025 Roadmap to Thriving in Luxury Real Estate

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Learn directly from the most successful names in luxury real estate—Josh Flagg, Tracy Tutor, James Harris, David Parnes, and Glennda Baker—as they share insider strategies to help you thrive in this competitive market.

Here’s what you’ll gain during your trial:

• Exclusive Access: Join twice-weekly live workshops and Q&A sessions, led by industry-leading top producers.

• Proven Strategies: Build a powerful personal brand that attracts high-net-worth clients.

• Actionable Tools: Learn how to streamline operations, justify your value, and confidently negotiate at the highest levels.

• Industry Insights: Stay ahead of 2025 market trends and evolving conditions.

Luxury real estate is about standing out, and Estate Elite gives you the edge to do just that. Whether you're transitioning to luxury, refining your approach, or ready to dominate the market, our community and expert coaches are here to guide you.

Activate your FREE trial now and start building your legacy.

Resort-Caliber Pool Complex – Dual pools (indoor + outdoor), spa room, yoga studio, outdoor kitchen and dining pavilion for unmatched year-round wellness and entertaining.

Architectural Elegance by Granoff & Korban – A transitional modern masterpiece featuring Pontval limestone, floating helical staircases, and curated designer finishes throughout.

Bespoke Primary Suite Retreat – Dual dressing rooms including a 600+ sq. ft. Ornare-designed closet with de Gournay doors and suede-wrapped drawers—crafted like couture.

Grand Formal Living Spaces – Champagne bar, custom steel doors, eight fireplaces, and a dramatic glass elevator bring sophistication to every gathering.

Chef’s Dream Culinary Wing – St. Charles kitchen, Modiani stainless prep kitchen, butler’s pantry, wine room, and glass wine wall combine beauty and performance.

About Greenwich, Connecticut

Greenwich Prestige – One of America’s wealthiest enclaves, renowned for its privacy, beauty, and old-world prestige just 45 minutes from Manhattan.

Elite Private Schools & Country Clubs – Access to top-tier education, equestrian centers, and world-class golf and yacht clubs.

Tax-Friendly Connecticut Living – Strategic Northeast location with estate-friendly tax laws, ideal for high-net-worth planning.

Vibrant Arts & Culture Scene – From Bruce Museum to fine dining and designer boutiques, Greenwich offers a refined lifestyle with urban edge.

Security & Serenity on Clapboard Ridge – Gated estate living in one of Greenwich’s most exclusive streets, surrounded by mature trees and manicured grounds.

You wake to silence—except for the sound of water gently lapping against the shore below. Wrapped in glass and light, your bedroom floats above the lake, the morning sun casting ripples of gold across the floor. You step into the glass elevator and descend five levels, each framed by the sculptural sweep of the floating staircase.

Downstairs, the spa awaits. Steam hisses softly as you step into the custom wellness suite—where the hot tub fills at the touch of a button and the air is rich with cedar and stillness. Afterward, you sip espresso on the heated lakeview deck, watching the mist lift off Crystal Bay.

Later, guests arrive by boat, docking at your private pier. The pivoting glass door opens the great room to the outdoors, and laughter fills the air as cocktails are served, the lake sparkling in the background. As night falls, radiant heat warms the floors, recessed lights dim, and the Jesús Moroles sculpture outside is silhouetted against a cobalt sky.

You don’t live here. You inhabit sculpture, innovation, and stillness—stitched into the fabric of Lake Tahoe’s most iconic shoreline.

Your 2025 Roadmap to Thriving in Luxury Real Estate

Ready to elevate your career and break into the luxury market? Estate Elite is giving you a FREE 14-day trial to experience everything our exclusive membership has to offer.

Learn directly from the most successful names in luxury real estate—Josh Flagg, Tracy Tutor, James Harris, David Parnes, and Glennda Baker—as they share insider strategies to help you thrive in this competitive market.

Here’s what you’ll gain during your trial:

• Exclusive Access: Join twice-weekly live workshops and Q&A sessions, led by industry-leading top producers.

• Proven Strategies: Build a powerful personal brand that attracts high-net-worth clients.

• Actionable Tools: Learn how to streamline operations, justify your value, and confidently negotiate at the highest levels.

• Industry Insights: Stay ahead of 2025 market trends and evolving conditions.

Luxury real estate is about standing out, and Estate Elite gives you the edge to do just that. Whether you're transitioning to luxury, refining your approach, or ready to dominate the market, our community and expert coaches are here to guide you.

Activate your FREE trial now and start building your legacy.

Architectural Masterpiece by Mark Dziewulski – A globally recognized, museum-grade residence sculpted in glass and steel, built to awe and endure.

Five-Story Glass Staircase & Elevator – A floating architectural centerpiece with a panoramic glass elevator that elevates movement into art.

Spa & Wellness Sanctuary – Complete with gym, steam room, and smart hot tub that fills/drains on command—your private rejuvenation retreat.

Heated Lakeview Entertainment Deck – Seamless indoor-outdoor living through a massive pivoting glass wall overlooking Crystal Bay.

Private Pier with 3-Ton Lift & Two Buoys – Direct access to Lake Tahoe with a commercial-grade steel/Trex dock—rare and coveted on this shoreline.

About Crystal Bay, Nevada

Crystal Bay, NV – Tahoe’s Crown Jewel – Known for its serenity, exclusivity, and panoramic views—offering the most coveted lakefront parcels on the Nevada side.

Nevada Residency Perks – No state income tax, asset protection laws, and favorable estate planning advantages for long-term wealth preservation.

Elite Privacy & Prestige – Tucked along a quiet shoreline with no through-traffic, surrounded by other landmark homes and architectural icons.

Proximity to World-Class Skiing & Hiking – Minutes to Incline Village, Diamond Peak, and endless trails—merging lake life with mountain adventure.

Renowned Arts & Dining Scene – Access to Tahoe’s growing luxury market with fine dining, curated events, and cultural experiences year-round.

WELCOME

Happy Summer and hello! I am back from the beach. Maybe someone else would grouse about having to work during a lot of my down time, what with five closings last week. But juggling five closings while I’m at the beach is the kind of problem I want to have.

This week we’re going to chat about something very near and dear to my heart—using short-form video content to help tell your story. I mean, I was always Glennda Baker, but I didn’t become Glennda Baker until I started incorporating video. So today, I’ll lay out a couple of options, whether you prefer to DIY or to call the guy.

If you are not one to do it yourself, good news! Estate Media is officially bringing agents into our Agent Growth Program. This is a full-service content and strategy program designed to help you grow your online presence through engaging short-form video. We’re talking the whole enchilada: we script it, film it, edit it, post it, and track it. All you have to do is show up and be your brilliant self on camera. Because short-form video is where the magic happens.

But listen, early-access spots are limited, and available exclusively to our readers.

Ready to grow your brand? Click here to sign up AND get a free social media audit!

Now, if you want to know how to get started taking video on your own? I’ve got your back today. Either way, smile and say, “Cheese!”

STORY TIME WITH GLENNDA

If y’all think I just popped up on your FYP one day during the pandemic with big hair and bigger opinions, think again. What you may not know is that I’ve been at this since 2016, back when the only thing live on Facebook was somebody's gender reveal.

In the early days, I would take Facebook questions and I would film videos that were both terrible and expensive, as I was paying some high schooler $450 a pop and sending him straight to college with all that cash.

Eventually, I started trying live video because it felt more like I was just talking to my friends. No fancy setup. No crew. Just me, a camera suction-cupped to the windshield, and a story to tell. The original inspo was Gary Vaynerchuk. He had “Ask Gary Vee” and I just thought, Well, hell, let’s do Ask Glennda B. And that’s exactly what I did.

Why the Car is Still My Favorite Studio

Around 2018, I was so whacked out by an inspector, I filmed an off-the-cuff rant on Facebook Live in my car. I called it Posts from the Porsche. Full disclosure: it was a little unhinged. I’ve gotta tell you, just being my natural self was a bit of lightning in the bottle.

You know what? I should do more of those again. There’s something about live video in my car that just hits. The lighting’s better. The energy’s better. And when it’s live, if you say it, you own it. There’s no editing your way out. It’s real, it’s raw, and it’s you. That’s the magic.

Before You Hit Record, Check Your Purpose

I need y’all to be honest with yourselves: are you doing real estate video to create content or are you creating content to sell real estate? Because oh, my stars and stripes, there’s a difference. There’s one gal I see all the time and she’s gone viral for posts where she says hilarious stuff like comparing the home’s wild and wooly landscaping to her mama’s bikini line in the ’80s.

I’ll be honest, at first I was thinking, What does she know that I don’t? But guess what? I looked her up. That gal’s sold one house. One.

Listen, I’m not mad. I will not be surprised to see her as a famous comedian one day and I suspect short-form video will be a very successful vehicle to take her there. That said, if your goal is to grow your real estate business, then your videos need to bring value, not just views.

Build Visibility, Bring Value, Stay On Brand

Video isn't just about getting seen: it's about being remembered. That’s why it’s crucial to be intentional. Make your video an extension of your brand. And if your content doesn't reflect who you are and what you stand for as an agent, what’s the damn point?

You don’t have to be flashy. You just have to be your authentic self. Talk about what you know. Educate buyers, explain the market, preview listings, interview your lender, sit down with your closing attorney, whatever! (But be helpful, not just cute.)

There’s Room for Everyone at the Table

If you think social media is saturated and there’s no opportunity, you’re way off base. The appetite for content is insatiable. We live in a world where a 22-year-old is making $12K a month drawing party banners on butcher paper. I went down the TikTok rabbit hole and watched this girl whip up banner after banner with supplies that cost pennies. She’s booked out through February. Booked. Out.

A girlfriend of mine is in her mid-50s, running a successful restaurant marketing business. A while back, she started trying on Amazon outfits in her bedroom. Now she’s making $5K to $7K a month from affiliate links doing the same thing, but on short-form video. And not everyone is kind to her about it, but do you think she cares a whit about trolls in the comments? No, ma’am. She figured she’d be trying on clothes anyway, so why not get paid?

Why not indeed!

Video Strategy If You’re New to This

If you’re brand new in real estate and wondering what to film, I’ve got you covered. Here’s what you do:

• Preview five houses a day, five days a week. Bring your audience along for the ride.

• Film quick Q&As with your lender and attorney. Talk about common contract hiccups.

• Break down the ever-changing market news into bite-sized bits buyers can understand.

• Be consistent. Be yourself. And for the love of God, be helpful.

Don’t be afraid to try and don’t be discouraged if you don’t get it right away. Was I great in the beginning? Oh, I promise you I was not.

@glenndabaker

Live in the same building as Atlanta celebrities for just 375,000! #GlenndaBaker #Realestate #ATL #CelebrityCribs #Terminus #milliondollarlisting

Yet I can also promise, if a kid tasting candy on social media can make $20 million a year (NOT A TYPO!), there's more than enough room for you, too.

So get your camera ready and give it a whirl. You have nothing to lose and everything to win.

GLENNDA’S GURU

Welcome, James Dwiggins!

I could not be happier to introduce James Dwiggins this week! Now, my friend James is the kind of powerhouse who doesn’t just talk about shaking up the real estate industry. Oh, no, he just went ahead and did it. He’s the CEO of NextHome. Under his leadership, that company has gone from idea to iconic faster than you can say “multiple offers.” He has a knack for marrying tech and heart in a way that actually makes agents’ lives better. And who doesn’t want that?

Thanks again, James!

GLENNDAISM

Today’s Words of Wisdom

GLENNDA BAKER & ASSOCIATES

Influencer Dream Home Alert

This isn’t just a house; it’s a whole mood. Tucked in the heart of Peachtree Hills, this bungalow is giving magazine cover.

Curated head to toe by a true design pro, every inch is dripping with style. The primary suite serves up spa vibes, while the second bedroom has bonus space begging to become your custom closet or full-on glam room. And finished terrace level? Perfect for a home office, studio, or creative cave.

Outside there’s string lights, cocktails, and a real driveway with a 3-car carport. Try and find that combo elsewhere in Peachtree Hills, I dare you.

Whether you're building your brand or just living your best life, this is the perfect launching pad.

Daily News for Curious Minds

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As the sun begins its slow descent over the Kiawah River, you step onto your west-facing porch, a glass of wine in hand, and breathe in the salty air rolling in from the Atlantic. Time feels slower here—measured not by hours, but by sunsets, tide shifts, and quiet moments of awe.

Your morning began in the walnut-clad library, coffee steaming beside a crackling fire, light filtering through antique-glass windows. Later, in the kitchen, sunlight danced off the Brazilian Azur quartz as you prepped breakfast with a view of unspoiled marshland.

Midday, a gentle breeze followed you through arched mahogany doors to the shaded balcony—where osprey skim the treetops and the only sound is nature itself. Guests arrive by kayak at the shared dock, greeted with laughter, chilled drinks, and the comfort of timeless Southern design.

By evening, you retreat to your private suite, its fireplace glowing, and automated shades lowering with the fading light. The bath—deep soaking tub, dual vanities, a spa in every sense—waits to end the day in stillness.

At 79 Trailing Vine Way, you don’t just live—you inhabit art, architecture, and a way of life crafted for serenity.

Your 2025 Roadmap to Thriving in Luxury Real Estate

Ready to elevate your career and break into the luxury market? Estate Elite is giving you a FREE 14-day trial to experience everything our exclusive membership has to offer.

Learn directly from the most successful names in luxury real estate—Josh Flagg, Tracy Tutor, James Harris, David Parnes, and Glennda Baker—as they share insider strategies to help you thrive in this competitive market.

Here’s what you’ll gain during your trial:

• Exclusive Access: Join twice-weekly live workshops and Q&A sessions, led by industry-leading top producers.

• Proven Strategies: Build a powerful personal brand that attracts high-net-worth clients.

• Actionable Tools: Learn how to streamline operations, justify your value, and confidently negotiate at the highest levels.

• Industry Insights: Stay ahead of 2025 market trends and evolving conditions.

Luxury real estate is about standing out, and Estate Elite gives you the edge to do just that. Whether you're transitioning to luxury, refining your approach, or ready to dominate the market, our community and expert coaches are here to guide you.

Activate your FREE trial now and start building your legacy.

West-Facing Unobstructed Views – Panoramic vistas of the Atlantic, Kiawah River, and protected golf course land ensure nightly sunsets are yours, uninterrupted.

Architectural Artistry – Designed by Wayne Windham, the home’s sweeping staircase, custom mahogany doors, and Guggenheim-inspired curves elevate it beyond luxury into sculpture.

Walnut-Clad Library with Double-Sided Fireplace – A private sanctuary for reading, thinking, or intimate conversation, wrapped in warmth and craftsmanship.

Chef’s Kitchen with Brazilian Azur Quartz Island – A striking culinary space where recessed art lighting showcases natural stone like a gallery piece.

Smart Home Elegance – Integrated Lutron lighting, Sonos audio, geothermal HVAC, generator backup, EV charging, and a built-in puppy spa blend convenience with sophistication.

About Johns Island, South Carolina

Cassique at Kiawah Island – One of the most exclusive enclaves in South Carolina, known for private club access, security, and architectural harmony.

Kiawah Island Club Membership – Required with purchase, granting access to championship golf, private dining, wellness amenities, and elite social events.

Nature-Conscious Coastal Living – Surrounded by preserved land, tidal rivers, and ancient oak canopies, this is where luxury meets environmental stewardship.

Proximity to Historic Charleston – Just 45 minutes from world-renowned dining, culture, and history, while retaining the privacy of island life.

Lowcountry Tax & Investment Benefits – South Carolina’s tax-friendly policies and strong real estate appreciation add long-term value to serene coastal living.

Don’t be quiet about it

No question, real estate is about location, but it’s just as much about relationships, timing, and sharing the right information with the right people. When you’ve got something valuable, share it – but strategically.

Today’s edition is packed with intel worth passing on. Some of it’s perfect for your clients. Some for fellow agents. And some – like our second story – is pure gold for your investor contacts.

The point is: use what you pick up to stay visible, valuable, and relevant to the people who matter most in your business. That’s what we’re here to help you do.

Now, let’s dive into today’s Blueprint!

– James and David

Existing home sales defied expectations in May

Existing home sales edged up 0.8% in May to a seasonally adjusted annual rate (SAAR) of 4.03 million, according to the National Association of Realtors via CNBC. That’s a surprising month-over-month gain in a market still grappling with elevated rates and cautious buyers. Here’s a breakdown of the key takeaways:

• Sales trends:

  • Nationally, sales fell 0.7% year-over-year (down from 4.06 million in May 2024).

  • Regionally, sales increased in the Northeast (+4.2%), Midwest (+2.1%), and South (+1.7%), but fell sharply in the West (–5.4%). 

• Inventory and Prices:

  • Total inventory rose to 1.54 million homes, up 6.2% from April and 20.3% year-over-year.

  • Median single-family home price: $427,800 (+1.3% YOY)

  • Median condo price: $371,300 (+0.7% YOY)

• YOY median price trends by region:

  • West: $633,500 (+7.1%)

  • Northeast: $513,300 (+3.4%)

  • South: $367,800 (+0.7%)

  • Midwest: $326,400 (+0.5%)

Our take

Existing home sales were a positive surprise, notching a small gain in May despite contracts being signed during a period of heightened uncertainty. But make no mistake — this year’s housing season is still softer than last year’s. Sales remain down year-over-year, even as total dollar volume rose 1%, driven by higher average prices. Strength is concentrated in the upper end of the market. Sales rose only in the $750K–$1M range, while $1M+ sales declined. This reflects where inventory is more available and where buyers have leverage to negotiate. Looking ahead, Zillow now projects 4.14 million existing home sales in 2025, a modest 1.9% increase over this year. Higher inventory levels are giving buyers more leverage and may help nudge sales higher as the year progresses.

States with the most seriously underwater properties

2.8% of the homes in the United States are seriously underwater as of the end of Q1 2025, according to ATTOM. That’s a 0.4% increase from the fourth quarter of 2024, but compared to the 6.6% we saw in Q1 2020, things are looking pretty stable at the national level. For reference, “seriously underwater” means the homeowner owes at least 25% more on the mortgage than the property’s market value.

Here are the states with the highest share of seriously underwater properties:

1. Louisiana: 10.5%

2. Kentucky: 7.3%

3. Mississippi: 6.6%

4. Arkansas: 5.8%

5. Iowa: 5.7%

6. Oklahoma: 5.5%

7. Illinois (tie): 4.8%

8. North Dakota (tie): 4.8%

9. Kansas (tie): 4.7%

10. Missouri (tie): 4.7%

Our take

Agents working with investors should be all over this report. As we said in our last edition, the best returns on flips often come from markets with low entry prices and plenty of room to add value. That’s exactly what this data helps identify. States like Louisiana and Kentucky, where underwater rates are high, can signal a higher concentration of financially stressed homeowners. For investors, these markets may offer opportunities to acquire properties at a discount, especially if owners are pursuing short sales or facing pressure to sell. Even if a home doesn’t go into foreclosure, some underwater owners may accept offers at, or even below, market value – if they can secure lender approval or cover the shortfall. It’s not always an easy path, but this is the kind of market intel investors can act on. So, don’t keep quiet about it.

Metros with the biggest price gains and drops

The median U.S. home-sale price hit a record high of $396,500 during the four weeks ending June 15, up 1% year-over-year, according to Redfin. But despite the new high, that figure is still $26,000 below the median asking price of $422,238, which is up 5% from a year ago, highlighting a widening gap between what sellers want and what buyers will pay. Market trends continue to diverge at the metro level. While some areas are still seeing price growth, others are already in decline. Home prices fell in 12 of the 50 most populous U.S. metros.

Here are the metros with the biggest year-over-year price gains and drops:

Our take

The growing gap between asking and sale prices marks a clear shift from the bidding wars of 2021–2022. Today, homes are selling for about 6% below asking, and buyers know they have leverage. With inventory up and demand more measured, accurate pricing is critical; even a slight overprice can stall a listing. Some metros like Philadelphia and Pittsburgh are still gaining momentum, while others like Oakland and Dallas are cooling fast. That means agents must know their local numbers and adjust their strategy. There's no one-size-fits-all approach. Bottom line: In today’s price-sensitive market, homes that show well and are competitively priced are the ones that move.

The news that just missed the cut

• Compass is suing Zillow over private listings

• Top agents explain how they built successful revenue share downlines

• Guide to Zillow Estimates: How to use it and how accurate is it? 

• The 6% commission is a myth

• Paris Hilton just bought Mark Wahlberg’s mansion for $63M

Foundation Plans

Advice from James and David to win the day

In today’s edition, we continue our series on stale listings. It’s a challenge many listing agents are facing right now. In our first installment, we shared proactive strategies to help your listing stand out from day one so that it doesn’t become stale in the first place. In Parts Two and Three, we shared three actionable tips to help breathe new life into a home that has been sitting idle for a while. Today, in Part Four, we give you more tips to revive a stale listing without changing the list price.

Send a strategic reverse prospecting email – Reach out to buyer agents who’ve matched with the listing. Ask directly: What’s keeping your client from scheduling a showing? Include everything they need to set up a preview—photos, showing instructions, seller highlights, etc. If buyers and buyer agents aren’t coming to you, you reach out to them!

Market to agent-only Facebook groups –  Post your listing in local and national agent-only Facebook groups. Go beyond the MLS. Submit the home to local news outlets, real estate roundups, and digital platforms that highlight new or unique listings.

Mine your own database –  Go through each name on your list and picture them moving into your listing. Would it be a good fit for them? If so, reach out and start a conversation about whether they are thinking about making a move!

Host an invite-only open house for top brokers and buyers – Coordinate with other nearby listing agents and give away a gift card, wine, Apple Watch, or some other item of value. Invite local agents using targeted prospect lists. Think of using targeted Facebook ads, too.

There’s a theme in all our tips today: Once you’ve revamped your listing, do whatever it takes to get it in front of agents and buyers, fast and often. Sitting back isn’t an option. 

We’ll wrap up this series in Friday’s edition with a final round of tips. In the meantime, let us know what’s worked for you. Have a tactic we haven’t mentioned? Message us. We want to hear it.

Just in Case

Keep the latest industry data in your back pocket with today’s mortgage rates:

“The only person you are destined to become is the person you decide to be.” – Ralph Waldo Emerson

Take ownership of your life, friends. What you’re not changing, you’re choosing. Want to lose weight? Change it. Want a higher CGI? Change it. Whatever the goal, the path is the same: make the move. Decide to become the person you want to be, and then act. Don’t just think about it.

– James and David

From the moment you wake, the scent of saltwater drifts through the balcony doors of your private Gulf-facing suite. You step barefoot onto white oak floors, coffee in hand, and watch the sunrise dance across the emerald waves from your oversized balcony.

After a refreshing plunge in your heated private pool, you rinse off in the outdoor shower and enjoy a chef-prepared brunch under the shaded courtyard pergola—grilled on your custom built-in BBQ. The elevator whisks you upstairs, where sunlight spills into the open-concept living space. The Thermador kitchen, with its oversized eat-in island and walk-through butler’s pantry, sets the stage for a leisurely afternoon of entertaining.

Kids gather in the bunk room, laughter echoing up the stairwell, while guests unwind on covered balconies, enjoying Gulf breezes. Come evening, you retreat to the rooftop-level primary suite—draw a bath in the soaking tub, pour a glass of wine, and step out once more to watch the sun melt into the horizon.

This is not just a home. It’s your private, four-story coastal sanctuary—where every day feels like a five-star getaway.

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Private Courtyard Oasis – Heated pool, fireplace, outdoor shower, and built-in grill create a resort-style haven perfect for entertaining or tranquil escape.

Penthouse-Style Primary Suite – Occupying the top floor, it boasts a Gulf-facing balcony, soaking tub, walk-in closet, and spa-level finishes.

Four-Level Elevator-Served Living – Rare vertical design offers unmatched privacy, multi-generational functionality, and effortless access.

Designer Kitchen & Butler’s Pantry – Thermador appliances, custom cabinetry, and an oversized island anchor an entertainer’s dream kitchen.

Flexible 9-Bedroom Layout – With multiple bunk rooms, guest suites, and living spaces, the home adapts seamlessly for hosting, rentals, or family life.

About Inlet Beach, Florida

30A Prestige – Situated just off the coveted Scenic Highway 30A, Inlet Beach offers the perfect mix of exclusivity and coastal charm.

Deeded Private Beach Access – Enjoy pristine sands without crowds—just steps away from your gated community.

Gulf Views & Breezes – Panoramic Gulf views and year-round sea breezes provide a daily sense of serenity and escape.

Luxury Dining & Boutiques – Minutes from world-class restaurants, artisan shops, and renowned local markets.

Tax-Friendly Florida – Benefit from Florida’s no state income tax and strong real estate appreciation in an affluent, sought-after area.

Today’s home is screaming “we’re wealthy in Texas, and it’s 2005.” 

Oh, and it also held the world record for largest residential pool. So, yes, it’s very nice… but, to today’s standards, it’s a bit dated.

Built in 2005, this record-breaking property sits on nearly 40 acres, has 5 bedrooms, 4.5 bathrooms, a 6-car garage, and one frickin’ ginormous pool.

But don’t slip on your bathing suit just yet! First, we gotta tour the house…

Approaching this home, after coming up its grand driveway, you really get a sense of luxury. Yes, from the photo above the home doesn’t look unlike other McMansions. At the same time, though, the pillars, clean-cut grass, and overall grooming of the space brings it to another level.

This entryway and living room are studded with culture and flair: a grand staircase with woodwork, custom flooring emblems, high ceilings, and… is that an aquarium?

In my personal opinion, this kitchen is the epitome of “kitchen renovated in 2005”. It’s sleek and marblely and fits the home.

I’ll give these people props for trying an accent color – I just don’t think that shade of red needs to be part of the design of this home. And I don’t care if someone defends it as being “quintessentially Texas”.

Well, ain’t this bedroom… something? Again, the big red wall with circular windows doesn't match the rest of the space, but I like them individually.

Nearby, the en-suite is unique in a good way: vaulted ceiling, separate sink counters, a spa tub, and (what appears to be) the skinniest shower door.

Amenities are important to the enjoyment of a home. Let’s discuss those at this one!

Want to get upstairs? Take the elevator. 

Want to watch a movie? Watch it in the home theatre.

Typically, I’d call the on-theme carpeting tacky. But there’s something endearing about imagining a big family gathering to watch a movie in this space. It’s upscale (for 2005) and homey.

One thing about wealthy people: a lot of them have at-home arcades. And that’s a timeless product that everyone can enjoy. Plus, with the bar only a few steps away, it’s the perfect space to entertain.

Before we get to the “crème de la crème” (the pool), I gotta briefly show you the 10,000 sq. foot “storage barn” (garage) with attached guest apartments. 

Got it? Okay, it’s backyard time:

Believe it or not, this is the largest residential pool IN THE WORLD. From every angle this palm tree-lined paradise has something to offer: a 500 ft lazy river, 6 waterfalls, 2 in-pool bars, 2 spa baths, a zero-depth entry, and 21-ft slide on the far end.

You want a water park? It is one. You want a tropical getaway? It is one. Want to rest up in the comfort of your own bed? It’s just a few steps away.

Now, I’ll admit: That pool probably has a nightmare of upkeep that it requires -So, I’d rather befriend the owners, reap the benefits of that paradise, then head home.

Sarah @Homes.tastrophes

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