Essays & Analysis
Writing
Thinking on real estate, incentives, and the industry's blind spots — published here and independently at Realtor Gone Rogue.
From the blog
Clark County Property Taxes, Explained: 2026 Rates by City
Clark County homeowners pay $6.75–$10.18 per $1,000 of assessed value in 2026 — roughly 0.7–1%. Rates by city, the two 1% caps, and why bills differ.
What's Changed About Hiring a Buyer Agent in Clark County, WA
The NAR Settlement reshaped buyer agency nationwide. Here's what actually changed for homebuyers in Clark County, WA — where our RMLS market felt the full impact.
New Construction in Clark County, WA: What Buyers Need to Know Before Signing a Builder Contract
Before you sign a builder contract in Clark County, WA, here's what most new construction buyers don't find out until it's too late — from registration cards to escalation clauses.
Moving to Vancouver, WA from Portland: A Practical Guide
Thinking about crossing the river? Here's what Portland buyers actually need to know about living in Vancouver, WA — taxes, commute math, neighborhoods, and the I-5 bridge reality.
From the newsletter
View on Substack →Seller ‘Choice’
The real battle over private listings isn't happening in courtrooms. It's happening at your dining room table....
NAR Is Out of Its League
NAR finally responded to the Chicagoland blackout. The problem is that no one who matters has to listen....
The Kingmaker
How Compass is subtly building a national MLS in their own likeness....
For Commissions to Decrease, Compensation Must Increase
A paradox and a proposal to reduce commissions while assuring reasonable professional compensation....
The Faustian Bargain
On Rob Hahn's proposal, Compass's commitments, and what we risk trading away....
How I'm Using AI to Build My Business (And What It's Doing to My Brain)
AI Is Making Me Better. It's Also Making Me a Little Crazy....
What Kind of Housing Marketplace Does the Public Deserve?
The MLS debate has been about what the industry needs. What about the consumer?...
It’s Not Really About Marketing. It’s About Data.
A response to Rob Hahn’s “Do Less, MLS.”...
The Pre-Market Arms Race
Everyone's Building Their Own MLS. We Already Have One....
The $30,000 Commission I Didn't Take
Sometime in late-March 2024....
If We Were Building This From Scratch
The buyer agent compensation model was never redesigned. Here’s what it would look like if we started over....
Why the Buyer Agent Commission Model Was Never Defended on Merit
The inherited compensation structure that avoided scrutiny for decades — and can't anymore...
The Real Estate Industry Has an Incentives Problem
Most of what frustrates consumers and professionals alike isn’t caused by bad actors—it’s caused by misaligned incentives baked into the system itself....
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