7 Real Estate Hills I'll Die On (After 20+ Years as a Real Estate Advisor)

Blog Kristi Jenkins August 10, 2026

After more than two decades in real estate, I've learned that while every transaction is unique, certain principles hold true no matter what the market is doing.

I've worked with first-time buyers, luxury sellers, growing families, downsizers, and investors. I've seen bidding wars, shifting markets, low inventory, high interest rates, and just about every curveball real estate can throw.

Through it all, there are a few things I'll never stop believing.

These are my seven real estate hills I'll happily die on, because I've seen firsthand how they protect clients, reduce stress, and lead to better outcomes.

1. Talk to a Lender Before Touring Homes

Dream first. Shop second.

One of the most exciting parts of buying a home is touring properties.

But before you schedule your first showing, have a conversation with a trusted lender.

Getting pre-approved helps you understand:

Your buying power
Estimated monthly payments
Down payment options
Interest rates
Closing costs
Your comfortable price range

Being fully pre-approved also strengthens your position when you find the right home.

In today's market, preparation matters.

2. Buyer's Agents Should Always Call the Listing Agent Before Writing an Offer

Real estate is still a relationship business.

One phone call can reveal valuable information that isn't included in the MLS.

A conversation with the listing agent may provide insight into:

The seller's preferred timeline
Multiple-offer activity
Important contract terms
Closing flexibility
Seller priorities beyond price

The strongest offer isn't always the highest offer.

Sometimes it's the offer that best solves the seller's needs.

Communication helps uncover those opportunities.

3. Don't Tour Homes Outside Your Budget

Comparison can steal the joy from finding the right home.

It's tempting to look at homes that are just a little above your price range.

"What's another $100,000?"

In reality, that extra amount can significantly affect your monthly payment, closing costs, and long-term financial comfort.

Even more importantly, touring homes outside your budget often changes your expectations.

Suddenly, the homes that truly fit your finances start feeling like compromises, even though they may be wonderful options.

The goal isn't to find the most expensive home you can imagine.

The goal is to find the best home that fits both your lifestyle and your financial future.

4. Every Listing Deserves Professional Photography and Video

Presentation matters, online first impressions matter even more.

Today, nearly every buyer begins their home search online.

Before scheduling a showing, they've already looked through photos, watched videos, viewed floor plans, and compared listings.

Professional marketing isn't a luxury.

It's an investment.

High-quality marketing helps:

Capture buyers' attention
Increase online engagement
Showcase the home's best features
Generate more showings
Create stronger first impressions

Professional photography, cinematic video, aerial imagery when appropriate, and thoughtful marketing tell a home's story in ways that cellphone photos simply can't.

Every seller deserves that level of presentation.

5. Price Your Home Correctly From Day One

The market speaks quickly.

One of the biggest misconceptions in real estate is:

"We can always lower the price later."

While price reductions are sometimes part of the strategy, overpricing from the beginning often works against sellers.

Homes that are priced appropriately from day one typically receive the strongest attention when they're new to the market.

Overpriced homes may experience:

Fewer showings
Less online engagement
Longer time on market
Multiple price reductions
Tougher negotiations

Buyers pay attention to how long a home has been listed.

A well-priced home often creates momentum, while an overpriced home can lose it.

Pricing isn't about aiming high.

It's about positioning your home where today's market says it belongs.

6. Don't Waive a Home Inspection, With Two Important Exceptions

Being informed is always better than being surprised.

In competitive markets, buyers are sometimes encouraged to waive the home inspection to make their offer more appealing. While every situation is unique, I rarely recommend doing so because understanding the true condition of a home is one of the smartest decisions you can make.

There are only two situations where I may advise my buyers to waive the inspection contingency:

First, when the seller has already completed a pre-listing inspection with a reputable home inspection company and we've had the opportunity to thoroughly review the report before submitting an offer.

Second, when we waive the inspection contingency for strategic reasons but do not waive the inspection itself. In this case, my buyers still hire a home inspector after closing so they fully understand the home's systems, identify maintenance items, and know what to plan for in the future. It's not about negotiating repairs, it's about protecting your investment and avoiding surprises.

A professional home inspection can uncover issues that aren't always visible during a showing, including:

Roofing concerns
Plumbing or electrical issues
HVAC problems
Foundation movement
Moisture intrusion
Safety concerns

A home inspection doesn't always mean you'll walk away from a home. More often, it provides the information you need to move forward with confidence.

Knowledge is never a disadvantage. My job is to help you make informed decisions—not just win the house, but own it confidently for years to come.

7. Never Skip the Final Walkthrough

It's your last opportunity to verify everything before closing.

The excitement of closing day can make the final walkthrough feel like a formality.

It isn't.

The walkthrough gives buyers the opportunity to confirm that:

Agreed-upon repairs have been completed.
The home is in substantially the same condition.
Included appliances remain.
Fixtures are still in place.
No unexpected damage has occurred before closing.

While most transactions go smoothly, this final step provides valuable peace of mind before ownership officially transfers.

After all the preparation, negotiations, and paperwork, the final walkthrough is your opportunity to make sure everything is exactly as expected before you receive the keys.

Why These Principles Never Change

Real estate trends come and go.

Interest rates fluctuate.

Inventory rises and falls.

Technology continues to evolve.

But these principles have remained true throughout every market I've experienced.

They're rooted in something bigger than contracts or negotiations.

They're about helping people make informed decisions.

Because buying or selling a home isn't just a financial transaction.

It's one of life's biggest milestones.

My job isn't to pressure clients into making quick decisions.

It's to provide honest advice, protect their interests, and guide them through the process with confidence.

Real estate is about much more than contracts, pricing strategies, and closing dates. It's about helping people make confident decisions during one of the biggest financial and emotional milestones of their lives.

These seven principles have guided my approach throughout my career because they've consistently helped buyers and sellers avoid costly mistakes and achieve better outcomes. While every situation is different, the goal is always the same: provide honest advice, thoughtful guidance, and an experience built on trust, not pressure.

Whether you're buying your first home, selling your forever home, or simply thinking about your next move, surrounding yourself with knowledgeable professionals can make all the difference.

If you have questions about today's market or would like personalized guidance based on your goals, I'd love to help you navigate the journey with confidence.