Lee Curtis The Real Estate Guy

09/22/2026

The model home is lying to you. Not on purpose. But the kitchen, the finished basement, the fence, the covered patio, most of what you're falling for is upgrades, and the base price on the sign doesn't include any of it.

A lot of the metro's new construction is going up in the southwest corridor, and the gap between the advertised base price and the home you're walking through can run into the tens of thousands. Then add the lot premium, the HOA, and what property taxes look like once the home is assessed as new.

None of that means don't buy new. It means tour the base model and the upgraded model, get the full option sheet in writing, and run the monthly math the same way you would on any resale.

Touring new builds this fall? Tell me which builder in the comments and I'll tell you what to watch for.

09/22/2026

Why can two Omaha homes that look almost identical sell for very different prices?

Square footage and bedroom count are only the starting point. Buyers also react to condition, updates, lot, basement finish, layout, location within the neighborhood, and how each home compares with the competition available at that moment.

That’s also why I’m careful with “the house down the street sold for X, so mine should too.” It might be a good comparable, but the differences between the homes still matter.

I break down which differences can actually move the value when comparing similar Omaha homes.

Learn why two similar Omaha homes can sell for different prices, including location, condition, updates, lot, basement, timing, and concessions.

09/21/2026

Should you sell your Omaha home as-is, or make repairs first?

“As-is” doesn’t automatically mean giving the house away, and fixing everything doesn’t automatically produce a better result. The real question is whether the likely increase in buyer appeal and sale price justifies the money, time, and hassle of the work.

I’d look at the home’s current condition, the competition buyers will compare it with, which repairs are likely to create objections, and your timeline. Sometimes preparation makes sense. Sometimes selling as-is is the smarter strategy.

I break down how Omaha sellers can think through that decision before spending money they may not need to spend.

Learn when selling a house as-is in Omaha can make sense, when targeted repairs may improve your net, and how to compare an open-market sale with a cash offer.

09/21/2026

Are you actually ready to buy a home in Omaha? Three signs you are, and two signs you're not.

Ready sign one: you know your real monthly number, not the listing price. Principal, interest, property taxes, insurance, and any HOA. If that payment fits your life comfortably, you're on solid ground.

Ready sign two: you're pre-approved, and your lender walked you through the estimated payment and closing costs before you toured a single home.

Ready sign three: you have a cushion separate from your down payment. Homes come with surprises, and ready buyers plan for them.

Not ready sign one: you're stretching to the very top of your approval amount just to win a bidding war. Comfortable beats maximum every time.

Not ready sign two: you're touring homes before you've talked to a lender. Fall in love with a home you can't finance, and everything after it looks wrong.

Save this for when you're ready. Which sign are you on? Tell me in the comments.

09/19/2026

Sunday PSA for Omaha.

We're in the last month of the farmers market season. Sundays it sets up at Aksarben Village, 9 AM to 1 PM, 67th and Mercy. Produce, baked goods, local makers, plus Inner Rail right there for lunch after.

Good excuse for a Sunday morning.

What's your go-to farmers market find?

09/17/2026

Not every home improvement pays you back when you sell. In fact, some of the most expensive projects are the ones I’d be most cautious about doing right before listing.

For Omaha sellers, I’d usually focus first on improvements that remove obvious objections and make the home feel well maintained: paint where needed, flooring issues, deferred maintenance, lighting, curb appeal, and smaller updates that improve the overall presentation.

The right improvements depend on the house, its price range, and what competing homes offer. The goal isn’t to make your home perfect. It’s to spend money where buyers are most likely to notice the difference.

I break down how I’d think through improvements before putting an Omaha home on the market.

Learn which Omaha home improvements may help before selling, which projects often miss the mark, and how to decide what is worth doing.

09/17/2026

The Fed just raised rates. Here is what actually happened, in plain English.

The Fed voted unanimously to raise its benchmark rate a quarter point, to a range of 3.75% to 4%. It is the first rate hike since 2023. Chair Warsh's message was simple: inflation is too high and has been for too long. And the Fed's own projections point to at least one more hike this year, with most officials not expecting cuts until 2028.

For Omaha buyers: mortgage rates track the 10-year Treasury more than the Fed's announcement, and that yield just climbed back above 5%. If you are buying, tighten your pre-approval and talk to your lender about locking. Waiting for rates to drop is not the play right now.

For Omaha sellers: higher rates shrink what buyers can afford at the same monthly payment. Well-priced homes will still sell. Overpriced ones will sit. Price to today's market, not last year's.

The takeaway: rates are moving up, not down. The winning move is the same as always. Buyers, buy the right house at a payment you are comfortable with. Sellers, price it right from day one.

Got a rate question? DM me and I will give you a straight answer.

09/16/2026

Rates hit 7%.

My advice to my clients: stay ready.

If it feels too soon to get ready, that's usually when you should. DM me READY and I'll run your numbers with you.

09/16/2026

Your home’s sale price and the amount you actually walk away with are two different numbers.

For Omaha sellers, the better question is usually: **What will I keep after the sale?**

Your mortgage payoff, closing costs, any negotiated buyer credits, repairs, taxes, and other transaction expenses can all affect your final proceeds. That’s why I’d rather estimate the net early than have a seller mentally spend the full sale price.

If you’re considering selling, I break down the costs that can affect what you actually keep at closing.

Learn how Omaha home sellers can estimate net proceeds, which costs may reduce the amount they keep, and why the final number depends on the sale terms.

09/16/2026

I ranked 5 Omaha suburbs for first-time buyers.

Swipe through, then tell me if I got your town wrong.

Thinking about buying? DM me BUYER and I'll send you my buyer guide.