Green Beret Realty

06/26/2026

The counteroffer — a small move that is often the difference between closing and losing a deal.

A counteroffer is your response to an offer that changes something about it. The price, the closing date, the contingencies, the inclusions, the earnest money. Anything in the contract.

Here is what most people do not realize: a counteroffer legally terminates the original offer. So if a seller counters at a higher price and the buyer walks away, the seller cannot then turn around and accept the original offer. It is gone.

That makes counteroffers a strategic move, not a casual one. I have seen sellers lose deals because they countered for another $5,000 when the buyer was already stretched and motivated — and I have seen buyers lose homes because they countered on a minor inspection item the seller took as a signal of bad faith.

A good counteroffer does three things:

One, it shows you are still at the table. The tone matters. It should feel like a move toward a deal, not a move away from one.

Two, it addresses what actually matters. Do not counter on trivial items. Save your leverage for what moves the needle.

Three, it gives the other side a reason to say yes. Price alone rarely does that. Timing, certainty, and structure often do.

Negotiating a home is its own skill set. If you want someone in your corner who has done this hundreds of times, let us talk. Link in bio.

Agency Iowa


515-214-8586/910-391-4554
[email protected]

Licensed to buy/sell real estate in Iowa

06/25/2026

Shannon working a solid for me and holding it open! Swing by and say hello to her and check out the home!

I'll be in West Des Moines this Saturday to host a lovely split level 3BR tucked away in a family friendly cul-de-sac!

06/24/2026

Appraisals — what they are, who they serve, and why they can kill deals.

An appraisal is an independent valuation of a home, ordered by the lender and conducted by a licensed appraiser. The appraiser walks the home, measures it, notes condition, and pulls recent comparable sales to form an opinion of value.

Here is the part that surprises buyers: the appraisal is not for you. It is for the lender. The lender wants to make sure they are not lending more money against a house than the house is worth. If you are buying a home for $400,000 and the appraisal comes in at $380,000, the lender will only lend against $380,000 — which means you either bring more cash, renegotiate, or walk away.

Appraisals can come in low for a few reasons. Sometimes the market has moved faster than the comps. Sometimes the home has unique features that are hard to value. Sometimes the appraiser picked weak comps. And sometimes — yes — the home is just overpriced.

What can you do about a low appraisal? Dispute it with documentation. Negotiate with the seller. Bring additional cash. Walk away. All of these are real options, and the right one depends on the specific situation.

Appraisals also are in a window. Not an exact price. So if you want to know why they often return right at the negotiated price, it's because that price is in the window of the appraisal, and they simply accept it. If it is outside the window, that's when problems arise.

This is where having an agent who has been through it matters. Questions about your situation? DM me. Link in bio.

Agency Iowa


515-214-8586/910-391-4554
[email protected]

Licensed to buy/sell real estate in Iowa

06/22/2026

Here is something the Army taught me about communication that I wish every agent understood:

The hardest conversations are the ones worth having.

In the military, we had a rule about after-action reviews: you say the hard thing out loud, even if it is uncomfortable, because the alternative is making the same mistake again. The goal is not to be nice. The goal is to get better. Softening the truth helps nobody.

I bring that to real estate.

If a seller’s price expectation is unrealistic, I will tell them before we list. Not after thirty days of no offers.

If a buyer is about to fall in love with a home that is wrong for them, I will say so. In a respectful way, but clearly.

If an inspection finding is a real problem, I will not minimize it to keep the deal alive.

None of that is the easy conversation. But it is the one that earns the right to be in this seat. Agents who only tell you what you want to hear are not representing you. They are managing you.

Now, that doesn't mean there aren't better ways to tell the truth. More effective ways to communicate. We work on that as well, but when you are about to make the biggest financial decision you might ever make, you can't afford to trade kindness for truth. I can give you both.

If you want someone who will tell you the truth, even when it is uncomfortable, I am your guy. Link in bio.

Agency Iowa


515-214-8586/910-391-4554
[email protected]

Licensed to buy/sell real estate in Iowa

06/19/2026

Why you need your own agent as a buyer — and what a buyer’s agent actually does for you.

There is a myth that you can save money by working directly with the seller’s agent. You cannot. The seller’s agent represents the seller. Their legal and ethical obligation is to the person selling the home — not you. And in most transactions, you pay nothing extra to have your own agent on your side.

Here is what a good buyer’s agent actually does:

Pulls real data on any home you are interested in. Recent comparable sales, neighborhood trends, days on market, listing history, permit activity. I do this before you make an offer, not after.

Tours homes with you and tells you the truth. Including which homes not to waste your time on. I have walked into a lot of homes and told clients, “This is not the one. Let us keep looking.”

Runs the numbers. What does the monthly payment actually look like? What are the hidden costs? What will it cost to bring this home up to where you want it? I am not guessing — I have a spreadsheet.

Writes the offer strategically. Price is only one piece. Contingencies, timeline, earnest money, credits, inspection periods — the structure of the offer is often what wins it.

Negotiates. After the offer is accepted, after the inspection, after the appraisal. The negotiation does not end when the offer is signed — it is just getting started.
Manages the process. Dozens of deadlines, documents, and moving pieces. I keep track so you do not have to.

You deserve someone whose only job is representing you. That is me. DM me anytime. Link in bio.

Agency Iowa


515-214-8586/910-391-4554
[email protected]

Licensed to buy/sell real estate in Iowa

06/17/2026

The hidden value of a corner lot — and the real drawbacks nobody talks about.

The upside: more yard, more separation from neighbors, better natural light on three sides instead of two, and often a larger footprint. Corner lots can feel more open and more private at the same time, which is a hard combination to find.

The downside: more lawn to mow, more sidewalk to shovel, more exposure to street noise and headlights, and — in most neighborhoods — more foot traffic. Drainage can be trickier. Privacy in the backyard is sometimes worse, not better, because you are exposed to two streets instead of one.

Does a corner lot command a premium? Sometimes. Depends on the neighborhood, the orientation, and the buyer pool. In some neighborhoods, corner lots sell at a premium because they feel larger. In others, they sit longer because buyers do not want the extra maintenance or the traffic.

If you are looking at a corner lot, ask yourself: do you want the extra space and the trade-offs that come with it? If yes, you might be looking at real value. If you want a quiet backyard and easy upkeep, an interior lot might be worth more to you even at the same price.

Value is personal. The right answer depends on how you live, not on what the spec sheet says.

Questions about a specific home? Contact me!

Agency Iowa


515-214-8586/910-391-4554
[email protected]

Licensed to buy/sell real estate in Iowa

06/15/2026

After twenty years in the Army, I came home and realized something about myself:

I need work that matters.

I do not mean important in a grand, historic sense. I mean work where the outcome affects a real person I can look in the eye. Work where if I mail it in, somebody pays the price. Work where doing it well actually makes someone’s life better.

A lot of jobs do not offer that. The reports go into a folder nobody reads. The meetings generate more meetings. The output is abstract and the impact is diffuse.

Real estate is different. When I help a family buy a home, they sleep in that home. When I help a seller get a better price, the difference goes into their retirement or their kid’s college fund. The impact is specific. I can see it. And the people I work with become part of my life in ways I did not expect.

That is why I do this. Not because real estate is glamorous — it is not. But because the work matters to somebody I know by name.

If you want an agent who takes your outcome personally, I am here. Link in bio.

Agency Iowa


515-214-8586/910-391-4554
[email protected]

Licensed to buy/sell real estate in Iowa

06/12/2026

How to tour a home like a buyer who knows what they are doing — a simple checklist that changes everything.

Walk the perimeter first. Before you go inside, walk around the house. Look at the grading (does water flow away from the foundation or toward it?), the siding, the roof, the windows. You can learn a lot about how the home has been maintained from the outside.

Check the basement or crawlspace early. Not last, when you are tired. Look for water stains, efflorescence (white mineral deposits on concrete), cracks, and signs of repair. Smell the air.

Run the water in every bathroom. Both hot and cold. Flush the toilets. Check water pressure. Look under the sinks for leaks or recent patches.

Open and close windows. Especially in older homes. Stuck windows are a sign of settling or a lack of maintenance.

Look at the electrical panel. You do not need to know what you are looking at — just take a photo. It tells your inspector a lot later.

Look up. Water stains on ceilings, cracks, sagging. Look at where walls meet ceilings.

Ask about the roof and HVAC age. Sellers often know, and it saves a lot of inspection surprises later.

None of this replaces a real inspection. But it helps you walk away from homes that are not worth an inspection fee to begin with.

Want to tour homes with me? DM me or contact me with info below.

Agency Iowa


515-214-8586/910-391-4554
[email protected]

Licensed to buy/sell real estate in Iowa

06/11/2026

It has come to my attention my ads weren't running!!!

Folks, I have an incredible opportunity for just about anyone looking and in a great location! Check it out!

Classic split-level in one of West Des Moines' best spots — tucked on a quiet, family-friendly cul-de-sac just minutes from Jordan Creek Town Center, parks, the aquatic center, and bike trails. Inside you'll find 1,682 sq ft of finished living space, plus generous storage in the lower level. Off the kitchen, a deck and patio step down to a well-kept backyard with recently updated landscaping and a large shed — ready for summer evenings. Well maintained, ideally located, and move-in ready. Homes on this cul-de-sac don't come up often — schedule your showing today!!!

Explore West Des Moines properties available for Sale on 344 58th Court, with MLS # 742168. Discover maps, photos, and descriptions for 344 58th Court, West Des Moines, IA 50266 on AGENCY IOWA Real Estate. This home features 3 baths, 3 bedrooms, and 1682 Sq Ft.

06/10/2026

The Des Moines metro is actually several markets stitched together. If you are relocating or just moving across town, this matters.

West side (West Des Moines, Waukee, Clive, Grimes, Urbandale). This is where the newer suburban growth is. Newer homes, strong schools, premium pricing. Competitive for buyers at most price points.

Ankeny. One of the fastest-growing cities in Iowa. Strong schools, heavy new construction, a real sense of community. Still has value relative to the west side, but the gap is closing.

East side and south side. Established neighborhoods, larger lots, more house for your money. The trade-off is older housing stock that needs more updates over time. For buyers who want to put sweat equity in, this is where the math often works best.

Downtown and the urban core (Sherman Hill, Drake, Beaverdale, East Village). Character, walkability, proximity to restaurants and culture. Pricing varies wildly by block. This is a neighborhood-by-neighborhood market, not a city-wide one.
Norwalk, Johnston, Bondurant, Pleasant Hill, Altoona. Outer-ring communities with their own identities. Each has its own price point and value equation.

The mistake I see most often: buyers treat “Des Moines” as one market. Sellers treat the west side numbers like they apply everywhere. Neither assumption holds.

If you want the real numbers for the area you are actually in, DM me or reach out to contact info below.

Agency Iowa


515-214-8586/910-391-4554
[email protected]

Licensed to buy/sell real estate in Iowa