Analysis, strategy, and deep-dives for the US residential real estate market.
With the 10-year Treasury oscillating around 4.1% and the Fed in a measured easing cycle, the 30-year fixed has settled near 6.4%. A clear-eyed read of the spread, the jobs print, and where the next leg actually takes affordability.
Defer all the gain, or blow it on a technicality. Forty-five days to identify, 180 to close, and a qualified intermediary who actually knows what they're doing. The full mechanics, the boot rule, and the deals investors keep botching.
Hawaii at 0.27%, New Jersey at 2.23%. On a $500,000 home that's the difference between $1,350 and $11,150 a year — every year, forever. A state-by-state look at effective property tax rates in 2026 and why the headline number is only half the story.
Fifteen percent of gross proceeds withheld at closing — unless you qualify for an exception or file a withholding certificate. The IRS rules for non-US persons selling US real estate, how the certificate process shortens the clock, and the refund math.
Co-ops are cheaper per square foot for a reason. Board approval, flip taxes, sublet rules, and why a foreign buyer will struggle to get past a prewar Park Avenue board. The trade-offs, and when the co-op discount is real value vs. a trap.
The SALT cap, mortgage interest deduction, standard deduction — all were temporary pieces of the 2017 tax law and all are set to change. What's locked in, what's still in play, and what it means for high-tax-state housing.
Down 1.8% YoY in Q1, 14% off peak, and inventory at 2019 levels. The Austin story has turned. A metro-level look at what went wrong, where it bottoms, and whether the entire Sun Belt thesis needs rethinking.
No federal restrictions on foreign purchases. ITIN is usually enough. Cash closes in two weeks, financed deals run 45-60 days. The step-by-step, the FIRPTA exit tax, state-level quirks in Florida and Texas, and the mistakes that cost non-US buyers six figures.
At 6.4% mortgage rates and rent growth at 3.1%, the rent-versus-buy breakeven in most metros is now 7-9 years. A clean model — including insurance, property tax, opportunity cost, and equity build — for three city profiles.
The FHFA baseline conforming limit moved to $802,650 for 2026. In high-cost counties like San Francisco and Manhattan it's $1,204,000. Why the line matters — jumbo rates, underwriting, cash requirements — and the metros where it's most relevant.
Latin American capital, tech relocation, no state income tax. Brickell and Edgewater keep absorbing international money despite the insurance crisis and the condo reform aftermath. A look at the buyer mix and the 2026 outlook.
Invitation Homes, American Homes 4 Rent, and a dozen private operators built an entirely new asset class out of detached single-family rentals. Where yields sit, how the playbook works, and whether retail investors can still compete.