Thinking about buying a home in 2026—but not sure where to start?
Before you fall in love with a kitchen… let’s make sure your strategy is stronger than your emotions.

🏡 Episode Summary

In this episode of Off the Record, Joe and Makayla break down exactly how to prepare to buy a home in 2026 — financially, strategically, and emotionally.

This isn’t just “get pre-approved and start shopping.” It’s the real, behind-the-scenes buyer consultation process they walk through with every client in the Portland Metro market.

From clarifying your why, to understanding micro-markets, to writing a strong offer (without necessarily offering the highest price), this episode gives buyers a clear roadmap to move forward with confidence.

Whether you're planning to buy this spring or just starting to think about 2026, this episode will help you:

✔ Avoid emotional missteps
✔ Understand today’s market dynamics
✔ Build the right buying team
✔ Prepare financially the smart way
✔ Know when to lean in — and when to walk away

If you want to buy with clarity instead of chaos, this is your starting point.

⏱️ Episode Highlights

00:01 – Why 2026 Buyers Need a Strategy
Joe and Makayla kick off with what today’s market really looks like — and why preparation matters more than ever.

04:30 – Step 1: Get Clear on Your “Why”
Is this purchase about lifestyle, stability, investment — or all three?
Plus: Why location vs. size vs. price clarity changes everything.

06:00 – Understanding Today’s Market Conditions
Why most homes aren’t selling at full list price — and where competition still exists in Portland.

08:20 – Step 2: Financial Reality Check
Why getting pre-approved early is non-negotiable — and why it’s easier (and less scary) than you think.

12:00 – Step 3: Build Your Buying Team
Why you should interview at least two brokers — and what to look for beyond experience.

13:30 – Micro-Markets & Smarter Searching
How understanding neighborhood trends gives buyers leverage.
Plus: How RealScout’s AI-powered home search helps uncover hidden opportunities.

15:30 – Preparing Emotionally (Yes, Really)
How to balance logic and emotion when house hunting — and why “a good deal” isn’t always the right home.

19:00 – What Makes a Strong Offer (It’s Not Just Price)
Contingencies, appraisal strategy, inspections, and knowing when to walk away.

🌐 Website: https://livportland.com

📺 YouTube: https://www.youtube.com/@livportland

🔗 Resources Mentioned

• LivPortland Home Search
• RealScout Buyer App
• Mortgage pre-approval process
• Market analysis strategy (Comparative Market Analysis / CMA)

If you’re thinking about buying, start here:
👉 https://livportland.com

Thank you for listening to this episode. Stay up to date on the latest trends and insights by subscribing to our podcast and following us on social media.

For more information about buying or selling in the Portland Metro real estate market, please visit www.LivPortland.com or contact us directly.

We appreciate your feedback, so please leave a review and let us know what topics you would like to hear more about.

Is 2026 finally the year the housing market finds its footing—or is another curveball coming?
In this episode, we break down what’s actually ahead for buyers and sellers in the Portland metro real estate market.

🏡 Episode Summary

2026 is shaping up to be a recovery year—but not a boom. In this episode of Off the Record: Talking Real Estate, Joe and Makayla unpack what buyers and sellers should realistically expect in the year ahead, blending national forecasts with real, on-the-ground Portland market data.

Using insights from the National Association of Realtors, the conversation explores why experts are predicting a 14% increase in existing home sales nationwide, why mortgage rates may ease toward the 6% range, and why confidence—not headlines—will ultimately drive buyer behavior.

Locally, they dig into Portland-area trends: stabilizing prices, longer days on market, neighborhood-by-neighborhood performance, and why the luxury segment ($1.3M+) continues to outperform. They also discuss what today’s buyers care most about—move-in ready homes, lifestyle upgrades, staging, and design—and why sellers need to price strategically to win in a savvy market.

If you’re wondering whether to buy, sell, wait, or explore off-market opportunities, this episode gives you clarity without the hype.

⏱️ Episode Highlights

• 00:02:30 – 00:07:20 | 2026 National Housing Outlook: Why experts predict a recovery year—not a boom
• 00:10:50 – 00:12:15 | Mortgage Rates Explained: What “rates easing toward 6%” really means for buyers
• 00:12:55 – 00:15:45 | Portland Market Snapshot: Median prices, days on market & neighborhood surprises
• 00:15:45 – 00:16:35 | Luxury Market Strength: Why $1.3M+ homes are outperforming expectations
• 00:16:40 – 00:19:40 | What Buyers Want Now: Move-in ready, lifestyle features & wellness spaces
• 00:20:40 – 00:21:55 | Off-Market Opportunities: A growing trend savvy buyers should know about
• 00:22:30 – 00:28:30 | Mailbag Q&A: Is now a good time to buy? How sellers should price in 2026
• 00:31:15 – 00:33:35 | Tool Spotlight: Why the team is excited about RealScout

👥 Hosts

Joe & Makayla are trusted Portland-area real estate professionals with LivPortland, known for their honest insights, data-driven advice, and client-first approach. Together, they help buyers and sellers navigate changing markets with clarity and confidence.

👉 Learn more at LivPortland.com

Thinking about buying or selling in 2026?
👉 Subscribe for more insider real estate insights
👉 Leave us a review if this episode helped you
👉 Visit LivPortland.com to explore the market, off-market opportunities, and personalized tools

Thank you for listening to this episode. Stay up to date on the latest trends and insights by subscribing to our podcast and following us on social media.

For more information about buying or selling in the Portland Metro real estate market, please visit www.LivPortland.com or contact us directly.

We appreciate your feedback, so please leave a review and let us know what topics you would like to hear more about.

What do Christmas cookies, blue lights, and holiday movies have in common?
They all make this festive episode unexpectedly fun—and very opinionated.

🎙️ Episode Summary

In this special holiday episode of Off the Record, Joe and Makayla step away from their usual format and lean into something more personal: holiday traditions, strong opinions, and the little things that make the season memorable.

From Christmas cookies and stocking stuffers to controversial décor choices and favorite holiday movies, the conversation is light, unscripted, and full of genuine laughs. Joe shares memorable Christmas experiences and travel stories, while Makayla dives into family traditions, festive routines, and why dogs absolutely deserve their own stockings.

You’ll also hear about favorite seasonal treats, background holiday music, and what each of them is loving right now—from Trader Joe’s finds to Tillamook ice cream. It’s a cozy, easy listen that gives you a behind-the-scenes look at the personalities behind Off the Record—perfect for playing while decorating, cooking, or just soaking up the holiday spirit.

✨ Episode Highlights

• 00:02:30 – Holiday pet peeves: daylight savings & blue Christmas lights
• 00:05:30 – Favorite Christmas cookies and must-have holiday treats
• 00:08:25 – Real vs. fake Christmas trees (smell, convenience, and nostalgia)
• 00:11:08 – Favorite Christmas experiences and travel stories
• 00:15:43 – Dogs, stockings, and festive pet traditions 🐾
• 00:20:22 – Favorite Christmas movies (Elf, Christmas Vacation, Die Hard)
• 00:24:00 – Seasonal favorites: Trader Joe’s cookies & Tillamook ice cream

👤 Guest Bio

No guest this episode—just Joe and Makayla, keeping things relaxed and festive for a holiday edition of Off the Record.

🔗 Resources Mentioned

• LivPortland – https://livportland.com
  
  
• Tillamook Ice Cream – Sea Salt Honeycomb Toffee
• Trader Joe’s – Everything But the Kitchen Sink Cookie Mix
• Holiday movies discussed: Elf, Christmas Vacation, Christmas with the Kranks, Die Hard

Enjoyed this holiday episode?
🎧 Subscribe to Off the Record for more conversations you’ll actually want to listen to.
⭐ Leave a review and share this episode with someone who loves Christmas traditions as much as you do.
🏡 Visit livportland.com for more episodes, blogs, and updates.

Thank you for listening to this episode. Stay up to date on the latest trends and insights by subscribing to our podcast and following us on social media.

For more information about buying or selling in the Portland Metro real estate market, please visit www.LivPortland.com or contact us directly.

We appreciate your feedback, so please leave a review and let us know what topics you would like to hear more about.

Buying or selling a home soon? Before you make a major move, there’s one decision that can make or break your experience:
👉 How do you choose the right real estate broker to represent you?

This episode gives you the inside scoop you won’t get anywhere else.

📝 EPISODE SUMMARY

Whether you’re a first-time buyer, prepping to sell, or relocating to a new city, choosing the right real estate broker is everything. In this episode, Joe and Makayla walk you through the exact qualities, questions, red flags, and expectations that buyers and sellers should look for when hiring an agent.

They cover the most reliable ways to start your search—open houses, reviews, online presence—as well as how to conduct an effective “interview” with a potential broker. You’ll learn why responsiveness matters, why market data trumps vibes, and how to tell whether a broker actually understands your needs.

From evaluating communication style, to spotting unrealistic promises, to understanding the importance of neighborhood-level expertise, this episode gives you a clear, practical roadmap to choosing a broker who will advocate for you, negotiate well, and guide you with confidence from start to finish.

⏱️ EPISODE HIGHLIGHTS

00:04 — Why choosing the right broker matters for BOTH buyers and sellers
Joe & Makayla share how a thoughtful choice affects your entire transaction.

06:00 — Where to start your search if you don’t have referrals
Open houses, Google reviews, content, and why Zillow isn't always the best indicator.

09:03 — Dig deeper than a brokerage website
How Instagram, YouTube, and podcast content reveal an agent’s true style and values.

10:45 — How to interview a broker (buyers & sellers!)
What professionalism, responsiveness, and clarity really look like.

12:57 — Market knowledge: your broker must understand your neighborhood + your goals
Why hyperlocal insight benefits both sides of the transaction.

16:00 — Experience with your type of transaction
Condos, land, estate homes, first-time buyers—every category requires different skill sets.

19:00 — Red flags for any consumer hiring a broker
Vague answers, pressure tactics, overpromising, poor communication, and more.

22:30 — The bottom line: how you know you’ve found the right fit
The best brokers are data-driven, communicative, strategic, and aligned with your priorities.

👤 GUEST BIO

No guest this episode — Joe and Makayla take the mic solo to deliver candid, experienced-backed insights from years of helping buyers and sellers navigate the Portland market.

Learn more at: https://www.livportland.com

🔗 RESOURCES MENTIONED

• LivPortland Website: https://www.livportland.com
  
  

👉 Buying or selling in 2025? Visit LivPortland.com to connect with our team.
👉 Love the show? Subscribe for more insider real estate conversations.
👉 Found this helpful? Leave us a review—it helps others find the podcast!

Thank you for listening to this episode. Stay up to date on the latest trends and insights by subscribing to our podcast and following us on social media.

For more information about buying or selling in the Portland Metro real estate market, please visit www.LivPortland.com or contact us directly.

We appreciate your feedback, so please leave a review and let us know what topics you would like to hear more about.

Are Zillow’s Zestimates your secret weapon—or your biggest home-selling trap? 👀

🏡 Episode Summary

In this episode of Off the Record, Joe and Makayla pull back the curtain on Zillow’s Zestimate—that number every homeowner loves (or hates) to check. They break down how Zestimates are calculated, what they get right, and the major blind spots that can seriously mislead buyers and sellers. From missing upgrades and neighborhood nuances to how emotion and experience still beat algorithms, this episode reveals what really determines a home’s value in today’s market.

You’ll also catch some fun off-topic banter—like pest control horror stories, Halloween antics, and the surprisingly deep connection between chickens and rats 🐔🐀—because that’s the charm of going Off the Record.

By the end, you’ll know exactly how to use (and not misuse) Zestimates when it comes to pricing, buying, or selling a home in the Portland metro area.

⏱️ Episode Highlights

[00:12:00] – What a Zestimate really is: Joe explains how Zillow’s algorithm combines MLS data, tax records, and AI to generate home value estimates.

[00:14:00] – The pros: Makayla and Joe agree it’s a quick, convenient snapshot that gives homeowners transparency and engagement.

[00:17:00] – The cons: Why Zillow can’t see your home’s true upgrades, location quirks, or emotional value.

[00:18:40] – Unrealistic expectations: How Zestimates can set sellers up for disappointment—and how agents reset those expectations with real data.

[00:20:00] – Accuracy check: Zillow claims a 2–5% accuracy rate for active listings, but Joe reveals why that number isn’t the whole story.

[00:22:00] – When Zestimates fail: From rural properties to luxury estates, Joe and Makayla share why the algorithm breaks down when homes get unique.

[00:24:00] – The smart way to use Zestimates: Use it as a conversation starter, not a pricing strategy—and always get a human expert’s insight.

👥 About the Hosts

Joe Reitzug and Makayla Mast are Portland-based real estate experts and hosts of Off the Record, where they blend humor, insight, and deep industry experience to give listeners the real scoop on buying, selling, and living in Oregon.
Explore more at livportland.com
.

🔗 Resources Mentioned

• 🏡 Blog: Zillow Zestimates — Helpful Tool or Price Trap?
  
  
• 💬 Learn about assumable loans with rates as low as 2–4% — available at livportland.com

Don’t let an algorithm price your biggest asset.
👉 Visit livportland.com to get a personalized home valuation from real experts—no guesswork, just insight.
And while you’re there, subscribe to Off the Record for more inside stories and market updates from Joe and Makayla.

Thank you for listening to this episode. Stay up to date on the latest trends and insights by subscribing to our podcast and following us on social media.

For more information about buying or selling in the Portland Metro real estate market, please visit www.LivPortland.com or contact us directly.

We appreciate your feedback, so please leave a review and let us know what topics you would like to hear more about.

💡 Rates finally dipped — but will you move fast enough?
Joe and Makayla share what the smartest homebuyers are doing right now while everyone else is still waiting for 5%.

🏡 Episode Summary

The real estate world just got interesting again — rates are now sitting in the high 5s to low 6s, and buyers who’ve been on the sidelines are starting to make their move. In this episode, Joe and Makayla break down what this shift really means for affordability, competition, and timing.

They’ll walk you through how smart buyers are capitalizing on this rate window, from locking early and exploring assumable loans to negotiating seller-paid points and finding hidden gems that have been sitting on the market.

This isn’t theory — it’s what real buyers are doing right now to win. Whether you’re buying your first home or upgrading before year-end, this episode will help you play your cards right in a fast-changing market.

⏱️ Episode Highlights

• 00:02:00 – The Market Shift: Rates drop into the high 5s/low 6s — why this is the opportunity buyers have been waiting for.
• 00:05:00 – Affordability Boost: How a single rate point can expand your purchasing power and comfort zone.
• 00:07:00 – Rate Lock Smarts: Why timing your lock and comparing lenders matters more than chasing the lowest rate.
• 00:10:00 – Hidden Deals: Why homes sitting 60+ days could be your best chance to negotiate.
• 00:12:30 – Refinance Watchlist: Even if you’re not buying yet, learn when to refi and how to be ready when rates dip again.
• 00:14:00 – Creative Financing: From adjustable-rate mortgages to seller-paid points — what’s working for buyers right now.
• 00:15:30 – The Secret Weapon: Assumable FHA and VA loans can save buyers hundreds per month — no military background required.
• 00:17:00 – Timing & Prep: Why early pre-approval and proactive planning are the smartest plays for 2025.
• 00:19:00 – What We’re Loving: Communication wins, cooperative brokers, and how professionalism makes or breaks deals.

👥 Hosts

Joe Reitzug and Makayla Mast — Portland real estate pros, storytellers, and the team behind LivPortland.
Together, they pull back the curtain on what’s really happening in the market — so buyers and sellers can move with confidence.

Rates just dropped — now’s your moment.
👉 Visit LivPortland.com to connect with Joe, Makayla, and the team for expert guidance on how to move smart in today’s market.

Subscribe to Off the Record for more insider real estate insights every week.

Thank you for listening to this episode. Stay up to date on the latest trends and insights by subscribing to our podcast and following us on social media.

For more information about buying or selling in the Portland Metro real estate market, please visit www.LivPortland.com or contact us directly.

We appreciate your feedback, so please leave a review and let us know what topics you would like to hear more about.

Think the Portland luxury market is slowing down? Think again. From $1.2M remodels flying off the shelf to million-dollar buyers moving fast while everyone else hesitates—Joe and Makayla break down what’s really happening this fall.

🏙️ Episode Summary

The Portland Metro luxury real estate market is defying expectations this fall. While much of the market is sensitive to rates, the $1.2M+ segment is thriving—outpacing last year’s numbers and showing surprising strength across top neighborhoods.

Joe and Makayla dive into the data, share insider stories from active listings, and unpack why affluent buyers are striking now while mid-range homes sit longer. They also discuss how lifestyle-driven design trends—remodeled kitchens, open layouts, and modern finishes—are fueling demand across high-end properties.

Whether you’re a seller wondering if it’s time to list or a buyer looking for a deal in a premium neighborhood, this quick market breakdown gives you a clear, unfiltered pulse on Portland’s luxury scene.

⏱️ Episode Highlights

• 00:03:00 – The Hot Take: Joe hasn’t seen this many quality homes hit the market in 30 years.
• 00:06:00 – Defining “Luxury”: Why $1.2M+ is the new benchmark for Portland’s high-end homes.
• 00:07:00 – The Surprising Stats: 78 homes sold above $1.2M in September—an 18% jump year-over-year.
• 00:08:30 – Who’s Buying: Experienced, equity-rich homeowners and cash buyers are driving the action.
• 00:10:45 – Lifestyle Shift: Updated kitchens, open spaces, and wellness-minded living are now must-haves.
• 00:13:30 – Buyer Edge: Luxury buyers still have negotiation room—but not for long.
• 00:15:30 – Final Takeaway: The $1.5M market is moving faster than $650K homes (!).

Hosts: Joe Reitzug & Makayla Mast — Portland-based real estate professionals with LivPortland at Cascade Hasson Sotheby’s International Realty. Together, they bring decades of experience and genuine local insight to help buyers and sellers navigate the market with confidence.

📍 LivPortland.com

📺 YouTube: LivPortland Channel

Love insider updates like this?
👉 Subscribe on YouTube and your favorite podcast app for weekly real-estate insights from Portland’s experts.
💬 Leave a review or share this episode with a friend shopping in the Portland luxury market.
Visit LivPortland.com
for listings, blogs, and local lifestyle guides.

Thank you for listening to this episode. Stay up to date on the latest trends and insights by subscribing to our podcast and following us on social media.

For more information about buying or selling in the Portland Metro real estate market, please visit www.LivPortland.com or contact us directly.

We appreciate your feedback, so please leave a review and let us know what topics you would like to hear more about.

🏠 The government’s shut down—so what does that mean for your home purchase or sale?

Joe and Makayla unpack the real impact of the current U.S. government shutdown on Portland’s real estate market, including loan delays, rate volatility, and buyer confidence—plus what smart buyers and sellers should do right now.

🎙️ Episode Summary

As of October 8, 2025, the federal government is officially shut down—and Portland’s housing market is already feeling the ripple effects. In this timely episode, Joe and Makayla break down what the shutdown means for mortgage rates, federal loan processing, flood insurance approvals, and buyer sentiment in the metro area.

They share expert insights on how to stay ahead: why locking your rate early, securing pre-approval fast, and staying flexible on closing timelines can protect your deal. For sellers, they discuss how to navigate shifting leverage and changing buyer behavior. The conversation wraps up with some levity—Makayla’s appreciation for Sotheby’s strong nationwide network and Joe’s unforgettable food finds in Philadelphia. 🍝

You’ll come away with practical, actionable takeaways to weather the uncertainty—and maybe a few travel tips, too.

⏱️ Episode Highlights

• [00:01:12] Topic Reveal: What a government shutdown means for the Portland real estate market
• [00:03:50] Flood insurance challenges — Why shutdowns stall policies and delay closings
• [00:04:35] Mortgage rate swings — Joe explains how volatility affects your buying power
• [00:06:27] Federal loan delays — USDA approvals may pause; FHA and VA slow down
• [00:07:12] Buyer hesitation — How uncertainty reshapes supply, demand, and leverage
• [00:09:08] Lenders tightening standards — What to expect if the shutdown drags on
• [00:10:35] Pro tips for buyers & sellers — Lock rates early, communicate, and stay flexible
• [00:14:21] What We’re Loving: Sotheby’s strong national network and Joe’s Philly food adventures

👤 About the Hosts

Joe Reitzug and Makayla Mast of LivPortland (Cascade Hasson Sotheby’s International Realty) bring insider knowledge, humor, and clarity to Oregon’s real estate market. Their candid takes help you navigate trends, opportunities, and challenges with confidence.

👉 Learn more at LivPortland.com

🧭 Resources Mentioned

• Blog: What a Government Shutdown Looks Like (Basics + Caveats)

Thank you for listening to this episode. Stay up to date on the latest trends and insights by subscribing to our podcast and following us on social media.

For more information about buying or selling in the Portland Metro real estate market, please visit www.LivPortland.com or contact us directly.

We appreciate your feedback, so please leave a review and let us know what topics you would like to hear more about.