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The 2026 Homebuyer Playbook: 10 Moves Smart Buyers Are Making Right Now

Buying a home in 2026 isn’t about luck — it’s about strategy.

In this episode of Real Estate UnRaked, Eric Rakers and The Rakers Home Group break down the 10 most important things every homebuyer must do before and during the home buying process in today’s housing market. If you’re thinking about buying a home in Northeast Florida — or anywhere in the U.S. — this episode is your blueprint.

With mortgage interest rates shifting, inventory tightening, home prices stabilizing, and seller concessions becoming strategic tools again, buyers must approach this market differently than in 2020, 2021, or even 2023.

We break down:

✅ How to prepare financially before looking at homes
✅ Why pre-approval is non-negotiable in today’s market
✅ How to structure offers that actually win
✅ When to negotiate closing costs vs price reductions
✅ How to analyze days on market and price per square foot
✅ The truth about waiting for interest rates to drop
✅ Why location, resale value, and long-term equity matter more than “perfect”
✅ How to avoid overpaying in competitive markets
✅ What due diligence really means in Florida real estate
✅ How The Rakers Home Group helps buyers navigate contracts, inspections, appraisals, and negotiations

If you’re buying in Fleming Island, Green Cove Springs, Jacksonville, St. Augustine, or anywhere in Northeast Florida, this episode delivers real-world advice, practical homebuyer tips, and insider strategies that most agents won’t tell you.

This isn’t theory.
This is boots-on-the-ground market strategy.

Whether you’re a first-time homebuyer, relocating to Florida, upsizing, downsizing, or investing — this episode will help you buy smarter, negotiate stronger, and build long-term wealth through real estate.

📍 Serving Northeast Florida
🏡 New Construction & Resale Experts
🎙️ Hosted by Eric Rakers – Your Neighborhood Realtor®
📊 Powered by The Rakers Home Group

Grab your coffee… or something stronger… and let’s UnRake it.

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at:

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Bridget Hodges (847) 848-8622

Jaycee Crawford (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.

Send a text

The Hidden Market Is Real: Subject-To Deals, Off-Market Opportunities & Winning by Strategy (Not Luck)

In this episode of Real Estate UnRaked, Eric Rakers and the team break down one of the most misunderstood advantages in today’s housing market — the hidden market.

While most buyers are stuck refreshing Zillow and waiting for price drops, the smartest players are structuring creative deals, leveraging subject-to opportunities, and finding off-market homes before they ever hit the MLS.

This episode dives deep into:

• What the hidden market actually is
• How subject-to real estate deals work
• Why off-market properties are becoming more powerful in 2026
• How rising interest rates are creating new strategic opportunities
• The difference between investors and strategic homebuyers
• Why waiting for the “perfect moment” is costing buyers thousands

In Northeast Florida — especially markets like Fleming Island, Jacksonville, St. Augustine, and Clay County — inventory shifts, trapped homeowners, and assumable mortgage opportunities are quietly reshaping how deals get done.

Eric and the team explain:

✔️ How creative financing works
✔️ When subject-to deals make sense (and when they don’t)
✔️ How to legally and ethically structure these opportunities
✔️ Why relationships matter more than ever in this market
✔️ How serious buyers can position themselves ahead of the competition

This is not about gimmicks.
This is about strategy.

If you’re a homebuyer tired of competing in crowded bidding wars…
If you’re a seller unsure how to move in a rate-sensitive market…
If you want to understand how experienced real estate professionals win deals others don’t even see…

This episode will change how you look at the market.

In today’s housing climate, you don’t win by chance.
You win by structure.
You win by preparation.
You win by working with professionals who understand the hidden layers of the market.

🎧 Grab your coffee — or something stronger — and let’s UnRake it.

If you’re in Northeast Florida and want to explore off-market opportunities or creative deal structures, reach out to The Rakers Home Group and let’s build a strategy that works for you.

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at:

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Bridget Hodges (847) 848-8622

Jaycee Crawford (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.

Send us a text

In this episode of Real Estate UnRaked, we dive straight into one of the most talked-about—and misunderstood—topics in housing right now: Donald Trump’s return to the national spotlight and the real impact his housing-related policies could have on the real estate market.

Love him or hate him, political shifts always ripple through housing, and today we break down what potential Trump-era housing moves could mean for homebuyers, sellers, investors, and families—especially here in Northeast Florida.

We cut through the noise and explain:

• How federal leadership can influence interest rates, lending guidelines, and housing affordability
• What Trump-aligned economic and housing strategies could mean for inventory, buyer competition, and pricing
• Why Florida—and Northeast Florida in particular—may feel these changes faster and harder than other markets
• How buyers can position themselves strategically instead of reacting emotionally
• What sellers need to understand before making timing decisions in a shifting market

This is not a political rant—it’s a real-world, boots-on-the-ground conversation about how policy, money, and housing collide, and how smart consumers can stay ahead of the curve.

If you’re thinking about buying, selling, relocating to Florida, or simply trying to understand where the housing market is heading next, this episode delivers clarity, strategy, and perspective you won’t hear on the news.

Grab your coffee… or something stronger… and let’s UnRake what could be one of the most influential housing conversations of the year.

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at:

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Bridget Hodges (847) 848-8622

Dawn Marie Hughes (904) 501-9929

Jaycee Crawford (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.

Send us a text

Is your parents’ real estate advice secretly keeping you broke?

In this bold, funny, and brutally honest episode of Real Estate UnRaked, Eric Rakers and the Rakers Home Group team break down why the “American Dream” your parents followed no longer works in today’s housing market — especially here in Northeast Florida.

Because let’s be real…

“Just save 20%.”
“Buy a starter home.”
“Wait for rates to drop.”

Cool advice… if it’s 1994.

But in today’s market?
Home prices are higher.
Interest rates are different.
Starter homes barely exist.
Remote work changed EVERYTHING.

And waiting for the old market to come back might be the most expensive mistake buyers are making.

Eric Rakers is joined by Dane Coussens, Bridget Hodges, and Dawn Marie Hughes for a fast-paced, funny, slightly uncomfortable conversation about:

✔ Why saving 20% can delay wealth building
✔ Why starter homes disappeared (thanks investors + HOAs)
✔ Why interest rates aren’t going “back to normal”
✔ How remote work flipped location logic
✔ Why lifestyle > square footage
✔ What the NEW American Dream actually looks like
✔ Smart strategies for buying a home in today’s market
✔ How Northeast Florida buyers can win NOW instead of waiting

Plus, the crew plays their hilarious game:
Boomer Advice, Broke Advice, or Surprisingly Solid
(yeah… it gets spicy 😆)

If you’re buying, selling, relocating, or just trying to make smarter financial moves in 2026’s housing market, this episode will help you stop following outdated rules and start playing the game the right way.

Because the dream didn’t die…
It just evolved.

So grab your coffee… or something stronger…
…and let’s unrake it.

📍 Northeast Florida Real Estate | Fleming Island | Jacksonville | Clay County
🏡 Hosted by The Rakers Home Group – Your Neighborhood Realtor®
🎧 Weekly real estate podcast with humor, strategy, and zero fluff

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at:

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Bridget Hodges (847) 848-8622

Dawn Marie Hughes (904) 501-9929

Jaycee Crawford (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.

Send us a text

Buy Now or Cry Later + The Internet Is Ruining Real Estate

Everybody keeps asking the same question:
“Should I wait?”

Wait for rates.
Wait for prices.
Wait for the market to crash like it’s a Netflix series with another season coming.

In Podcast Episode #22 of Real Estate UnRaked, host Eric Rakers and the team pull the curtain back on why waiting is usually the most expensive real estate decision people make — and how the internet is actively ruining buyers’ and sellers’ understanding of how real estate actually works.

This episode tackles two of the biggest problems in today’s housing market:

1️⃣ Buy Now or Cry Later

Waiting feels smart… until you do the math.

In this segment, we break down:
• Why trying to “time the market” almost always backfires
• How waiting costs you equity, appreciation, leverage, and time
• Why rent is undefeated — and keeps rising whether you wait or not
• Why real estate is not a stock and not day trading
• How buyers who waited over the last three years are often worse off today

Waiting feels safe in the moment — but expensive in hindsight.

2️⃣ Builders, Incentives & Missed Windows

Right now, builders are offering:
• Rate buydowns
• Closing cost incentives
• Flex cash
• Free upgrades

And buyers are still hesitating.

This episode explains:
• Why builder incentives are temporary windows, not permanent perks
• How buyers miss deals by assuming something better is always coming
• Why incentives disappear fast — and people act shocked afterward
• How hesitation kills leverage in negotiations

You don’t wait for a sale when it’s already on sale.

3️⃣ The Internet Is Ruining Real Estate

Zillow made everyone a fake appraiser.
TikTok made everyone a fake expert.
YouTube made everyone confident — and wrong.

We get real about:
• Why viral real estate advice is dangerous
• How national headlines don’t reflect your local market
• Why people trust strangers online over real professionals
• How fear-based content spreads faster than facts
• Why “a guy in a hoodie in his car” isn’t a housing expert

The internet doesn’t know:
• Your local market
• Your payment
• Your goals
• Your risk tolerance

It just knows how to sell fear with good lighting.

4️⃣ The Reality Check

Real estate is:
✔ Local
✔ P

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at:

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Bridget Hodges (847) 848-8622

Dawn Marie Hughes (904) 501-9929

Jaycee Crawford (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.

Send us a text

Welcome back to Real Estate UnRaked, the bold, funny, and brutally honest real estate podcast where we rake through the hype and get to what actually matters.

In Episode 21, host Eric Rakers and the Real Estate UnRaked crew tackle one of the biggest mistakes families make when moving to Northeast Florida:

Thinking “Florida life” automatically means “beach life.”

The truth?
The best places for families to live, grow, and thrive in Northeast Florida are often nowhere near the shoreline. In this episode, we go beyond the beach dream to spotlight the real family hotspots—communities built for real life, not Instagram.

🌴 Segment One: The Problem With the Beach Dream

We break down why the beach fantasy often crashes into reality:

• High insurance and flood risks
• Traffic, tourism, and noise
• Smaller homes for higher prices
• Lifestyle trade-offs families don’t expect

Most families quickly realize what really matters:
Schools. Space. Safety. Community. Value.

🏡 Segment Two: Hidden Family Hotspots of Northeast Florida

We reveal the communities where families actually thrive:

• Fleming Island – Strong schools, sports, community life, and low chaos
• Green Cove Springs – Space, value, growth potential, and smart long-term investment
• Clay County (Oakleaf, Eagle Landing, etc.) – Master-planned neighborhoods, parks, pools, and real community energy
• St. Johns County (beyond just Nocatee & Bartram) – Shearwater, Rivertown, SilverLeaf pockets with true lifestyle design
• Nassau County & Northside Jacksonville – Quiet, family-friendly, affordable, and growing

These aren’t flashy online—but they make real life better.

🤖 Segment Three: How AI Makes This Way Smarter

We show how modern real estate uses AI and smart tech to help families:

• Match lifestyle psychology to neighborhoods
• Analyze school trends and community growth
• Predict negotiation strength from listing language
• Compare insurance and risk profiles
• Identify future-value areas before they explode

This isn’t “find me a 3-bedroom house.”
This is “find me a life that fits.”

Instead of guessing, stressing, and hoping—you move with clarity, confidence, and strategy.

🏁 Final Takeaway

If you’re moving to Northeast Florida—or making a smarter move inside it—don’t let hype, hope, or highlight reels pick your zip c

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at:

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Bridget Hodges (847) 848-8622

Dawn Marie Hughes (904) 501-9929

Jaycee Crawford (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.

Send us a text

The real estate market in 2026 is not crashing—and it’s not exploding either. It’s reshuffling.
In Podcast Episode 20 of Real Estate UnRaked, Eric Rakers and the team break down what’s REALLY happening in housing and why the smartest buyers—not the richest—will dominate this market.

If you’re tired of clickbait headlines screaming “CRASH!” or “BOOM!” this episode brings clarity, strategy, and real-world guidance—especially for Northeast Florida buyers and sellers.

You’ll learn:

• Why 2026 is a market reshuffle—not a crash
• How buyer behavior has changed—and why that’s healthy
• Why sellers stuck in 2022 pricing are getting left behind
• The truth about inventory and what “more options” really means
• Why Northeast Florida is still a magnet for growth
• What defines a “Power Buyer” in 2026
• Why preparation beats money
• How strong terms beat desperate high offers
• Why education is the real buying superpower
• How Florida buyers can win with strategy, not stress

This episode is for:

✔ First-time buyers
✔ Move-up buyers
✔ Sellers thinking about listing in 2026
✔ Anyone confused by online market noise
✔ People who want truth, not hype

If you’re buying, selling, or just trying to understand the housing market in 2026—this episode gives you clarity, confidence, and a real strategy.

No fear-mongering.
No clickbait.
No fake experts.

Just real talk, real strategy, and real estate… UnRaked.

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at:

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Bridget Hodges (847) 848-8622

Dawn Marie Hughes (904) 501-9929

Jaycee Crawford (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.

Send us a text

Episode 19 of Real Estate UnRaked pulls zero punches.
The market isn’t just shifting — it’s filtering. We’re entering The Great Realtor Shakeout, where agents who relied on easy markets, auto-generated leads, and surface-level knowledge are getting exposed… fast. Meanwhile, buyers and sellers are making some of their biggest financial decisions based on online home values that are flat-out inaccurate, delayed, or dangerously misleading.

Eric and the team break down:

• 💥 Why thousands of agents are leaving the business — and why that may actually HELP consumers
• 🧠 What separates elite, full-time professionals from “license-holders with a Canva login”
• 🏚️ How bad data, outdated comps, and algorithm guessing games are steering people wrong
• ⚠️ Why Zestimate-style values, AI price tools, and online estimators can cost you tens of thousands
• 🧭 How to read the market correctly in 2026 so you don’t get burned
• 🔎 What you REALLY need: strategy, local expertise, negotiation skill, and truth — not hype

Oh… and because it wouldn’t be Real Estate UnRaked without some chaos, we’re also bringing back the fan-favorite game segment — with that ridiculous “But from California” twist 😂

Whether you’re buying, selling, investing, or just addicted to housing market drama, this one will open eyes, punch egos, and probably ruffle a few feathers… just the way we like it.

🎯 Call to Action
Thinking about buying or selling? Confused by what you’re seeing online? Before you make a move, talk to a team that actually lives this market every day. Reach out to The Rakers Home Group — we’ll help you make the smart move, not the risky one.

Music from #Uppbeat (free for Creators!):
https://uppbeat.io/t/airstream/game-show
License code: QRTCHAU9EQM4W7PL

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at:

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Bridget Hodges (847) 848-8622

Dawn Marie Hughes (904) 501-9929

Jaycee Crawford (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.