Melissa Tierney, Realtor

09/09/2026

The way you transfer a property can determine how much of its value your family keeps.

The same property could face dramatically different tax consequences depending on how it changes hands. Learn about cost basis, capital gains, 1031 exchanges, and Delaware Statutory Trusts—and discover options to protect your income and reduce unnecessary losses.

Investor Seminar
September 17 | 10:30 AM
Maravilla, Santa Barbara

Bring your questions. Reserve your seat through the link in bio.

09/09/2026

You probably think as a general rule of thumb, brand new homes costs more than existing homes. But right now, that's backwards. This shows just how much.

A newly built home costs about $40k less than an existing one right now. That's because builders are cutting prices and piling on incentives to keep their inventory moving.

And that opens up a window for you to get brand new everything for less than you may expect.

DM me if you want a list of nearby new home communities offering deals like this right now to see if a new build may be in your budget after all.

09/09/2026

Today I had the chance to co-present alongside James Bean of SVN Rich Investment Real Estate Partners on one of the most misunderstood topics in real estate: the 1031 exchange.

Here’s the stat that got the room’s attention — more than 60% of exchanges fail every year. Not because the strategy is flawed. Because of misinformation.

And it’s not just property owners who get it wrong. I’ve talked with real estate agents who genuinely believed:

→ You have to exchange into the exact same type of property you’re selling (not true — “like-kind” is far broader than people think)
→ Your own CPA, attorney, or broker can act as your qualified intermediary (this alone can disqualify an entire exchange)
→ Vacant land doesn’t qualify (it often does)
→ The tax disappears forever (it’s deferred, not erased)

There are more than 45 documented myths about the 1031 exchange still circulating out there — some tracing back to research that hasn’t been updated in a decade.

This is exactly why I keep showing up to teach this material, seminar after seminar. If the professionals guiding your biggest financial decisions don’t fully understand the rules, the risk doesn’t land on them — it lands on you.

If you own investment property and have questions about how a 1031 exchange actually works for your situation, let’s talk. My next seminar is this September — send me a message or check the link in my bio for details.

James Bean

09/07/2026

Remote Work Could Be Your Affordability Answer

With remote work, where you live can be your decision instead of your employer's. And that puts more affordable places within reach.

Want to explore where that could take you? Let's connect.

For most first-time buyers, the hardest part of buying a home is making the numbers work. You budget, you save, and the finish line still feels far away.

09/04/2026

Do you realize how much pull you have right now as a buyer?

There are more sellers than buyers on the market right now. That means a lot of sellers know they’ll have to compromise a bit to get their house sold, which leaves you room to negotiate on price and terms.

Of course, exactly how much room you have depends on where you’re looking. But more and more markets are trending in favor of buyers, so let’s chat about what’s going on in our area.

Send a DM, and we’ll turn your negotiating power into a set of keys.

09/02/2026

Sellers Outnumber Buyers Right Now

Buying soon? You’ve got more pull than you might expect. Right now, there are more sellers than buyers on the market. And that means sellers know they’ll have to give a little to get their house sold. Exactly how much negotiating power you have depends on where you’re looking. So, let’s chat about how much power you have here, then turn it into a set of keys. 

08/31/2026

Thinking About Tapping into Your 401(k) To Buy a Home? Read This First.

Affordability is definitely a challenge, but that doesn’t mean tapping your 401(k) is your only way in if you want to buy.

If you're considering using your 401(k) savings for a down payment, weigh all your options and talk with a trusted financial advisor before you make any decisions. They’ll help you make a plan to fit your goals and your budget.

Lately, headlines have floated an eye-catching idea about tapping into your 401(k) to cover a down payment on a home.

08/30/2026

“I’ll never be able to afford a home in Santa Barbara.”

I hear this every single week.

So I put together 5 real ways renters are becoming homeowners here — without $1M+ in the bank. Swipe through 👉

Myth: You need $1M+ just to get in the door.
Truth: Buy the 1-bed, not the dream house.

Myth: You have to live in whatever you buy.
Truth: Let a tenant make your mortgage payment.

Myth: Roommates are just a college thing.
Truth: Rent out the rooms, keep the equity.

Myth: You can’t do this without a spouse or partner.
Truth: Buy with friends, split the down payment.

Myth: Your family can’t help until they’re gone.
Truth: Let them help you buy now, not someday.

None of this requires being a millionaire. It requires a plan.

Save this so you have it later. Send it to the friend who keeps saying “I’ll never afford it here” — this one’s for them.

08/28/2026

Quick question: what's the one word you'd use to describe this year so far?

For a lot of people, it's stressful. And when everything feels shaky, it’s easy to second-guess the move you were ready to make. But the truth is, the housing market is one thing that’s been remarkably stable.

Home prices have been relatively steady for about 4 years now. The number of homes for sale is right about where it was last year (up 2%). And mortgage rates have held in the same general 6-7% range since late 2022.

A steady market comes with a perk. You can actually plan. What works for your budget today probably won’t look all that different in a few months.

You don’t have to wait for things to calm down. The housing market’s already pretty steady. Send me a DM or drop a comment below, and let's compare the market you walked away from to the one that's here now.

08/24/2026

Most Home Sales Close – Here’s How To Keep Yours on Track

Most home sales still close, and the biggest thing that could get in the way of yours is the one thing you can actually do something about.

With the right prep, your sale has every reason to make it to the finish. So, let’s connect and get your house sold.

Few things are as rattling as the thought of your home sale falling through at the last minute, right before closing. All that waiting, all that progress, out the window.