Recently, I had the opportunity to speak at the Berkshire Hathaway HomeServices Annual Convention in Nashville, and I wanted to share part of that conversation with you. We get into why Alaska continues to struggle with land development and what that means for the market.

Why Land Development Starts with Identity

• What makes a neighborhood memorable? It’s not the builder. It’s the name, the entrance, and the feeling people associate with where they live.
• Strong landscaping, a recognizable subdivision name, and a well-designed entrance all shape perception and value. When people talk about home, they talk about place.

The Opportunity in Residential Land Development

• There’s a real gap in housing supply, and that creates opportunity. The path to solving affordability challenges isn’t just buying existing properties. It’s building new ones.
• Residential land development opens the door for agents to step into a different level of income and impact by creating inventory instead of competing for it.

Why Agents Have the Advantage

• No one understands the market better than agents. You hear what buyers want every day. You know the demand for lot sizes, layouts, and features like cul-de-sacs.
• That insight gives you an edge over contractors, engineers, and planners. Development starts with knowing what will sell, and that knowledge already sits with you.

Property Management as a Growth Strategy

• Property management might not seem appealing at first, but it creates long-term opportunities. Tenants become buyers. Landlords become sellers.
• With the right systems in place, it becomes a relationship-driven pipeline that feeds future deals and expands your reach in the market.

Partnerships and Risk

• The right partner matters. Strong partnerships come from shared knowledge, financial commitment, and trust.
• This business involves risk, but with the right structure and team, it becomes a powerful way to build wealth and create new opportunities.

Turning Vision into Profit

• Land development isn’t just about building homes. It’s about creating communities, solving supply challenges, and generating multiple income streams along the way.
• If you’re willing to learn the process and take calculated risks, the opportunity is there to build something lasting.

“When people ask where you live, they’re not thinking about the builder. They’re thinking about the community.” - Connie Yoshimura

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

It’s been a while since Lottie Michael and I have sat down together, and this time we’re tackling a topic we get asked about often. How do you evaluate, purchase, and invest in raw land in Alaska? We’re breaking down what you need to know to navigate this unique market with more clarity and confidence.

Why Land Is Limited in Alaska

• Alaska may look massive on a map, but very little of it is actually available for development. 
• A large portion of land is not accessible, not buildable, or lacks infrastructure. Even when land is available, factors like wetlands, topography, and road access can significantly impact its usability and value.

What to Look for When Evaluating Land

• The first step is understanding your purpose. Are you building a home, developing commercial space, or investing long term? From there, you evaluate zoning, utilities, and infrastructure.
• Utilities are especially important. Water, sewer, gas, and electric may be nearby, but that does not mean they are on-site or sufficient for your project. 
• Soil conditions also play a major role in cost. What looks like a good deal upfront may require significant investment before construction can even begin.

How Pricing Really Works

• Land pricing is rarely a simple calculation. The cost per square foot is only part of the equation. You also have to factor in development costs, including site preparation and infrastructure.
• In many cases, buyers determine what they can afford based on the total project cost. That means working backward from construction and income expectations to decide how much they can pay for the land.

Risks and What to Watch For

• Land purchases come with risk, especially in remote areas. Access, utilities, and even ownership can become issues if due diligence is not done properly.
• If you don’t understand what you’re buying, it can get expensive fast. That applies whether you’re developing or just holding the land.

“Not all land is buildable, even if it looks good on paper.” - Connie Yoshimura

“What you see at a glance and what it actually takes to develop can be very different.” - Lottie Michael

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

A 40-year-old home takes some work to get ready, so it’s fair to wonder if bringing it into the 21st century is really worth it. I say yes, and so does my guest, Karen Glaser, assistant broker and relocation director at Berkshire Hathaway HomeServices Alaska Realty. We’re going to walk through why now is a great time to sell your home in Alaska. And I promise, I won’t bring up Mat-Su Valley today.

A Market With Almost No Inventory

• Let me start with what’s really happening in Anchorage right now. We have a population of over 280,000 people and only about 160 residential properties available. That’s historically low inventory.
• Because of that, prices are rising. We’re seeing record-high average sales prices, and homes are selling quickly across nearly every price point. If you’re a buyer, your options are limited. If you’re a seller, this is a moment you should be paying attention to.

Why Sellers Should Consider Listing Now

• If you’ve been thinking about selling, I truly believe now is the time. You’re getting close to full asking price, and appreciation is continuing.
• But here’s the key. You don’t need a full remodel. Focus on maintenance and simple updates. Fresh paint, clean flooring, good lighting, and safe access to your home go a long way. Buyers notice those things immediately.
• And remember, once new construction ramps up, you’ll have more competition. Listing before that happens can give you an advantage.

The Reality Buyers Need to Accept

• Buyers, I want to be honest with you. Every home comes with a compromise. It doesn’t matter if it’s a starter home or a luxury property.
• The biggest mistake I see is expecting perfection. That’s just not realistic in today’s market. Instead, focus on what you truly need and be willing to adjust your expectations.

Getting Creative to Enter the Market

• If inventory is tight, you may need to think differently. Consider a condo, townhouse, or even a duplex. The goal is to get on the housing ladder.
• Because here’s the reality. With limited inventory, we’re going to continue seeing appreciation. Getting in now, even if it’s not your dream home, puts you in a much stronger position for the future.

“You can’t expect home values to go down over time. That’s simply not the reality of real estate.” - Karen Glaser

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

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