Robert Schantz Keller Williams Realty Managing Broker

06/19/2026

Two homes can have similar square footage and layouts, yet feel completely different in value.

It often comes down to presentation, condition, and how well the space has been maintained over time.

Clean lines, updated finishes, and thoughtful design create a stronger perception the moment a buyer walks in.

Value is not just measured.
It is experienced.

06/18/2026

Buyer preferences continue to evolve, but certain trends remain consistent across markets.

Functional layouts, natural light, and updated kitchens are at the top of most lists. Outdoor space and flexibility for work or lifestyle also play a major role.

Understanding what buyers want allows sellers to position their home more effectively.

The more aligned your home is with demand, the stronger your results tend to be.

06/18/2026

A first-time buyer called me last week. Same story I hear every week now.

She has been writing offers on detached single-family homes for six months. She keeps losing. She thinks the market is broken.

The market is not broken. The strategy is.

There is no single buyer's market in San Diego right now. There are three. And the segment most first-time buyers are competing in is the one with almost no leverage.

Detached single-family is tight. Inventory down 24.7% year over year. Multiple offers are still common on the right listings.

Condos and townhomes are where the negotiating room actually lives. Days on market climbing to 40 or higher. Inventory up. Sellers willing to deal. Seller credits and rate buydowns being written.

This is not a settle-for-less argument. It is a segment-strategy argument. Buy where the leverage is now. Build equity. Position for the next move in three to five years.

And if you are shopping condos, ask your lender about the new Fannie Mae rules taking effect July 1. Some older buildings are about to become harder to finance. The right projects are also where the most leverage lives.

Full article linked below.

There is no single buyer’s market. There are three. And only one of them gives you real leverage right now.

06/17/2026

The first week on the market is the most important.

Overpricing can lead to less interest, longer days on market, and eventually price reductions that weaken your position.

Homes priced correctly attract attention immediately and can create stronger competition.

The right price is not about guessing high. It is about understanding the market and positioning strategically.

That is how you maximize results.

06/16/2026

In competitive markets, the highest offer does not always win. Terms, timing, and overall strength matter just as much as price.

Sellers are looking for certainty. Clean financing, flexible timelines, and fewer contingencies can make a significant difference.

Buyers who understand how to structure a strong offer position themselves ahead of the competition.

It is not just about offering more.
It is about offering smarter.

06/16/2026

Most San Diego landlords have never heard of a Delaware Statutory Trust. Here's what it is in plain English.
A DST lets you: ✔ Sell your rental via a 1031 exchange ✔ Invest the proceeds into professionally managed institutional real estate ✔ Defer your capital gains — same IRS rules as a standard 1031 ✔ Receive passive income distributions ✔ Never take another tenant call
Instead of buying another property yourself, you own fractional interest in a managed portfolio. Same tax deferral. None of the landlord work.
Most owners have never been shown this because most CPAs and financial advisors don't know or aren't licensed to discuss it.
Educational content only — not legal or financial advice. Consult qualified professionals. DST participation requires accredited investor status.
Reply "review" for a portfolio conversation.
Robert Schantz, Realtor® | KW San Diego Metro | 619.985.5074 CA DRE #01295699/01360786 | Educational content only. Consult qualified professionals before making decisions.

06/15/2026

Buying or selling a home is one of the biggest decisions most people make.

It involves timing, finances, emotions, and long term planning.

The process should feel guided, not overwhelming.

Having the right strategy and the right support makes the entire experience smoother and more successful.

It is not just about closing. It is about getting it right.

06/15/2026

Fannie Mae quietly published a 9-page Lender Letter in March that is about to reshape condo financing in San Diego.
LL-2026-03, dated March 18, 2026. In coordination with Freddie Mac and FHFA. Most agents have not read it. Most buyers have no idea it exists.
Three deadlines matter.
July 1, 2026. New rules on master property insurance deductibles for condo and HOA projects.
August 3, 2026. The Limited Review process is retired. New rules on reserve studies.
January 4, 2027. The reserve funding threshold rises from 10 percent to 15 percent.
Translate that. Older condo projects in San Diego that have not been funding reserves or that carry high master-policy deductibles are about to become harder to finance. Some will become ineligible for conventional loans entirely.
Buyers and sellers in those projects need to be having this conversation right now. Not in 2027.
Full breakdown coming in this week's article, arriving on Wednesday. For now read this.

Affordability and pricing skill, not the bottom, are the real story of the 2026 San Diego market.

06/14/2026

Fresh paint, updated hardware, clean landscaping, and good lighting can completely transform how a home shows.

These are not major renovations, but they have a major impact on perception.

Buyers notice the details because they signal how well a home has been maintained.

Taking the time to prepare properly often leads to better offers and smoother transactions.

06/13/2026

It is rarely just the features.

It is how the space feels, how it flows, and whether you can picture your life there.

Buyers often know within minutes when something clicks.

That is why presentation matters so much.

The goal is to create a space that feels inviting, effortless, and easy to say yes to.