HōM 406

09/11/2026

Three lender names. Not one.

Nine in 10 buyers overpay on their mortgage because they never compared offers — about $3,343 a year. Bankrate asked nine agents nationally what we tell our clients, and this is mine: it makes no difference to me who you choose, it makes a difference whether you're successful.

Link in bio.

09/11/2026

Bankrate asked nine agents around the country what they tell clients about getting a mortgage. Erin told them what I tell everyone in Bozeman: get three names, not one.

Nearly nine in 10 buyers pay more than they should, and it averages $3,343 a year. That's a car payment you're handing over for nothing.

And if you don't like your lender — leave. It's not going to get better.

Finding the right mortgage lender can save you money and time. I got the inside scoop from a few trusted homebuying sources — Realtors.

09/10/2026

Have you worked with us at HōM 406 or Erin when she was at any previous firm?

Sharing your experience will help others find us first. Your referral is a great compliment and we would be thankful if you took a minute to share why HōM 406 was the right fit when you bought or sold.

Post a review to our profile on Google

09/10/2026

It's not all work at HōM 406, we volunteer too! And I couldn't be more excited to support the Fairy Village at Bozeman's Rotary Park. Open for the next three weeks. Engage your enchanted delight, and go explore these works of art!

09/09/2026

We walk into a listing presentation carrying a week of work, set it on the counter, and leave it there.

The comps. The street. The read on the market that took years to build. Handed to somebody who has not agreed to work with us, and half the time it walks straight to the agent who takes the listing.

If you do not earn it, you eat the time. Nobody else eats it. You do.

So change the order. Ask them what they think it is worth. Listen. Find out whether you are in the same market before you go build the whole thing.

Same practice. Different sequence.

That is the curriculum. Learn with HōM 406.

08/25/2026

Nearly one in four investment properties in this valley hasn’t changed hands in fifteen years. I pulled every residential parcel in Gallatin County and the last deed date on it to find that out.
More than half the residential properties here aren’t somebody’s primary home. Of those, 23% haven’t transferred in fifteen years, and 10% haven’t transferred in twenty-five.

Here’s what that means on a tax return, and why 1031 exchanges exist — including the part most people mishear.
Article linked in the comments. If you’re sitting on one of these, send me a message. I moved $15M in exchanges in a single year, including a reverse exchange, and protected every dollar.

08/24/2026

There are some important changes in condo lending that have taken place. No longer is a project restricted from financing if one owner owns more than 50% of the project. This is huge for builders or single owners that might want to sell individual units.

The HOA reserve requirements just went from 10% to 15% of the operating budget (unless your project has 10 or fewer units). So condo peeps, prepare for your HOA to up the reserves to keep your project qualified for financing.

Fannie Mae and Freddie Mac have eliminated limited reviews for condominium financing, raising concerns about transaction delays, but other rule changes—such as a waiver for smaller buildings and elimination of a maximum percentage of investor-owned units—should ease underwriting. Still, a new, h...

08/18/2026

For my practitioner followers: how many of the fires 🔥 you put out in the last month were actually yours to handle?

About ten years ago, I realized I was handling fires that weren't mine. At 9 pm, after that glass of wine... and then I realized a different way. Now I teach that way. The way to stop being the fire blanket for the other agent, or lender in the transaction.

Want to do it differently? Have dinner with your family, and actually be present?

Join me for a 90 minute session - and explore what could be possible. You'll like it here.

https://hom406.com/homcreate/

08/12/2026

98.3% versus 81.5%.
Belgrade sellers closed at 98.3% of original list price over the last twelve months. Big Sky sellers closed at 81.5%.
Same valley. Same twelve months. Plenty of agents work both.
So the gap isn't the agent. It's the product. Big Sky is a recreation market — second homes, bought with disposable income, by people who can simply decide not to. Belgrade houses the folks who commute to Bozeman and Big Sky to work. One of those markets can pause. The other can't.
Most sellers are frustrated that 2026 isn't 2022. Fewer think to ask which of these two markets their house actually lives in.
That's the question worth asking before you list. Full breakdown in the comments. Or call us — the truth is the best tool we've got.

08/09/2026

Transacting in real estate shouldn’t be a full time job FOR YOU. Curious how to do it differently? Check out our HōM 406 Real Estate Guide. Link in bio.