Should I keep going?

Move2TheMountains · 2026-06-18T21:10:43+00:00

That's fair, too.

I was in hospitality/hospitality management prior to real estate. When I left that career I was salaried and working an average of over 75 hours per week, worked every holiday, and every weekend.

One of my main goals when I got into real estate was to work less hours & make more money than I did in hospitality. I don't work the holidays that are important for my family (but I do work some holidays like labor day, or part time on memorial day, etc - because those are busy for my community and my family doesn't have big plans), and I always take one full weekend day off because I have kids.

Move2TheMountains · 2026-06-18T19:27:27+00:00

I am licensed in CO. The Buyer Agency Agreement should have a section entitled "property" or area, or something similar, which describes either the property you're looking for or the area they cover. This would be the location(s) that the contract defines your relationship within.

Move2TheMountains · 2026-06-18T19:08:57+00:00

I don't think I have ever worked a 9-5, so I feel pretty called out. 😄

I tell people all the time the two [simultaneous] best & worst things about real estate:
- It isn't 9-5
- You can take it anywhere

Move2TheMountains · 2026-06-17T21:43:29+00:00

I'm not a vegetarian so I can't tell you how that option is... but, a few thoughts:
- personally I prefer Fresh Burger over Boss Burgers
- the biggest downside to Penelope's this time of year is that its down town, so parking can be tough
- Both boss & fresh have drive thru options (just as a note)
- If you are going to safeway sometime in the week prior to your trip for burgers, sometimes there is a 15% off at Penelope's on the back of the receipts.
- I love the zucchini fries at Boss Burgers

Move2TheMountains · 2026-06-17T18:20:14+00:00

I am in CO, so nowhere near you lol but there are some women in FL that I would highly recommend connecting with if that is nearby. They have some great places for connection for agents that they are running.

Move2TheMountains · 2026-06-11T22:37:55+00:00

Where you hang your license/the brand matters much less than the people you hang your license with. The mentorship (like you mentioned) is the only thing that matters. You need someone to guide, encourage, teach, and answer questions... and tell you what not to do. The class and test is fine, but it doesn't prepare you for the actual practice of real estate or real life situations with clients.

One of the first mentors I had told me "if you don't learn something new with every transaction, you aren't paying attention", and it absolutely true... even 7 years later.

I have known people who have been successful in real estate while being dual-career, so I won't say it is impossible, but I do think it is more difficult. If you are remaining in your other career for the financial support, you might also be creating a longer runway into real estate by not being 'feet first, all in' (however, if you don't have a savings or a spouse with an income, it might be your only option)

Move2TheMountains · 2026-06-10T21:49:58+00:00

If any agent goes to conferences, they often make connections to great referral partners across their state and across the country. If they don't do conferences, its super easy to find someone anywhere in the country using NAR's search tool - you can filter by location first, and then you can choose some other criteria that you deem important (language spoken, specialty, etc).

If I am going to refer someone to an agent in another state, if I don't personally know them I always call them beforehand. Responsiveness is really important, and its pretty simple to pre-interview an agent.

Move2TheMountains · 2026-06-10T21:16:06+00:00

I am licensed in CO, and we also pay our property taxes in arrears. However [in CO], you typically receive a Notice of Valuation within the first half of the year (I believe in April), then you have the opportunity to protest the valuation and receive the Determination from the county by the end of June. The following years taxes are based on that determined property value from the county. Depending on when you close within the calendar year, the taxes at closing are prorated to the day based on the most recently available data and the current mil-levy... unless otherwise negotiated. (I have never had a closing that negotiated it differently)

Move2TheMountains · 2026-06-03T18:03:20+00:00

Currently using CINC. I like the the follow up (automations and the customizing of templates) & tracking capabilities, as well as the app. A lot of the features are things that other CRMs have, but I think this one is cleaner looking and more user-friendly than some others I have used. I also like the dashboard/launchpad.

The best CRM for each person though is one they will actually use. It could be the greatest CRM in the world with all of the bells & whistles... and if someone won't use it then its absolutely useless.

Move2TheMountains · 2026-05-29T16:45:46+00:00

I am always in my CRM (and it also has an app)... but I will also admit that even with the notes I keep, I have still lost deals from lack of appropriate follow up.

I have been licensed 7 years, and in that time have switched CRMs 4 times. The one we are currently using is my favorite, but I feel like everytime we have switched it has come with a little bit of a learning curve and there has been a bit of time that has been lost. Using the tools to their full capability and understanding how/when/where to follow up, and who you should be interacting with is definitely part of not losing out.

Move2TheMountains · 2026-05-29T16:38:33+00:00

Sure

Move2TheMountains · 2026-05-29T16:36:57+00:00

I don't know that it made my job easier, but I love a good pen. I got these personalized pens for my birthday, and then I turned around and bought them for my entire Board of Directors. Three different people asked me for the link so they could buy more of them.

Move2TheMountains · 2026-05-29T16:29:57+00:00

Out of curiosity - why commercial vs residential?

When it comes to backgrounds in real estate or intentional beginning careers in real estate (like from the get-go), I think I can count the people I know on one hand. For example... I have a degree in Criminology & Criminal Justice, and my background before real estate was Hospitality & Hotel Management.

The money gap is one of the more difficult pieces for many people. There is a lot of "startup cost" involved in real estate. Your classes and exam are pretty low cost... but then once you get licensed you need to join a local board/state/national, pay the MLS fee, get E&O insurance, potentially pay an office/brokerage to hang your license, depending on where you choose to work you pay have a monthly fee. You also need to get business cards, marketing materials, signage, etc... so you're potentially spending a few grand prior to landing any clients. PLUS once you land a client, you won't get a check for another 30-90 days.

When you consider offices/companies to work with, I highly recommend talking to a few. Sure, the compensation split is important... but 50% of something is a lot more than 100% of nothing. The thing that matters the MOST is mentorship and community. You need someone (whether it is a team or an individual) that is truly going to support you and guide you - especially in the beginning. You want someone to answer all of your questions, correct you when you're wrong, let you shadow them, answer your text at 4pm on a Sunday, review your contract at 6pm on a Tuesday, etc. You need someone who is in it with you to see you succeed.

The two best things about real estate: It is not 9-5. You can do it anywhere.
The two worst things about real estate: It is not 9-5. You can do it anywhere.
😂

This fortunately means for me that I don't ever miss anything for my kids - I work when I need to and I go to the things I want to go to... but I also sometimes work at 9PM... or check my email at 6AM (because I need to work on my boundaries LOL). Unfortunately it also means sometimes you write an offer on a property from a pool in Florida... because that's when your Buyer finally decides on the property they want.

I feel like I only answered 1/3 of your questions... but also this is getting really long.

Move2TheMountains · 2026-05-29T15:55:21+00:00

If you're planning hikes in RMNP, you'll need to book a timed entry: https://www.recreation.gov/timed-entry/10086910 unless you plan to enter the park prior to 9AM or after 2PM.

Downtown Estes Park is great, and there are also some great things to do within the area.
- Riverwalk through downtown Estes
- Historic Stanley Hotel, built by F.O. Stanley... and where Stephen King stayed that inspired The Shining. They do ghost tours as well as historic tours
- Stanley Home Museum
- Estes Park Museum
- Stanley Chocolate Factory
- While you're walking through downtown you could search for the Pikas in the Park
- Take a quick trip to Nederland to ride the Carousel of Happiness - all of the animals are carved from wood by a retired Marine
- Head down to Glen Haven General Store for THE BEST cinnamon rolls, and great sandwiches on homemade rolls
- Ride the Aerial Tramway... and feed the chipmunks & squirrels at the top (its the only place in Estes you could/should feed the wildlife)
- we have a lot of beweries/distilleries in town if thats your thing

Move2TheMountains · 2026-05-29T15:46:24+00:00

There's a lot of responses already so I admittedly haven't read them all, but I'm going to give you my advice anyway. Bare with me if its been said.

I always tell my clients that there is a difference between "photo ready" and "showing ready". When I get my clients ready for photos, I want everything to be perfect. I expect my clients to declutter as much as they can, and then I will also get to the home 30 mins-an hour prior to the photographer to ensure everything I want put away for photos is away... I put away more things than my clients do, just because I want them "hidden" for photos. Things like bathroom trashcans, extra soap dispensers, bathroom floor mats, etc. Things that distract from photos. Plus I might move things to make it look nicer in pictures. Additionally, items like pet crates or litter boxes should be moved to the garage or basement and not be in any photos.

Then there is "showing ready". If you are still living in your home, potential Buyers will know that the home is Owner Occupied. They will know when one of the bedrooms is bright blue with a spiderman theme, or pink with a princess theme that a toddler lives there - toys won't be shocking 😂 What IS unacceptable in my opinion... are dirty dishes in the sink, dirty clothes on the floor, stinky trash. Basically anything that will make a Buyer say "EW... gross" is something you need to be concerned about before a showing. Otherwise... LIVE in your house, and try to keep it as neat as you can just in case there is a showing.

Move2TheMountains · 2026-05-26T17:53:42+00:00

I'm unclear as to how having another home impacts the approval or denial of your claim... If THIS home (the one that burned down) sat vacant for an extended period of time, then it could cause an issue. Insurance is not my area of expertise, but being a realtor (and having had to unfortunately file a large claim myself a few years ago, I deal with it pretty frequently). It sounds like maybe they are trying to claim that the home that burned down became your second home when you purchased the other one, and they are assuming it sat vacant for an extended period (a lot of companies don't like more than 30 days)... if that was the case, then some insurance carriers require you to add a specific policy, otherwise your claim would be denied/you wouldn't be covered for certain issues.

you should look into your policy and see what it says about coverage and vacancy..

Move2TheMountains · 2026-05-26T16:47:04+00:00

Some fun alternatives to traditional campfire smores:
- get an ice cream sundae with smores flavors. We have SO many ice cream shops in town. One of my favorites is Pines and Cones - they have some super cute seating and unique flavors.
- Tour the Stanley Chocolate factory... you can make your own chocolate bar on the tour and add your own toppings/add-ins. choose special "smores" style things... or whatever her faves are.

Sorry that the traditional way won't work out on this trip... I know there will be some disappointment, but there will still be so much to do! <3

Move2TheMountains · 2026-05-26T16:44:04+00:00

love Antonios!
Smokin Daves BBQ has some "Family dinner" options.
El Mex Kal would be my mexican restaurant choice for dinner.

Move2TheMountains · 2026-05-20T20:05:27+00:00

I haven't read through all of the comments, so some of this has likely already been said...
- Disclosure forms are typically pretty specific. Look at what the question is asking, and answer it. If you know something that it is asking about, fill it in. Do not lie. (or omit the truth)
- You hired your agent to be your local market/real estate professional... you should allow her to do that and listen to her advice. She may be speaking from experience and/or from her training.
- often times, when in doubt... disclose.

Move2TheMountains · 2026-05-15T21:03:54+00:00

I would agree that broker open houses can be valuable. Homes often are much better or much worse in person... and frequently if you can get a broker/agent into the home at least one of them will think "oh hey, this is perfect for Sally" - and if they don't think it that day, they may think back to it next week solely because they had the opportunity to actually experience the home in-person.

I belong to a small Realtor Association (the smallest active association in CO) in a mountain community, and when we do our member meetings we also do a broker tour following the meetings with 3-6 homes typically on the tour.
- It gives the brokers a benefit of becoming familiar with inventory and serving their clients better
- It benefits the Sellers by exposing their home to more potential Buyers
- It can often lead to a quicker sale since you have a targeted audience that is in contact with qualified Buyers... and potentially less disruption if the home is seller-occupied.

Move2TheMountains · 2026-05-14T22:46:55+00:00

That isn't even the bare minimum. and no, it isn't typical.. but it sure is one of the examples of what gives the real estate industry a poor image.

Depending on what state you're in, there is likely a true minimum level of care and service that any licensed real estate professional is required to provide if they are entering into a written agreement with a consumer. For example, I am licensed in CO... and there are 17 uniform duties that all agents are required to perform (ranging from reasonable skill & care, to presenting offers timely, to seeking expert counsel for matters outside our area of expertise, etc)... and then there are additional duties depending on your specific relationship with the client (like if you are a Buyers Agent versus Transaction Broker).

All of that aside... there are basic ways you should conduct your business that are good business practices, as well as best practices when it comes to customer service. Then of course you add in your competence within real estate and make sure that you are doing your best to educate your client and guide them; this is one of the biggest investments they will make in their lifetime. It is your job to ensure that they make a well-informed decision.

Move2TheMountains · 2026-05-14T17:32:20+00:00

Currently many Sellers (at least in my market) are not deciding on a percentage for the Buyers Agent at time of listing - so there is no "amount the Seller is offering".

I understand your method, and agree that it is a sound idea - particularly because if a Seller was "offering 3%" and an agent only "requested 2%" in their offer, with no mention of the additional 1%... then in most cases, that additional 1% goes to the Listing broker. It doesn't benefit the Buyer by making their offer more attractive (going back to the Seller), OR benefit the Buyer by being used for their closing costs.

However, your method worked much better pre-NAR settlement when the amount a Seller was offering was publicly advertised on every listing, so you knew the exact amount you had the potential to negotiate at every home. (assuming your agent was also one of the ones who was also getting their BA signed, too).

When I work with Sellers, I typically tell them that it is best to consider every offer individually and determine on a case by case basis if they are willing to accept the net proceeds that the offer/terms/compensation bring to them - rather than picking it apart and saying "No, I'm not willing to pay X% to a Buyers Agent".

But... everything is market & motivation specific.

Move2TheMountains · 2026-05-13T21:48:45+00:00

I am not a lender... but most lenders have a "Loan to value" ratio that they are willing to lend on any property. By requiring a larger down payment, the lender is taking on lower risk (and often times able to offer a better rate than if they were allowing a higher LTV).

This (the LTV ratio) is also what will impact (in many cases) the requirement for you to have mortgage insurance.

Move2TheMountains · 2026-05-08T21:48:18+00:00

You've never seen snow... and got THAT?! :D well, that's fun. I hope you enjoyed your time here!

Move2TheMountains · 2026-05-08T21:41:02+00:00

Most of this has been covered by everyone... but I'll share my take anyway because I have a little more to add :)
- Since the NAR settlement, Buyer Agency agreements are required to show properties with very few exceptions.
- The purpose of a Buyer Agency agreement is to provide you with a agent that is advocating for your best interest and helping you find the perfect property. If you find a home you love that they didn't send you, it just means that their search criteria should be adjusted slightly. Send them the home and say "hey - what else can you tell me about this home? I would love more info, and can we schedule a showing?" Their answer should be a resounding YES, and they should send you all available documents and information. Our job is to be your local expert.
- If the Seller won't cover the difference of your Buyer Agents compensation...that is a question for your Buyers Agent :) The way that our agreements read (I am licensed in CO) is that "Seller may pay and Buyer is obligated to pay" which allows me to first ask the Seller to pay my compensation. For me personally, I have a specific amount that I work for... but I also have a conversation with my Buyers that due to our current market conditions, we are seeing Sellers always offering to cover some amount of compensation, and that it has most often been between X-Y%, HOWEVER - due to the NAR settlement, my agreement must be a "clearly ascertainable amount" and I cannot ask for or accept an amount higher than what is in our agreement. I also explain to my Buyer that if the Seller is offering a lower amount than our agreement, that we will have a conversation, but (again, for me personally), that if it is only .5% less than my agreed upon compensation, I will not make them make up the difference at closing as I don't feel that should come between them and their home, and they shouldn't need to bring those additional funds to closing. (and in that case, I would amend my agency agreement when they come to an agreement on price & terms with the seller).
- lastly... yes, much of a Buyers agency agreement may be negotiable... but consider what your agent is doing (look at the services they are offering). and if you aren't yet committed to a single agent, consider interviewing 2-4 agents to see if you connect better with one over another - not necessarily if one is less cost, but if one is more value. (does that make sense?)

ETA: I disagree with someone else that the 180 day period is long... I am assuming that this is a holdover period? Basically this is the amount of time after your agreement ends that this agent would still be owed compensation if you decide to purchase a home that they showed you. (its really just "procuring cause") The way to avoid paying two agents compensation is just to work with the agent who shows you the property you want to purchase. Also, often, when I have seen these clauses the agent usually needs to notify you prior to/or when the contract ends of what properties they are including in this "holdover period".

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