Steve Leth - Real Estate Professional

10/21/2026

🔑 JUST SOLD! 🔑

Huge congratulations to my amazing clients on purchasing their new construction home!

🎉 As first-time homebuyers, navigating the market can feel overwhelming, but they absolutely crushed it.

One of the biggest wins of their journey? We looked beyond traditional resale homes and explored builder incentives. By working with LGI Homes, they were able to take advantage of an incredible temporary interest rate buydown program that dramatically lowered their initial monthly mortgage payments! 📉💼

Helping buyers secure a piece of the American Dream, especially by leveraging great builder perks that make homeownership much more affordable upfront is exactly why I love what I do.

Welcome home! 🥂🏡

Thinking about buying a home but worried about current financing costs? Builders in our area are offering some fantastic incentives right now that are worth exploring. Let’s chat to see what's available for you!

👉 Steve Leth/Pemberton RE
👉 Pemberton Real Estate
📞 651-661-3872

10/21/2026

Are you looking for a home in the Minneapolis area? If so, check out this newly priced listing today! Send me a text at (651) 661-3872 for more information.

Four bedrooms. Two baths. Completely renovated. Detached 2-car garage. This 1,672 sq ft home has been thoughtfully updated from top to bottom; new finishes, updated baths, refreshed kitchen, and a primary suite upstairs with its own private bathroom. A main floor bedroom adds flexibility that most

09/17/2026

Take a look at this new listing in Anoka! Click below for more information and tag anyone who might be interested!

🏢🚨COMMERCIAL PROPERTY OPPORTUNITY ANOKA, MN Looking for a commercial property you can actually make your own? This versatile property just minutes from Downtown Anoka offers a combination of commercial space, a half-acre lot, additional garage space, and future potential. 📍 Anoka, MN

09/16/2026

🚨 COMING SOON COMMERCIAL OPPORTUNITY IN ANOKA! 🚨

Looking for a commercial property with flexibility, space, and room to make it your own? This one deserves a look. 👀

📍 Just minutes from Downtown Anoka
🏢 1,352 sq. ft. commercial building
📐 Half-acre commercial lot
🚗 Detached garage
⬇️ Fully finished basement
🚌 4 bus stops within approximately 400 feet

Previously operated as a beauty shop, this property offers a layout that could work for a variety of businesses — office, studio, storefront, service business, community resource center, auto sales, and more.

And the half-acre lot? That's where things get interesting. 👀

There’s potential to customize, expand, redevelop, or create something that fits your business vision.

Whether you're an entrepreneur looking for a place to operate your own business, an investor looking for an opportunity, or someone searching for a commercial property with future potential, this Anoka location is worth putting on your radar.

🔥 COMING SOON more details and photos coming shortly!

Interested in getting the information before it hits the market?

📲 Send me a DM or reach out to Steve Leth Pemberton Real Estate.

09/04/2026

Live - Work - Creative Professional - Investor - Call me at (952) 484-7785 to schedule a showing.

Own your workspace in the heart of Minneapolis for $379,900. This professionally converted six-office property sits steps from downtown with zoning that allows business operation, live/work use, or conversion back to residential giving you three viable paths from a single purchase. Lower level kitch

09/04/2026

This 4 bedroom home could be yours! Call me at (952) 484-7785 to schedule a showing.

Paying rent when you could be building equity? This fully renovated 4-bedroom, 2-bath home in Minneapolis checks every box and then some. The egress window is already in the basement, meaning your next bedroom, home office, or bonus living space is one project away from being finished. The hard and

08/14/2026

The Offer That Stood Out 🏡🔥

Sometimes the right home comes after a couple of tough losses.

This buyer never wavered. Instead, they stayed open-minded, coachable, and trusted the process. When the right opportunity finally came along, we didn’t just write an offer, we built one designed to stand above the rest.

We strategically used an escalation clause, appraisal gap protection, and a little-known inspection strategy that helped make our offer incredibly attractive to the seller.

The result?

OFFER ACCEPTED ON DAY ONE. 🎉

The sellers shut down additional showings and canceled the upcoming open houses.

That’s what happens when preparation, strategy, and a determined buyer come together.

Congratulations to one very happy new homeowner! 🥂🔑🏠

Sometimes you don’t lose the right house, you just have to stay in the game long enough to find the right one.

08/05/2026

The "biggest housing law in 30 years" just passed. Here's what it actually does. 🏛️
The 21st Century ROAD to Housing Act became law in July 2026, and the headlines made it sound like the whole market just shifted.

It didn't. But it's worth understanding the basics.

The bill hit five areas, ranked by how soon you'll actually feel them:

1. The investor "ban" (soonest, but smallest)​
Investors who already own 350+ single-family homes are barred from buying more. Sounds huge. But institutional investors owning 1,000+ homes control just 3% of single-family rentals and less than 0.5% of all single-family homes nationwide.

The only markets where this might create breathing room: Atlanta (25% of single-family rentals are investor-owned), Jacksonville (21%), Charlotte (18%), and Tampa (15%).

Everywhere else? Barely a ripple.

2. A real way to fight a low appraisal (1-2 years out)​
Lenders on FHA, VA, USDA, and Fannie/Freddie loans will now be required to offer a formal "reconsideration of value" process. That means an actual channel to challenge a low appraisal instead of the inconsistent dead ends you deal with today.

This one could genuinely save deals once the agencies build it out.

3. Financing for lower-priced homes (2-3 years out)​
Homes under roughly $100,000 are nearly impossible to get a mortgage on because lenders lose money on small loans. The bill pushes regulators to fix that math.

One narrow FHA change hits October 1, 2026, but the real unlock is 2-3 years away. If you are in rural, affordable, or manufactured-home markets, this one matters.

4. More appraisers, fewer delays (2-4 years out)​
The appraiser workforce is aging out and shrinking. The bill loosens training requirements and funds pipeline programs.

Won't help next month, but over time it should mean faster closings, especially in rural areas where you're currently waiting weeks just to get one scheduled.

5. More homes to sell (3-5 years out)​
Grants for zoning reform, incentives for factory-built housing, and a pilot to convert empty offices and retail into residential. More supply eventually means more listings and more transactions.

But grants need funding, local governments need to act, and then someone has to build. This is a 3-5 year play at best.

The fine print nobody's reporting: the bill authorizes zero new funding. Several of these programs still need Congress to write a separate check before anything happens.

08/04/2026

07/29/2026

🏠 Seeing ads for "up to $30,000" in builder incentives on new construction? Here's what the fine print actually says before you get too excited...

I reviewed one of these promotions currently running in the Twin Cities market and wanted to break it down for buyers so you know what you're really working with.

✅ What sounds great:
- Up to $30,000 in "Flex Cash" toward closing costs, a rate buydown, or home upgrades
- Rates advertised as low as 4.99%
- Offer ends July 31st (urgency built in!)

🔍 What the fine print says:
- The $30,000 max only applies to homes priced at $1 million or more. Most homes in the $300k-$400k range qualify for roughly $12,000
- Flex Cash equals 3% of the purchase price, so the credit scales with the home price
- You MUST finance through the builder's preferred lender AND use their preferred title company (no shopping around for better rates)
- Requires a 780+ credit score and at least 10% down
- You are still responsible for a 1% loan origination fee out of pocket
- The advertised 4.99% rate is a 7/6 ARM, meaning it adjusts after 7 years, not a fixed rate
- Home upgrades only apply to pre-sold (not yet built) homes. Quick move-in homes only qualify for closing costs or rate buydowns
- "Summer Clearance" homes are completely excluded from the promotion
- Credit has no cash value and cannot be combined with other offers

💡 The bottom line: Builder incentives can absolutely be worth it, but the details matter a lot. As your agent, I can help you ask the right questions, compare the builder's lender rate against outside lenders, and make sure you're actually getting the deal the headline promises.

Thinking about new construction? Let's talk before you sign anything. 👇

Steve Leth, REALTOR® | Pemberton Real Estate