Who better to tell you about the Mat-Su Valley than the one who is in charge of everything. Joining me and Mike James is the Mat-Su Borough Manager, Mike Brown in this influential conversation. He shares how the borough is structured, why its limited government approach works for the Valley, and how local communities get to choose the services that fit them best.

Why the Valley Keeps Growing

1. One of the biggest themes in our conversation is growth. The Mat-Su continues to attract people from Anchorage and beyond, and there are several reasons why.
2. Land availability is certainly part of it, but it is not the only factor. Many people are drawn to the Valley because of its lower regulatory environment and the freedom to choose the type of community they want to live in. Some areas are more rural, others are developing into commercial hubs, and residents can decide what fits their lifestyle best.
3. We also talk about how remote work and changing commuting patterns have made it easier for people to live in the Valley while working elsewhere. At the same time, more businesses and professional services are beginning to locate directly in the Mat-Su, reducing the need to commute into Anchorage.

Infrastructure and Planning for the Future

1. With growth comes challenges, and transportation is at the top of the list. Mike explains how road projects are funded and why improving connections between communities is so important for managing traffic and supporting development.
2. Water and wastewater infrastructure is another key factor, especially for higher-density housing and commercial projects. Expanding those systems could open the door for more development across the Valley.

Quality of Life in the Mat-Su

1. One of the most interesting parts of the discussion is how the Valley balances growth with lifestyle. Residents can access medical care, schools, and other services while still enjoying open space, outdoor recreation, and a small-town feel.
2. As the Valley continues to grow, the challenge will be preserving those qualities while still making room for new development and opportunity.

“What struck me was that the borough is a place where your standard of living meets your quality of life. That’s what makes it special.” - Mike Brown

Resource

If you have questions or just want to chat, feel free to email us at [email protected].

Sponsorship

This episode is brought to you in part by Berkshire Hathaway HomeServices Alaska Realty. Transform your real estate journey with expert guidance. Check out their services: https://www.bhhsalaska.com/

Credits

©2025 Alaska Real Estate Podcast. All rights reserved. Music by SoundStripe

Why does having a long-term relationship with a bank matter when getting financing?

It’s something many business owners don’t think about until they’re sitting across the desk from a lender asking for a loan. Lottie Michael sits down with Mike James to talk about why lender relationships matter and how they can affect the process of putting a deal together.

Conventional Financing Basics

1. Many commercial deals start with conventional bank financing. Typically, lenders base rates on benchmarks like the Wall Street Journal prime rate and then adjust based on risk.
2. Banks evaluate both the property you want to buy and the strength of the borrower before deciding on loan terms. In most cases, buyers should expect to put down about 20–25% of the purchase price.

Why Your Banking Relationship Matters

1. Mike explains why not all borrowers are viewed the same by lenders. If you’ve worked with a bank for years, they already understand your business, cash flow, and financial habits.
2. That relationship can make the loan process smoother and may even improve the terms you receive.

SBA Loans and Lower Down Payments

1. For owner-users, programs like SBA 7(a) and SBA 504 loans can provide more flexibility. These programs may allow down payments closer to 10–15%, making it easier for small businesses to purchase larger properties.
2. SBA 504 loans are especially useful for projects that include real estate and equipment, such as restaurants or manufacturing facilities.

Alaska’s Option: AIDEA Financing

1. Alaska also offers financing through the Alaska Industrial Development and Export Authority (AIDEA). While these loans still typically require about 25% down, they can offer competitive interest rates and work in partnership with local banks.

Why Timing Still Matters

1. Despite what many people believe, commercial interest rates have actually come down recently. That means now can be a good time to start exploring your options and doing the research before your next business expansion.

“Having a history with your bank goes a long way in how quickly you can put a deal together and how the lender views the risk.” - Mike James

Resource

If you have questions or just want to chat, feel free to email us at [email protected].

Sponsorship

This episode is brought to you in part by Berkshire Hathaway HomeServices Alaska Realty. Transform your real estate journey with expert guidance. Check out their services: https://www.bhhsalaska.com/

Credits

©2025 Alaska Real Estate Podcast. All rights reserved. Music by SoundStripe

show notes

I have exciting news to share with you in this episode on residential construction in Alaska. There’s finally been approval for planned housing developments after five years of perseverance. I’m going over the details, the benefits, and what you can expect in Alaska residential real estate now.

Current Affordability and Market Facts

1. Before going over the new housing development plans, I share some current market facts. Right now, residential construction is about 35% more expensive than buying a resale property.
2. The majority of homebuyers in Alaska are women who either saved their down payment or received down payment gifts to purchase their homes.
3. Anchorage has roughly 136 listings, while the Mat-Su Valley offers about 1.5 times more inventory at lower average prices. Buyers are weighing whether to spend an extra $100,000 to avoid a 47-minute drive twice a day.
4. Also, keep in mind that Alaska did not adopt statewide building codes until 1992. So there is no telling what is stuffed between the walls of some older homes. I promise it is not a money bag!

What Buyers Want: Features and Trends

1. When it comes to new construction, the best buy will always be townhomes. I like to call them the new single family homes. You can line them up nice and neatly, add as many windows as you like, and place them as close to the driveway as you prefer.
2. It is also easier to add a backyard onto each lot. People want some type of outdoor space. It does not matter if it is big or small, just enough to garden, let the dog out, and let kids play.
3. With living space, people want to come together but still keep a bit of privacy. Large open areas work well for the dining and kitchen spaces, and bedrooms have become a bit smaller because of this.
4. Another area that has grown is bathrooms. Everyone wants their own private spa feel with walk in showers, standalone tubs, and rain shower heads.

The Importance of HOAs

1. I remember chatting with a wonderful young lady who was new to the construction industry, and she told me about her search for a home to buy. She said she did not want to live anywhere with an HOA. Of course, I had to explain why HOAs are important.
2. Think about it. When you drive into a neighborhood and see one home with freshly cut grass, beautiful outdoor decor, and neat trimming, and then another home that clearly needs some TLC, you start to wonder why the difference.
3. HOAs help create a welcoming environment and keep the resale value of every home in a higher bracket.

Buying New Construction Tips

1. The first thing you should do is prioritize lot selection. Involve a surveyor or engineer, then choose your home plan and builder.
2. Key factors for lot selection include utilities access, privacy, and maximizing views.
3. Consider buying a duplex as your first home to leverage lower down payment options, then upgrade later.
4. I also highlight the trade offs in every property purchase and how evolving lifestyles drive real estate needs.

Why Sell in Winter?

1. When is the best time to sell a home in Alaska. Honestly, right now during the winter time is best to sell a home. I go over the details on why in the episode.

“If you want to maintain the quality of your neighborhood, whether you are on a hillside or in an attached condo development, an HOA helps protect the quality of the community.” — Connie Yoshimura

Resources

If you have questions about this episode, another episode, or just want to chat, reach out to Connie Yoshimura and Lottie Michael.

Sponsorship

This episode is brought to you in part by Berkshire Hathaway HomeServices Alaska Realty. Transform your real estate journey with expert guidance. Check out their services: https://www.bhhsalaska.com/

Credits

©2025 Alaska Real Estate Podcast. All rights reserved. Music by SoundStripe

What are the roles and responsibilities of Anchorage’s Assembly? Is it the same as the mayor and the administration? Can the Assembly help improve the housing crisis in Anchorage? To answer these questions, we invited Chris Constant, the current chairman of Anchorage’s Assembly, to join us for this episode. He also shares details about his accomplishments, the school board and utilities interface, and advice for our future political candidates.

Enterprises, Utilities, and School Board Dynamics

1. We start off by discussing the relationship between independent entities like the school district and various utilities, including AWWU, Solid Waste Service, and Merrill Field.
2. When it comes to how their budgets are managed, Chris explains that the school board operates with autonomy.
3. The Assembly can approve, increase, or decrease its overall budget, but it cannot micromanage individual expenditures.
4. Utilities are largely self funded and managed independently, while the Assembly holds ultimate responsibility and delegates daily operations to the administration.

Election Structure and Accomplishments

1. We also discuss Anchorage’s election cycle and why consistent representation within districts matters.
2. Chris shares some of his proudest achievements, including the addition of a 12th Assembly member to better serve local districts and the establishment of government to government relations with Alaska Native tribes.

Advice for Political Candidates

1. If you have ever considered running for Assembly, Chris offers candid advice.
2. He encourages future candidates to do the groundwork by attending community council meetings, listening to constituents, and demonstrating ongoing commitment rather than simply making promises.

Reflections and Vision for Anchorage

1. As Chris prepares to leave office, we ask him to reflect on his time in public service.
2. He shares his passion for real estate and community building and offers hope for Anchorage’s future, even as the city faces challenges such as budget constraints, homelessness, and a shifting state partnership.
3. He also looks ahead to transformative projects like the long awaited redevelopment of Gamble Street and encourages continued investment in homeownership and civic responsibility.

“Listen to what the people are talking about and really hear them. Then come back and let’s talk. Because if you can’t imagine yourself having that discussion at the grocery store for the next 3, 6, or 9 years, this job’s probably not for you, right? Go out there and apply yourself.” - Chris Constant

Sponsorship

This episode is brought to you in part by Berkshire Hathaway HomeServices Alaska Realty. Transform your real estate journey with expert guidance. Check out their services: https://www.bhhsalaska.com/

Credits

©2025 Alaska Real Estate Podcast. All rights reserved. Music by SoundStripe

In this episode, I continue my conversation with Per Bjorn-Roli, a founding member of Reliant. We talk about the current and future states of Alaska's commercial real estate market. Our conversation covers everything from tariffs and trade to oil markets, precious metals, and housing growth.

Economic Climate: National and Local Perspective

1. Bjorn-Roli shares a mostly positive view of the U.S. economy. He points to tax cuts, higher refunds, and continued growth in AI and technology.
2. Tariffs come up as a concern, but he sees them as a short term tradeoff with long term benefits.
3. He also explains why Alaska is in a good position as a resource rich state, especially as policies begin to shift.

Alaska’s Resource Wealth and Mining History

1. Oil, precious metals, fish, and timber all are a part of Alaska’s natural resources.
2. Bjorn-Roli talks about how higher prices expand reserves and drive new exploration. He uses Alaska’s mining history, including Nome, as an example.
3. He also addresses past restrictions and why the outlook is improving.

Real Estate Market and Industrial Growth

1. Anchorage’s role as the state’s distribution and financial hub is discussed. Bjorn-Roli explains how tight industrial space and increased oil service work are affecting the market.
2. High interest rates continue to slow real estate activity. Still, there is some optimism as future rate cuts remain a possibility.

“Whatever price we pay in this very short term is going to be more than offset by the longer term gains.” - Per Bjorn-Roli

Resources

Learn more about Per Bjorn-Roli by visiting the Reliant website.

Sponsorship

This episode is brought to you in part by Berkshire Hathaway HomeServices Alaska Realty. Transform your real estate journey with expert guidance. Check out their services: https://www.bhhsalaska.com/

Credits

©2025 Alaska Real Estate Podcast. All rights reserved. Music by SoundStripe

Why are only multi-million-dollar homes being sold in Alaska? Why are we not seeing more affordable homes on the market?

To answer these questions, I invited Per Bjorn-Roli, a MAI appraiser and founding member of Reliant, to join me in this episode. He shares insights on what is going on in Alaska’s real estate market.

Meet Per Bjorn Roli

1. Per Bjorn-Roli was born and raised in Anchorage and is a certified general real estate appraiser in the State of Alaska.
2. He graduated from the University of Utah with a B.S. degree in Management and has over twenty years of experience in real estate appraisal, review, and consulting.
3. In his free time, he enjoys the Alaskan lifestyle with his family and spends time flying, skiing, hiking, and mountain biking.

The Value of Independence

1. Integrity comes up throughout the conversation. Bjorn-Roli explains why impartiality is critical in appraisal work, especially in a small and connected market like Alaska.
2. We talk about the challenges of staying independent and why honest, thorough reports matter more than short term gains.
3. Bjorn shares stories about standing firm under pressure and why reputation is key to long term success.

Personal Ethics and Faith

1. The conversation takes a more personal turn. Bjorn-Roli talks about how faith guides his work and his life.
2. He shares why leading by example matters in business and at home. Actions, he says, often speak louder than words.

“I’m fine working every day for the rest of my life, but I’m not okay with selling myself.” – Per Bjorn-Roli

Resources

Learn more about Per Bjorn-Roli by visiting the Reliant website.

Sponsorship

This episode is brought to you in part by Berkshire Hathaway HomeServices Alaska Realty. Transform your real estate journey with expert guidance. Check out their services: https://www.bhhsalaska.com/

Credits

©2025 Alaska Real Estate Podcast. All rights reserved. Music by SoundStripe

There is a clear need for entry-level housing in Anchorage, yet most of the growth continues to happen at the high end of the market. And then there is the elephant in the room: the Mat-Su Valley.

Why is it so difficult for people to find housing units in this area? To explore that question, I invited Skyler Quinn, the Vice President of the Anchorage Homebuilders Association, to discuss what is happening on the ground in this episode.

We break down the market realities, the barriers to building, and what it could take to improve housing availability moving forward.

Skyler Quinn's Background

· Quinn was born and raised in Alaska and grew up in Eagle River. He attended Northern Arizona University, where he initially studied construction management before switching to and graduating with a degree in civil engineering.

· After completing summer internships locally, he took a job at a civil engineering company in Eagle River, where he worked on civil design and administered improvements for a subdivision his father was developing.

· Quinn later joined the family business, and has been working there ever since. Currently he serves as the vice president of the Anchorage Homebuilders Association.

State of Home Building in the Municipality of Anchorage

· Quinn predicts that 2026 will be slightly better than 2025, but not significantly so. He describes 2025 as a difficult year for home building. Billions of dollars invested in major North Slope projects did not translate into meaningful economic activity for local builders and developers.

· He points to a clear divide in the housing market. High-end homes continue to perform well, while entry-level housing has largely stalled. Quinn’s company has remained active in the luxury segment, with strong lot sales at Panoramic Ridge, where inlet-view parcels are priced at $325,000 and support $1.5 million to $2 million homes.

· In contrast, townhomes priced around $450,000 are not moving, leading some builders to convert them into rentals.

· High interest rates, limited savings among younger buyers, shifting generational preferences toward fixer-uppers, and a lack of creativity in affordable housing design all contribute to weak entry-level demand.

· These challenges are compounded by a shortage of buildable land, high infrastructure costs, and limited utility access, pushing more growth toward the Mat-Su Valley.

2026 Anchorage Real Estate Outlook from Skylar Quinn

· Quinn is more optimistic about the outlook for the next few years due to federal investment, including military, Coast Guard, and infrastructure projects.

· We both agree that all housing types are needed, including rental, entry-level, mid-priced, and luxury homes, because the region is underbuilt.

· Quinn also encourages people to contribute to their industry or community, pointing to his own involvement with the Anchorage Homebuilders Association and the Planning Board.

“It’s hard for people to save extra money for a down payment and closing costs for entry-level housing because they are very affected by interest rates, and inflation has made it even more challenging.” – Skyler Quinn

Resources

Learn more about Skyler Quinn’s work and his family’s long-standing role in Alaska home building through Michael Quinn Construction.

Sponsorship

This episode is brought to you in part by Berkshire Hathaway HomeServices Alaska Realty. Transform your real estate journey with expert guidance. Check out their services: https://www.bhhsalaska.com/

Credits

©2025 Alaska Real Estate Podcast. All rights reserved. Music by SoundStripe

We have a special guest joining us in this episode: Mark Begich, an Alaskan politician and former U.S. senator. Mark joins us to share his vision for improving downtown Anchorage. He also discusses what’s impacting the housing market and the challenges facing homeownership in Alaska today.

Meet Mark Begich

·   Born in Anchorage, Mark Begich is the first U.S. senator native to the state of Alaska. He previously served as Mayor of Anchorage from 2003 to 2009 and as a U.S. Senator from 2009 to 2015, representing Alaska as a Democrat.

·   With prior experience on the Anchorage Assembly and numerous boards, Mark brings a strong business-minded approach to public service, with a focus on resource management, energy, and community development.

Downtown Anchorage: Past, Present, and Potential

·   The heart of downtown Anchorage isn’t where it should be, and Mark agrees. He reflects on his hotel redevelopment project during the pandemic and the positive impact it had on the surrounding community.

·   A city is often judged by its downtown, not just its residential suburbs. When downtown feels inactive or neglected, people are less likely to want to live or invest in the area.

·   Mark shares why Anchorage and its surrounding neighborhoods need bold investments, improved walkability, and a higher overall quality of life.

Challenges and Opportunities: Housing, Taxes, and Policy

·   Anchorage is currently experiencing a population decline among residents ages 30 to 55, while the population of those 55 and older continues to grow. This shift is partly due to baby boomers returning to be closer to family and to take advantage of tax benefits.

·   One of the biggest challenges facing younger residents is housing affordability. Rising costs are making it increasingly difficult to live in Anchorage.

·   We break down current tax abatement policies and make the case for incentivizing owner-occupied housing, not just rental development. We also discuss the potential benefits of a seasonal sales tax as a way to diversify Anchorage’s revenue while capturing tourist spending.

Looking Forward

·   Mark reflects on public service, the importance of community engagement, and what Anchorage needs to thrive in the next decade. This includes collaborative investments, education reform, and a downtown that draws both young professionals and retirees.

·   Despite current challenges, he shares his optimism for Anchorage. If everyone does their part, growth and vibrancy can follow.

“What do you want to do? Do you want to wait for something to happen that may not be in your interest as a community, or do you want to engage and figure it out? You don’t get to sit on the sidelines and hope it all works. That’s not how it works.” — Mark Begich

Timestamps 

00:01:16 – 00:01:57: From Family Roots to Alaska Entrepreneurship

00:05:04 – 00:05:48: Launching Northern Compass Group

00:10:09 – 00:10:49: Redeveloping a Downtown Hotel During COVID

00:13:44 – 00:14:04: Building a Modern Winter City

00:16:08 – 00:16:18: An Honest Assessment of Downtown Anchorage

00:19:49 – 00:20:08: Tax Policy and Owner-Occupied Housing

00:34:17 – 00:34:58: Optimism for Anchorage’s Next Decade

Sponsorship 

This episode is brought to you in part by Berkshire Hathaway HomeServices Alaska Realty. Transform your real estate journey with expert guidance. Check out their services: https://www.bhhsalaska.com/

Credits

©2025 Alaska Real Estate Podcast. All rights reserved. Music by SoundStripe

Everything is going up in our economy, including housing prices. But people are still finding ways to buy homes in Alaska. The reason why may not be what you think.

We’re going over our 2026 real estate outlook and how it can still be affordable to invest in or buy properties in Alaska.

Commercial Market Recap

1. Starting off, Lottie Michael shares her 2025 recap on commercial real estate. Industrial, office, and retail all had a healthy economic year.
2. She also shared her Walmart story. It took her a few years to sell the building, but now she’ll probably never sell that space again thanks to the new furniture store that is doing so well.
3. National brands are preparing for the market and investing in retail commercial leasing. The restaurant and hotel industries remain strong and continue to see success.

Residential Market Realities

1. Connie Yoshimura is finding the Anchorage housing market a bit boring, but that’s a good thing. It shows the market is healthy and strong.
2. Inventory is low: only 146 residential properties are for sale in a city of over 286,000 people. The limited choices allow homes to sell quickly, typically within 29–32 days.
3. The average closing price is 99.78% of the asking price.

AI’s Influence on Real Estate

1. AI technology is helping real estate photos look more appealing to buyers. Recently, Connie saw an agent use AI to add horses and chickens to his rural property for social media.

Valley vs. Anchorage: Market Comparison

1. Anchorage may have the luxury homes, but the Mat-Su Valley offers more homes for sale and additional benefits.
2. This is largely due to differences in population, new construction, home and land prices, and property taxes.
3. Boomers are also preferring not to live in multi-story homes and are looking for ranch-style homes, making them increasingly popular in the Alaska real estate market.
4. Maybe there is a reason why some Anchorage residents are willing to take the “commute” for more housing options.

Obstacles in Developing New Parks and Subdivisions

1. Mobile home parks often get a bad reputation, and that may never change. Surprisingly, developing new parks isn’t cheap, which raises the question of whether it’s worth it.
2. Much of the cost comes from regulations, and we share our thoughts on how these rules impact development.

“It’s a big mistake to think we can have four-, five-, or six-story apartment buildings. They might be full for a while, but you’ll eventually see turnover, because the permanent residents who live here simply don’t want to live like that.” - Connie Yoshimura

“So if we’re going four or five stories up with multifamily, stick-built apartments, we’re going to need some yard storage for all their outdoor toys. And honestly, I don’t know of any apartment or condo complex that provides storage for them.” - Lottie Michael

Timestamps

00:54 – Commercial Real Estate Market Overview & Retail Trends

01:55 – The Evolution of the Sears/Walmart/Furniture Mart Property

04:17 – Hospitality & Restaurant Business Adaptations

06:08 – Anchorage Residential Market: Inventory, AI, and Site Unseen Purchases

12:13 – Housing Supply Differences: Anchorage Versus the Valley

13:47 – Ranch Homes, New Construction, and Demographic Shifts

22:04 – Affordability, Regulation, and Mobile Home Development Challenges

Sponsorship

This episode is brought to you in part by Berkshire Hathaway HomeServices Alaska Realty. Transform your real estate journey with expert guidance. Check out their services: https://www.bhhsalaska.com/

Credits

©2025 Alaska Real Estate Podcast. All rights reserved. Music by SoundStripe