Questions I get asked

A portal estimate is a formula run on public data. It can't see your kitchen, your lot, the road noise, or the house behind you that closed off market last month. I pull the live MLS comps and the last 90 days of activity around your street myself, then give you a number you can actually list at and what you'd net after costs. If we disagree with the algorithm, I'll show you why.

Usually the same day, and within 48 hours at the outside. You hear from me directly, not an assistant or an auto-reply. If I need to see the house to give you a real number, I'll say so.

No. It's free and there's no obligation. Plenty of people use it to decide whether to sell at all, to refinance, or to plan a remodel. If you do sell, I'd like to be the one you call, and the number I gave you is the number I'll defend.

I'll tell you which two or three items actually move the price and which ones don't. When work makes sense, I coordinate the prep, repairs or remodel with my own vendors, manage the timeline and keep the spend tight, so you're not chasing contractors. Most of the time the answer is less work than people expect.

Yes. A meaningful share of my sales never touch a listing site. I take the home to the buyers, investors and agents in my network first, under the terms you set. If the right buyer is already in the network, it sells without a sign in the yard. If not, we go to the market with everything already prepared.

Austin and Central Texas first: Westlake, Lakeway, Bee Cave, Steiner Ranch, River Place, Tarrytown, Central Austin, Cedar Park, Leander, Round Rock, Georgetown and New Braunfels. I also work Dallas, Fort Worth, Houston and San Antonio through the same network of agents and buyers.

You tell me what you're after, the market, the neighborhoods or zip codes, your number and your timeline. When something real comes up that fits, from a quiet home sale to a building an owner will sell at the right number, you hear from me first, directly, with the details under NDA. No blast emails and no listing you've already seen online. If nothing fits, you don't hear from me.

Yes. Owners I've worked with, agents who trade quietly, and investors who buy and sell often call me before anything is public. Many of my buyers have bought homes that never had a sign in the yard. It doesn't happen every week, and I won't pretend otherwise, but when it does you'll know first.

No. Buyers pay nothing to be matched. I'm compensated the way any agent is when a transaction closes, and we'll put our agreement in writing before you tour anything, as Texas requires.

A ten minute call. Tell me your commute, schools if they matter, the budget and the style of house you like, and I'll walk you through the three or four areas that actually fit instead of the twenty a portal will show you. Then I only send what fits.

Yes, residential and commercial. Tell me your identification deadline and your target yield up front and I'll work backward from the clock. Private inventory is often the difference between finding a replacement property in 45 days and settling for one.

Yes. The home search runs on live Central Texas MLS data. Type an address, neighborhood or zip and I'll also send you the comps and anything similar coming up, which the portal can't do.

Private sales for owners who want a quiet, competitive process: single assets, small portfolios, estate and partnership situations. Tenant and buyer representation on the South Congress corridor and in Central Austin. Site selection and feasibility for retail, hospitality and sports and wellness concepts. And site acquisition and diligence for developers of government-partnered multifamily projects, typically $25M to $35M each. Two of my South Congress closings, $13M and $5.7M, were done entirely under NDA.

Because the owner asked for a quiet sale, and that is the only reason the property is available at all. Every private offering moves the same way: a short teaser, an NDA, the memo, qualified offers, and a close with no public marketing. The NDA protects the owner's tenants, lenders and employees, and it protects you from bidding against the whole city.

You can search the same way, with the same filters, and I do the part those sites can't. Your search runs across LoopNet, Crexi, CoStar and the private inventory that never gets listed, and you get a short list within one business day of only what fits. My own listings on LoopNet and Crexi are shown on the site as well.

Who you are, what you buy, the market, your capacity and how you close. That's the whole form. Principals and their advisors get memos. Anyone still deciding whether they're a buyer gets a call first, which is a better use of both our time.

Land that qualifies for the tax-credit programs that finance public-private apartment communities. The developers I work with need sites scored for tax-credit eligibility, proximity, utilities, zoning, flood and price per unit, with site control in place before the application cycle. I find and vet the sites and facilitate the acquisition; the developer builds and operates the project.

Yes, for retail, mixed-use, office and flex in Central Austin, with a focus on South Congress, 78704 and the Eastside. Site tours, lease and purchase negotiation, and the honest read on whether a deal pencils before you sign anything.

With me. I'm at the showings, the open houses and the negotiation, and I answer my own phone. Behind me is an operations team that handles paperwork, coordination, deliveries and follow-ups, so nothing slips and you always know where things stand.

Call or text (512) 934-2054. Email works too, [email protected]. If I'm in a showing I'll get back to you the same day.

REALTOR® with All City Real Estate, TREC license 0645318, 14+ years in Central Texas real estate, 250+ properties sold and $350M+ in volume. I hold the CCIM, TACS and GRI designations and I'm a member of the National Association of REALTORS®, Texas REALTORS® and Unlock MLS.

Yes. Austin and Central Texas are home, and I work Dallas, Fort Worth, Houston and San Antonio through the same network. For anywhere else, I'll refer you to someone I'd use myself.