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Selling a home in Fredericksburg is no longer automatic.

In this episode of Real Estate Explained, Fredericksburg Realtor Nick Bush breaks down what sellers need to understand about today’s market and why advice from 2021 and 2022 can actually cost you money now.

Nick explains what has changed how buyers are behaving, why preparation and pricing matter more than ever and the most common mistakes causing homes to sit.

If you are thinking about selling now later or just trying to decide what makes sense this episode will help you approach the decision with clarity and strategy instead of guesswork.

SHOWNOTES:

Many Fredericksburg sellers are still relying on outdated expectations about how easy it is to sell a home.

In this episode Nick Bush explains how today’s market actually works, why homes no longer sell just because they are listed and what sellers must do to position their homes correctly to protect leverage and net more.

What You Will Learn
- Why homes do not sell automatically anymore
- The biggest mistake Fredericksburg sellers are making right now
- How overpricing causes homes to sit and lose leverage
- Why preparation staging and access matter more than ever
- The three pricing strategies every seller should understand
- Why waiting for rates to drop can backfire for sellers
- What prepared sellers are doing differently in today’s market

Pricing Strategies Discussed
- Aspirational pricing testing the market at a higher price with higher risk
- Perceived market value pricing aligned with buyer expectations today
- Event pricing strategic pricing to create urgency and competition

Resources Mentioned
Seller resources and market guidance
https://TheCobiCompany.com

Connect With Nick
Email [email protected]
Instagram @nickbushtherealtor
Website https://TheCobiCompany.com

If you are considering selling and want clarity on pricing preparation or timing reach out anytime and mention the podcast.

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Is Fredericksburg still affordable in 2025 or did buyers miss the window?

In this episode of Real Estate Explained | Fredericksburg, local Realtor Nick Bush breaks down what affordability really means in today’s Fredericksburg market, especially for buyers considering a move from Northern Virginia.

This episode isn’t about headlines or predictions. It’s about what’s actually happening right now how buyers are thinking, how payments matter more than price alone, and how to make smart decisions with clarity instead of guesswork.

If you’re buying, relocating, or just trying to understand whether Fredericksburg still makes sense for your budget and lifestyle, this episode is for you.

SHOW NOTES:

Episode Overview
One of the biggest questions buyers are asking is whether Fredericksburg is still affordable or whether the opportunity has already passed.

In this episode, Nick Bush breaks down affordability using real 2025 sales data, compares Fredericksburg to Northern Virginia, and explains why today’s buyers are focusing on monthly payments, flexibility, and long-term value instead of just list price.

What You’ll Learn

• What “affordable” really means in today’s market
• How Fredericksburg compares to Fairfax County using real 2025 sales data
• Why buyers are shopping the payment, not just the price or interest rate
• The difference a $600k+ price gap actually makes in real life
• How buyers can approach today’s market without rushing or guessing
• Why prepared buyers are winning in Fredericksburg right now

Resources Mentioned

• Mortgage Calculator & Buyer Resources: https://TheCobiCompany.com

Connect with Nick

• Email: [email protected]
• Instagram: @nickbushtherealtor
• Website: https://TheCobiCompany.com

If you’re buying, selling, or just trying to understand the Fredericksburg market better, reach out anytime and mention the podcast.

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In this week's episode of Real Estate Explained, host Nick Bush and co-host Glendon Grose sit down with MJ Frazier to unpack “white-glove” development in DC—what it really means, where the margins are, and why design (not just dollars) separates winners from the pack. 

MJ shares how his Razor Group operates as a concierge partner for investors—sourcing opportunities, collaborating with architects, doing on-site checks, and bringing product to market that buyers actually want. 

They dig into the realities behind DC projects: long permitting timelines, why condo conversions aren’t the layup they used to be, and how access to capital and relationships often matter more than experience when scaling from flips to ground-up or large rehabs.


You’ll also hear:

➡️ What “luxury as an experience” looks like at every price point—and how SERHANT’s brand fits into the DMV.

➡️ The design choices that keep historic charm while feeling modern (and why “same-same” spec finishes are costing developers time and money).

➡️ Why MJ is bullish on DC demand amid return-to-office shifts—and how investor oversaturation + look-alike product is creating market gaps.

➡️ Neighborhood talk: why he loves developing near Logan/DuPont/Shaw, the enduring pull of Capitol Hill and Georgetown, and what’s quietly heating up next.

Whether you’re an investor eyeing DC, an agent advising builders, or a buyer curious about where the city is headed, this conversation maps the opportunities—and the pitfalls—most people miss.

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Not every tenant horror story ends in eviction — some end in lessons. Being a landlord isn’t just about collecting rent — it’s about making the right decisions long before a tenant moves in.

In this episode of Real Estate Explained, we sit down with Victoria from Greenway Management to talk about the real side of property management — from calling past landlords to spotting fake references (yes, even “Uncle Freddy” pretending to be one). She shares how she evaluates tenants beyond credit scores, why the “fit” between home and tenant matters, and how to avoid red flags before they cost you thousands.

We also cover DC’s changing rental market, new voucher rules, negotiation strategies like “cash for keys,” and the importance of empathy and boundaries when managing rentals.

Whether you’re a first-time landlord or growing your portfolio, this episode is full of real talk, wild stories, and practical advice that every investor needs to hear.

🎯 Topics We Cover:

Smart tenant screening & real landlord reference checks
Why credit isn’t the whole story
How to match tenants to the right property
Market changes & rent pricing realities in DC
Handling nonpayment: “cash for keys” vs. eviction
When to hire a property manager (and why it’s worth it)
Real property management horror stories — and lessons learned

🎧 Tune in for laughs, lessons, and landlord wisdom you won’t find in a handbook.

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What does it really take to build a custom home from the ground up in Northern Virginia? In this episode of Real Estate Explained, Nick Bush and Glendon Grose sit down with Andrew Hall, Partner and Project Manager at Alair Homes, to unpack the full journey of designing, budgeting, and building an 8,000-square-foot dream home in Arlington.

Andrew shares insider insights on the realities of custom construction — from planning and pricing to project management and client communication. You’ll hear about the hidden costs, common mistakes, and smart design choices that make a home functional, timeless, and truly your own.

💡 In this episode:

• The real cost of building a custom home (and what drives it up)
• How to balance design dreams with your budget
• Managing change orders, allowances, and upgrades
• Why decisiveness is a builder’s best friend
• Home automation, big windows, and 2025 building trends
• How construction-to-perm financing actually works
 • The difference between custom, spec, and renovation projects
• What makes a great project manager (and how to work with one)

Whether you’re dreaming of your forever home or just curious about what goes into a ground-up build, this episode pulls back the curtain on the entire process — from blueprint to move-in day.

🎧 Listen now for real stories, real lessons, and real advice for anyone thinking about building custom.

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In this episode, host Nick Bush & co-host Glendon Grose, sit down with Keith James — top 1% agent, investor, and managing partner of Coalition Properties Group — to unpack what buyers and sellers really need to know in today’s shifting market.

Keith shares how he and his team have closed over 1,800 homes and $800M in sales while staying rooted in community, education, and wealth-building. From first-time buyers gaining confidence to sellers navigating pricing, staging, and timing, Keith breaks down the strategies that lead to real wins on both sides of the table.

We cover:

• Why buyers actually have more leverage now than they realize
• How sellers can price and prep their homes to attract multiple offers
• The rent vs. buy debate, and when it makes sense to sell and rent
• Smart financing moves like 2-1 buydowns, equity programs, and DSCR loans
• Turning first-time buyers into long-term investors through education
• Building wealth steadily with base hits instead of chasing grand slams

Whether you’re buying your first home, moving up, or deciding if now is the right time to sell, this episode will give you clarity, strategy, and inspiration for your next move.

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In this episode of Real Estate Explained, host Nic Bush sits down with Maseeh Exeer—former top-producing agent turned custom builder—to unpack the real story behind building luxury homes.

Maseeh shares his journey from selling $17M+ in real estate by age 20 to walking away from sales and into construction, where he discovered what most buyers—and even agents—get wrong about the building process.

From shady spec homes to transparent budgeting, from finding the right GC to understanding how water runoff can delay your whole project, Maseeh breaks it all down. If you’ve ever thought about building, renovating, or investing in ground-up development—this is your blueprint.

🎧 Hit play to hear how smart strategy, not square footage, builds real value—and why it pays to know what happens behind the walls.

👉 Don’t forget to subscribe, leave a review, and share this with someone who’s thinking about building or remodeling.

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In this episode of Real Estate Explained, host Nick Bush sits down with Nick Comeau, a Senior Loan Officer at First Heritage Mortgage to break down the biggest barriers first-time buyers face — and how to overcome them.

He shared his personal journey from getting into the mortgage business at 26 to helping countless buyers secure their first home. We dived into the common misconceptions about homeownership, including why you don’t need a perfect credit score or 20% down to get started. We also explained how "house hacking" — renting out part of your home to cover expenses — can be a game-changer for first-time buyers looking to build wealth.

Whether you’re a first-time buyer, thinking about upgrading, or just curious about the market, this episode is packed with actionable advice and insider tips to help you make confident decisions.

🎧 Tune in now to discover why buying your first home might be easier than you think — and how to make smart moves in today’s market!

👉 Don't forget to subscribe and leave a review if you found this episode helpful!

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In this week’s episode of Real Estate Explained, host Nick Bush sits with mortgage broker Marcus Fields to break down the “Big Beautiful Bill” and what it means for buyers, sellers, and investors in 2025—especially in the DMV market.

They cover the bill’s three major housing provisions: restoring tax deductions for mortgage insurance (PMI), expanding low-income housing tax credits for builders, and increasing state and local tax (SALT) deductions. Nick and Marcus unpack how these changes could save you thousands, open up more housing opportunities, and shift market dynamics across the region.

You’ll also hear their takes on:

• How to make PMI work in your favor (and even write it off)
• Why new SALT deduction limits could boost higher-tax markets like McLean, Great Falls, and Bethesda
• What expanded builder credits mean for affordable housing and community growth
• The truth about interest rate trends—and why waiting for 2–3% rates isn’t the move
• Actionable strategies for buyers, sellers, and investors to win in this evolving market

Whether you’re buying your first home, moving up, or building your real estate portfolio, this episode will help you understand the new rules and how to use them to your advantage.

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