Disclosures with Nick & Dave

About Disclosures with Nick & Dave

Disclosures is a real estate podcast from Nick Aufenkamp and Dave Miller of The Tartan Team in Southwest Washington. Nick is a broker and longtime consumer advocate; Dave came up in the trades — cabinet making, finish carpentry, his own electrical company — and has renovated and house-hacked his way through real estate himself. Between them they get into what's actually going on in a transaction and inside a house: what's worth paying for, what isn't, where the industry earns its keep, and where it quietly doesn't. No hype, no script — just two friends who take homes seriously and don't mind saying the uncomfortable part out loud. The name covers the rest. Want to connect with us? Visit thetartanteam.com/book

Publisher

Nick Aufenkamp and Dave Miller | The Tartan Team

Category

business · leisure

Language

en

Explicit

No

First episode

8 Jun 2026

Latest episode

30 Sept 2026

Latest episodes

14 episodes in the feed.

1. 

   30 Sept 2026

   What to Look For When Touring a House — From a Guy Who Built Them

   Most people tour a house the way the listing agent wants them to: kitchen, primary suite, backyard, done. Dave spent years in construction before he sold real estate, and he tours a house the way a builder does — water first, structure second, systems third, and the pretty stuff last. In this episode he walks through his method, using a 1960s house we toured together the week before as the running example: patchwork plumbing, a stone facade pulling off the wall, floor joists replaced with the wrong size, and a ceiling hump where somebody took out a wall. We cover: – Why the age of a house tells you what to look for before you walk in – "Think like water": roof, gutters, downspouts, grade, and where the rain ends up – Flashing, siding, and the window corners where rot starts – What to do with smell when you open the door – Floors, ceilings, and the difference between a drywall crack and a structural one – HVAC, electrical, and plumbing: what ages out, what insurers flag, and how to tell a pro's work from an uncle's – Sewer lines, septic, and wells — the part nobody budgets for – The floor plan: the other thing you can't change – Why market conditions decide whether any of this is leverage or just eyes-open budgeting Download the touring checklist: [link] Book a Strategy Call: https://www.thetartanteam.com/book (https://www.thetartanteam.com/book) Nick Aufenkamp — nick@thetartanteam.com (mailto:nick@thetartanteam.com) Dave Miller — dave@thetartanteam.com (mailto:dave@thetartanteam.com) The Tartan Team, affiliated with Real Broker, LLC | Clark County, WA Chapters: 00:00 Who gets to do the intro 01:27 This week: how to tour a house 02:21 The listing agent knows the house; the buyer's agent is walking in cold 04:31 Why Dave drives this one 07:12 Before you walk in: age of the house and where it sits 11:38 The 1960s house we toured last week 13:33 Why agents steer people to new construction 18:33 Market conditions decide what this list is for 21:11 Bring an inspector's checklist 22:10 Think like water 23:48 Walking up: roof, gutters, downspouts, grade 25:32 Basements, crawl spaces, and why concrete isn't waterproof 27:08 Siding, flashing, and the window corners 29:37 The stone facade that's pulling off the wall 32:22 Windows, and why they're sneaky expensive 34:41 Through the door: staining and smell 37:07 Floors, joists, and squeaks 38:36 The ceiling hump where a wall used to be 40:06 Drywall crack vs. structural crack 44:46 The three mechanical systems 45:29 Knob-and-tube, galvanized pipe, and old copper 48:08 Pro or uncle? Permits and the orderliness test 50:38 Take a photo, ask a friend in the trades 52:01 Electrical capacity for EVs and heat pumps 52:43 Sewer lines, septic, and wells 56:23 What you didn't hear us mention: finishes 56:45 The floor plan is the other thing you can't change 1:00:20 Wrap-up: triage, and tour a house with us #RealEstate #HomeBuying #HomeInspection #FirstTimeHomeBuyer #HouseTour #WashingtonRealEstate #ClarkCounty #VancouverWA #OldHouse

2. 

   22 Sept 2026

   Can You Buy a House Without a Realtor? Two Agents Say Yes.

   Buying a Home Without an Agent — Why, How, and Who Shouldn't Two agents on whether you need one. Short answer: no. Longer answer: it depends on the market, the property, and you. In this episode: Why people do it. Money first — an unrepresented buyer typically shows up with 2.25–2.75% of the purchase price that a seller would otherwise pay to a buyer's agent. On a $650,000 house that's about $15,000, usable as a stronger offer in competition or a lower price when a house has been sitting. Beyond money: protection from a bad agent, and no one whose paycheck depends on you closing. How you get in. Open houses, showing services, portal tour requests (expect a pitch), or the listing agent directly. The key is the client/customer distinction: the listing agent already has a client. You're a customer, and showing a listing to a customer is part of their job. The non-agency disclosure. Offer to sign one. It's not an agreement; it recognizes who represents whom and heads off the listing agent's biggest worry. Why listing agents push back. Some of it is commission. Some of it is real: implied-agency liability, and the risk that an inexperienced buyer doesn't perform. Show up with a pre-approval, know the terminology, and name who's in your corner. Writing the offer. The listing agent can supply the standard forms and explain the mechanics — on the seller's behalf, not yours. What they can't do is advise you. Not even "you should include an inspection contingency." If they won't help with the forms, a real estate attorney will, usually for under $1,000. Who shouldn't. Buyers of complex properties (acreage, septic, wells, historic homes, luxury systems) without the knowledge to evaluate them. High earners whose time is worth more than the commission. Anyone who knows they get emotional in negotiations. The pitfall. Tunnel vision. Finding the house that checks every box and losing the clarity to negotiate. Questions to ask yourself: What's the market doing right now? How complex is the property? Do I have the time, and the temperament? Who's my outside voice? Coming up: Dave's takeaways from Build Show Live, and an episode on listing agents who don't do their jobs. Book a Strategy Call: https://thetartanteam.com/book (https://thetartanteam.com/book) Reach us: nick@thetartanteam.com (mailto:nick@thetartanteam.com) | dave@thetartanteam.com (mailto:dave@thetartanteam.com) Chapters 00:00 Take two, and Dave's back from Build Show Live 02:15 This week: buying a home without an agent 05:29 Is it really like performing your own surgery? 07:20 Two agents, honest about representation 08:33 The market matters: 2021 vs. now 11:15 Why do it? Money — and who really pays the buyer's agent 17:21 The $15,000 math 20:13 Beyond money: protection from a bad agent, aligned incentives 26:59 How do you get in the door? 30:14 Client vs. customer (the car-lot test) 32:08 The non-agency disclosure 34:46 Why listing agents hesitate — the cynical take and the real risks 38:23 How to be taken seriously 41:45 Writing the offer: what a listing agent can and can't do 44:28 When the listing agent won't play ball 48:06 "It's my job to protect the seller, not you" 50:22 Who should — and shouldn't — represent themselves 57:43 The EQ factor and the tunnel-vision trap 1:02:18 Can you buy without a Realtor? Absolutely. 1:04:09 Wrap-up

3. 

   10 Sept 2026

   Dual Agency in Washington: When One Agent Represents Both Sides

   One agent representing both the buyer and the seller in the same transaction. It's legal in Washington, it happens constantly, and most people consent to it without knowing they did — it's a checkbox buried in the listing agreement. In this episode, Dave and I break down what Washington actually calls "limited dual agency," why the state added the word limited, and what it means for you when your agent can no longer advocate for either side. We walk through a real pricing scenario to show exactly where the conflict lives, and we talk honestly about why an agent might want the arrangement anyway. We also draw the line between limited dual agency and designated dual agency — two different agents at the same brokerage — because those two things get lumped together and they carry very different risk. One we'd avoid almost every time. The other is mostly fine, with a couple of specific exceptions worth knowing. Plus: the six duties your agent owes you under Washington law, and the one duty that never expires. We also correct two things we got wrong in last week's First Look episode. ⏱ Chapters 0:00 — A short week, a building conference, and $18 shipping 1:56 — Recap: last week's First Look episode 2:53 — Is a "disclosure" actually disclosing anything? 5:54 — Correcting the record on dual agency bans 7:50 — Are Washington agents fiduciaries? Not technically 10:10 — What "limited dual agent" means in Washington 11:11 — Why the state added the word "limited" 14:07 — A $720K example: where the conflict actually lives 16:54 — So why do agents do it? Double-ending the deal 18:54 — Does a discounted commission make up for lost negotiation? 19:49 — The open house scenario and the unrepresented buyer 23:47 — The one case Nick would consider it 26:13 — Designated dual agency: two agents, one brokerage 28:52 — Why brokerage size changes the risk 33:43 — When designated agency should concern you 36:36 — Confidentiality leaks happen regardless of brokerage 37:36 — The verdict on both kinds 40:06 — OLD CAR: the six duties your agent owes you 45:22 — The duty that never expires 47:02 — Incentives, and why understanding them matters 50:46 — Next week: unrepresented buyers and private listings Thinking about buying or selling in Clark County? Book a strategy call: https://www.thetartanteam.com/book (https://www.thetartanteam.com/book) Nick Aufenkamp & Dave Miller | Brokers, The Tartan Team (affiliated with Real Broker, LLC) nick@thetartanteam.com (mailto:nick@thetartanteam.com) | dave@thetartanteam.com (mailto:dave@thetartanteam.com) 360.281.8938 thetartanteam.com (http://thetartanteam.com) Writing on real estate incentives and reform: realtorgonerogue.substack.com (http://realtorgonerogue.substack.com) Disclosures is a weekly conversation about how residential real estate actually works — the paperwork, the incentives, and the parts nobody explains at the closing table. Nothing here is legal advice. Real estate law varies significantly by state; confirm anything that applies to your own transaction.

4. 

   3 Sept 2026

   Compass vs. Northwest MLS: What the "First Look" Settlement Means for Washington Sellers and Buyers

   Compass and Northwest MLS just ended a 16-month legal fight over private exclusive listings. The result is a brand-new listing status called First Look, live in NWMLS as of September 4, 2026. In this episode, Dave and I walk through what actually happened, what First Look does, who benefits, and what to ask your agent before you agree to it. We cover: – How the lawsuit started (fines, feed cutoffs, and Compass's three-phase marketing strategy) – Compass's "seller choice" argument and why NWMLS called private exclusives bad for consumers – What First Look is: up to 21 days in the MLS with no public days-on-market, no price history, optional syndication, and showings and offers allowed – First Look vs. Coming Soon — similar names, different rules – The best-case argument for First Look (testing a price when comps are thin) – The part agents don't volunteer: lead capture, Zillow's referral fees, and why a limited-exposure listing is good for the brokerage – Dual agency in Washington and why you don't have to consent to it – What this means for buyers who don't have an agent yet – Clark County note: most of us are on RMLS, not NWMLS, but you'll still hear this pitch The short version: First Look isn't good or bad on its own. It depends on the property, the market, and the agent's motivations. Ask them to defend the strategy. Book a Strategy Call: https://www.thetartanteam.com/book (https://www.thetartanteam.com/book) Nick Aufenkamp — nick@thetartanteam.com (mailto:nick@thetartanteam.com) Dave Miller — dave@thetartanteam.com (mailto:dave@thetartanteam.com) The Tartan Team, affiliated with Real Broker, LLC | Clark County, WA Realtor Gone Rogue (Nick's Substack on real estate incentives and reform): https://realtorgonerogue.substack.com (https://realtorgonerogue.substack.com) Chapters: 00:00 Catching up: whale watching and BC wildfires 02:50 Compass settles with Northwest MLS after 16 months 05:07 Why Clark County (on RMLS) should still care 09:20 How the lawsuit started: private exclusives, fines, a feed cutoff 13:01 Compass's argument: seller choice and "negative insights" 16:09 NWMLS's argument: the cooperative, appraisals, fair housing 21:31 The settlement: what First Look is 26:46 The best case for First Look 34:54 First Look vs. Coming Soon 38:15 What's in it for the agent: lead capture and Zillow 41:37 Dual agency is still legal in Washington 47:56 What sellers should ask before agreeing to First Look 55:00 What this means for buyers without an agent 56:27 Next episode tease and closing thoughts #RealEstate #Compass #NorthwestMLS #FirstLook #WashingtonRealEstate #HomeSelling #ClarkCounty #VancouverWA #DualAgency #PrivateListings

5. 

   14 Aug 2026

   What to Fix, What to Skip, What to Never Touch When Selling a House

   "What should we fix before we list?" is the question we get right after "what's my house worth?" — and the honest answer is that it depends on which of two very different problems you're solving. Defensive spending is the roof, the furnace, the panel, the crawl space. It doesn't make anyone fall in love with your house. It keeps your deal from dying during inspection or appraisal. Right now, with fall-out rates where they are, this is the side that's underrated. Offensive spending is the kitchen, the paint, the flooring, the front door. It creates the emotional reaction that makes someone want the house. It's also where people lose the most money by overspending. What we cover: Why the same repair swings value wildly depending on the neighborhood — Evergreen Highway vs. a Ridgefield subdivision built since 2020 FHA and VA appraisal rules on roofs, and why conventional loans get held up too How to figure out who your likely buyer is, and why that determines your repair list The inspection period, and how a surprise turns into a credit demand Competing against new construction going up down the street Why you rarely get a dollar-for-dollar return on defensive work — and why it can still be the right call Two identical 1997 houses, one with a new roof, listed $15,000 apart. Which one sells? Why cheap work is often worse than no work at all The modest kitchen remodel vs. the full gut, and where the return falls off a cliff The Cost vs. Value report, what it measures, and how to read it Why flippers can make the math work when you can't What renovation actually costs, compared to what HGTV tells you it costs The two highest-return items in most 1990s houses, and they're both doors Staging: the industry stats are oversold, and it's still close to non-negotiable Running example throughout: a 1997 Fisher's Landing home, original condition, comps in the low $600s. Part two of two. Last week we covered how homes actually get priced. Cost vs. Value report (Zonda, 2025 edition): https://www.costvsvalue.com/ (https://www.costvsvalue.com/) Book a strategy call: https://www.thetartanteam.com/book (https://www.thetartanteam.com/book) Questions or episode requests: nick@thetartanteam.com (mailto:nick@thetartanteam.com) | dave@thetartanteam.com (mailto:dave@thetartanteam.com) 00:00 Intro 01:50 What should I fix before I list? 04:11 Evergreen Highway vs. Ridgefield 05:35 Defensive vs. offensive 07:46 Why defensive matters more right now 08:58 Offensive: creating desire 09:58 Trends, and the 10% who don't follow them 13:12 The example: a 1997 Fisher's Landing house 15:07 FHA, VA, and the appraisal 19:43 Surviving the inspection period 20:28 Competing with new construction 22:19 The timeline problem 24:06 Why you rarely get a full return 27:16 Two identical houses, $15,000 apart 28:10 Cheap work is worse than no work 31:05 The modest kitchen remodel 37:08 Cost vs. Value: the numbers 40:42 So why do flippers do it? 42:04 HGTV budgets aren't real 44:09 Where renovation projects go wrong 47:31 The highest-return items nobody thinks about 50:18 The hardwood floor problem 51:07 The takeaway 53:13 Staging 59:36 Where to find us

6. 

   5 Aug 2026

   Three Ways to Price a Home. Two of Them Are Traps.

   Real estate school doesn't teach you how to price a home. That's not an exaggeration — the licensing course spends almost no time on how to build a comparative market analysis. So agents figure it out on their own, which is why three agents can walk the same house and give you three different numbers. In this episode we break down how a broker price opinion actually gets built, and then get into the part most agents won't say out loud: there are two well-known playbooks for pricing a listing appointment, and neither one is about getting you the most money. What we cover: What "fair market value" actually means, and why nobody can hand you a formula for it Appraisal vs. broker price opinion — and why appraisers get to see the contract price before they value the house How we build a CMA: 12-month comps, adjustments, and why sold comps outweigh pendings and actives Why the listing down the street at $775 that's been sitting 120 days tells you almost nothing The roughly 20% of pricing that no data set captures — light, layout, finish quality, what's behind the house Zestimates: what they're good at and where they lag Buying the listing — inflating the number to win your business, and what it costs you six months later Phoning it in — weighting comps low to guarantee a fast sale, and why a great track record can be a performative metric Who should actually price high, and what it requires of you Who should price low, and when that's a legitimate trade-off rather than a giveaway Why fair market is the default recommendation, and the one case where it isn't The plan B conversation to have before you sign anything Running example throughout: a four bed, two and a half bath home around $690,000–$700,000 in Clark County. Part one of two. Next week we get into condition, prep, and which improvements are worth making before you list. Book a strategy call: https://www.thetartanteam.com/book (https://www.thetartanteam.com/book) Questions or episode requests: nick@thetartanteam.com (mailto:nick@thetartanteam.com) | dave@thetartanteam.com (mailto:dave@thetartanteam.com) 00:00 Intro 01:21 Real estate school doesn't teach pricing 01:42 The three pricing strategies 03:55 What "fair market value" actually means 06:32 Appraisal vs. broker price opinion 08:21 How a CMA gets built 10:46 Sold, pending, active — what counts and how much 13:53 The 20% no data set captures 17:25 What to ask your listing agent 18:42 Zestimates and where they lag 19:31 Why walking the property changes the number 22:42 The playbook: buying the listing 29:04 The playbook: underpricing for a fast sale 34:35 Do your own research 35:58 Pricing high: who it's for, what it costs 43:49 Pricing low: who it's for, what it costs 47:30 Pricing at fair market 51:45 The takeaway 54:17 Plan B, before you sign 56:55 Where to find us

7. 

   29 Jul 2026

   Two Homebuyer Fees Worth Negotiating. The Rest, Not So Much.

   Most buyers see a full breakdown of their closing costs for the first time at signing — a few days before they get keys. By then there's nothing to do about it. In this episode we walk the buyer/borrower closing cost estimate sheet line by line and sort every item into three buckets: fixed, negotiable, and negotiable-but-not-worth-your-time. What we cover: Why you'll see several versions of what looks like the same sheet, and who sends each one Down payment minimums, mortgage insurance, and down payment assistance programs Lender and origination fees — the one line where shopping can save you $3,000–$5,000 APR vs. the advertised interest rate, and why the total is the only number that matters When the cheapest lender is the right call, and when it isn't Appraisal fees ($500–$900), why the lender picks the appraiser, and why you pay for it anyway Home inspection ($600–$1,100), when it's worth going further, and the one market condition where buyers skipped it Title insurance: two separate policies, who pays for which, and why one of them feels redundant Escrow, recording fees, prepaid taxes and interest — and why your escrow account looks so big Homeowners insurance, the one prepaid you actually get to shop Why buyer agent commission doesn't appear on this sheet — and why that's worth understanding If there are two takeaways: negotiate your agent's compensation, and shop your lender. Those are the numbers that move. Book a strategy call: https://www.thetartanteam.com/book (https://www.thetartanteam.com/book) Questions or episode requests: nick@thetartanteam.com (mailto:nick@thetartanteam.com) | dave@thetartanteam.com (mailto:dave@thetartanteam.com)

8. 

   22 Jul 2026

   Builder Incentives Explained: Rate Buy Downs, Closing Cost Credits, and More

   Walk into a model home in Clark County and you'll see a headline number: $30,000, $35,000 in "flex cash." Nobody hands you thirty-five grand out of generosity. Here's where it comes from, and how to actually use it. Nick spent two and a half years at New Tradition Homes before starting The Tartan Team, and has since represented buyers with most of the builders in the county. This week we walk through the full menu of builder incentives — temporary rate buydowns, permanent buydowns, closing cost credits, design center allowances, and straight price reductions — what each one is really worth, and which one fits which buyer. Along the way: why a builder will give you $35,000 in almost any form EXCEPT off the purchase price (it's about comps and appraisals, not stubbornness), why the model home isn't the base model, what your design studio upgrades actually return at resale, the $700 trim-color charge and the surprisingly reasonable explanation behind it, the lending cap that can quietly send part of your incentive back to the builder, and why the sales rep in the model — who isn't your enemy — also isn't your agent. Run your own offer through it: https://www.thetartanteam.com/calculators/builder-incentives (https://www.thetartanteam.com/calculators/builder-incentives) It takes one incentive amount, deploys it all five ways side by side, checks it against your loan's legal cap, and ranks the options by what you actually keep over the years you'll own the home. Change the hold period and the answer flips — which is the point. New to the show? Episode 6 covers the Vancouver vs. Portland tax question, including the excise tax that shapes a lot of the math here. Questions about a specific community or builder? https://www.thetartanteam.com/book (https://www.thetartanteam.com/book) Disclosures with Nick & Dave · Episode 7 CHAPTERS 0:00 – Intro 1:03 – Nick's builder background 2:34 – The $35,000 headline: where does it come from? 3:55 – Option 1: temporary rate buydowns (2-1, 3-2-1) 5:58 – You still have to qualify at the full rate 6:53 – A buydown is really prepaid interest 7:52 – Option 2: permanent rate buydowns 9:49 – What a point actually costs 11:47 – Option 3: closing cost credits 13:53 – The fees first-time buyers don't budget for 16:41 – Why it can't go toward your down payment 19:44 – Option 4: design center and upgrade credits 22:20 – Pre-sale vs. move-in ready: where the room is 23:40 – What upgrades return at resale 25:40 – The design studio as a profit center 27:10 – The worst way to use an upgrade credit 28:36 – The model home isn't the base model 30:30 – Buy from the builder, or after closing? 31:23 – A buyer who took the base finishes 34:45 – The $700 trim color, explained 35:45 – Option 5: just take it off the price 36:42 – Why builders resist a price cut 39:23 – Comps, appraisals, and the recorded sale price 41:56 – How builders can afford any of this 45:37 – So which should you choose? 47:57 – The case for a permanent buydown 52:06 – The cap nobody mentions 54:19 – Where unused incentive money goes 55:00 – Register your agent before you tour 57:24 – Builder commission vs. our flat fee 58:47 – Wrap-up

9. 

   15 Jul 2026

   Is Vancouver, WA Really Cheaper Than Portland, OR on Taxes?

   Everyone in the Portland metro "knows" Washington wins on taxes. But in truth, it's more complicated than that — and for some people, Oregon actually comes out ahead. This week on Disclosures, we put Clark County (WA) and Multnomah County (OR) side by side: no income tax in Washington vs. Oregon's tiered income tax, Washington's excise tax on selling (roughly $16,855 on a $1M home in the Vancouver area vs. nothing in Oregon), the property-tax gap that's smaller than most people think, Portland's stacked local levies (SHS and Preschool-for-All), estate tax on both sides of the river, and the remote-work question a lot of Nike and Intel employees are quietly asking: can I live in Washington, work for a Portland employer, and stop paying Oregon income tax? The short version: over a 10-year horizon, Washington usually wins. But if you're earning in Oregon, selling quickly, or flipping, the math can flip on you. We walk through when each side makes sense — and roughly where the break-even lands. Run your own numbers with our rent-vs-own calculator: https://www.thetartanteam.com/calculators/rent-vs-own (https://www.thetartanteam.com/calculators/rent-vs-own) New to the show? Episode 5 covers whether buying still beats renting at all — the groundwork for a lot of this one. Not tax advice — we say so about six times on the show, and we mean it. We're brokers, not CPAs. If you'd rather talk it through, or want a referral to a good local CPA, reach out: https://www.thetartanteam.com/book (https://www.thetartanteam.com/book) Disclosures with Nick & Dave · Episode 6 CHAPTERS 0:00 – Taxes: the topic everyone thinks they've got figured out 2:57 – The short answer, before we complicate it 3:47 – No income tax in Washington vs. Oregon's tiered rates 5:30 – The excise tax that surprises every Washington seller 6:18 – Excise vs. "deed tax": what the charge actually is 8:27 – How the excise brackets really work 10:00 – Property tax: Clark County vs. Multnomah 14:01 – Portland's local layers: SHS and Preschool-for-All 15:53 – "Portland's Weirdly High Taxes" — second only to NYC 19:19 – No sales tax in Oregon (and where the jobs are) 19:59 – Live in Washington, work in Portland — do you still owe Oregon? 20:50 – The rule that decides it: presence, not paycheck 24:56 – Oregon's real win: the Best Buy run 27:38 – Break-even: how many years until Washington wins? 29:38 – Rent vs. own, and the tax that eats your gains 32:08 – Estate tax on both sides of the river 36:42 – What the excise tax does to house flipping 40:26 – Landing: where you earn changes everything 42:51 – Money isn't everything (the honest caveat) 45:26 – Wrap-up

10. 

    7 Jul 2026

    Renting Is Cheaper Right Now. Here's When Buying Still Wins.

    Renting a home in most major metros right now is about 37% cheaper per month than owning the same home. We're realtors, and we're telling you that anyway. This week on Disclosures, we dig into whether homeownership is still the American dream — or whether the dream itself needs redefining. We get into the dispute over the average first-time buyer's age (NAR says 40; the Mortgage Bankers Association says closer to 32 — and the difference in how they count matters), the $141,000 household income now required for the median U.S. home, why the buy-vs-rent break-even has stretched from 5–7 years to roughly 10 at today's rates, and the transaction costs that quietly eat $50,000 of equity faster than most sellers expect. Then we take on the "dream home" itself. The house with everything you could imagine often comes with a payment that kills every other dream you have. We'd rather help you find the home that funds your life than the one that displays it. Talk through your own situation with us: https://www.thetartanteam.com/book (https://www.thetartanteam.com/book) Also mentioned in this episode: Nick's coverage of Zillow v. MRED at Realtor Gone Rogue: https://realtorgonerogue.substack.com (https://realtorgonerogue.substack.com) CHAPTERS 0:00 – Back from Chicago: Zillow v. MRED 1:21 – A July 4th phone call from Compass CEO Robert Reffkin 2:51 – Is homeownership still the American Dream? 6:01 – Is the average first-time buyer really 40? (NAR vs. MBA) 8:05 – $32k gifts and the $141k income question 10:38 – Renting is 37% cheaper per month — the math 12:08 – The net worth gap: $430k vs. $10k 13:40 – Why the buy-vs-rent break-even is now ~10 years 14:40 – The forced-savings effect (and the disciplined-renter loophole) 17:06 – The real reasons people buy: stability, control, roots 23:19 – The "forever home" myth 25:57 – Transaction costs: how 9–10% eats $50k of equity 28:02 – Is 6% actually an outlier? Rates in historical context 30:31 – Redefining the dream home 36:00 – Buy what's important, not more 38:38 – Why most agents won't tell you to rent (we will) 40:19 – Frenzy regret and the lock-in effect 43:21 – Don't rush: our closing advice 45:56 – Wrap-up

11. 

    30 Jun 2026

    Why We Charge Flat-Fee to Buy — but Percentage to Sell

    Last week we made the case for flat-fee, retainer-based buyer agency — so why does the listing side go back to a percentage? Because when you're selling, a percentage points in the same direction you do: you both want a higher number. Flat-fee listing rewards closing fast, not selling well. Nick and Dave break down how the Tartan Team represents sellers across three tiers — full service, limited service, and hourly consulting — what it actually costs to market a home, the value of a negotiation buffer, and where the flat-fee MLS platforms fit in. Chapters 00:00 — Cold open: rain, fireworks, and the PNW 01:41 — Teaser: the Zillow–MRED hearing in Chicago (more next week) 03:04 — Why the sell side goes back to percentages 05:37 — Aligned incentives: when commission actually works 08:32 — How flat-fee listings turn into a volume game 09:24 — Full service: 3% to $600K, 1.5% above — and why 10:24 — What it actually costs to market a home 12:50 — Who full service is for 16:21 — Limited service: judgment and legal cover, less in-person 18:24 — Open houses and the negotiation buffer 23:31 — Emotional pricing and stale listings 26:57 — Flat-fee platforms, and why we don't compete there 33:10 — Non-agency consulting for true FSBOs 34:50 — Pushback welcome + how to reach us Mentioned in this episode Listing fee comparison calculator → https://www.thetartanteam.com/pricing (https://www.thetartanteam.com/pricing) How we sell → https://www.thetartanteam.com/sell (https://www.thetartanteam.com/sell) Last week's buyer-agency episode → https://youtu.be/Z749WWb_gJQ?si=L-e7RhDaMhMRfXgq (https://youtu.be/Z749WWb_gJQ?si=L-e7RhDaMhMRfXgq) Thinking about selling? Book a strategy call → https://www.thetartanteam.com/book (https://www.thetartanteam.com/book) Reach us directly: nick@thetartanteam.com (mailto:nick@thetartanteam.com) · dave@thetartanteam.com (mailto:dave@thetartanteam.com)

12. 

    23 Jun 2026

    Why We Charge a Retainer to Help You Buy a House

    Every other buyer's agent in Clark County will work with you for free up front and only get paid when you close. So why do we ask for a retainer before we start? Because "free until closing" isn't actually free — it just hides the cost, and worse, it quietly works against you. When an agent only gets paid if you buy, every month that passes without a deal turns into pressure: pressure to overlook the water in the basement, to talk you into the house that's good enough, to close something before the contract runs out. A lot of the complaints behind the NAR lawsuit came out of exactly that dynamic. In episode 3 of Disclosures, Nick and Dave break down how the retainer fixes it. When we're fairly paid for our time regardless of outcome, we can do the thing a good agent should be able to do: tell you not to buy. Re-sign the lease. Walk away. No hard feelings, no hidden incentive pulling the other direction. We also lay out the full model for the first time — three tiers of buyer representation, what each one costs, who each one is for, and the honest tradeoffs (including the parts we're still working through, like making the retainer workable for first-time buyers). If you've ever felt your agent get a little too eager as the clock ran down, this one explains why — and what a different model looks like. The model, in plain numbers: • Full Service — $15,000 flat (not a percentage), $3,000 retainer up front, credited toward the total at closing. We're with you for everything: search, showings, inspections, offers, negotiation. • Limited Service — $9,000 flat, $1,500 retainer. Virtual buyer agency for confident buyers who tour on their own; you're paying for our judgment, negotiation, and contract protection, not our drive time. • DIY Consulting — $450/hr, non-agency. A sounding board when you want to run the process yourself but check your thinking at the key moments. Retainers are collected at signing and exist to keep our incentives aligned with yours. Want to connect further? Reach out directly: nick@thetartanteam.com (mailto:nick@thetartanteam.com) | dave@thetartanteam.com (mailto:dave@thetartanteam.com) Book a strategy call: https://www.thetartanteam.com/book (https://www.thetartanteam.com/book) More at thetartanteam.com (http://thetartanteam.com) Timestamps: 00:00 Recording in person for the first time 01:12 Recap: what we covered in episode 2 02:39 The core problem with how buyer agents get paid 05:23 Why "free until closing" works against you 09:48 How this fueled the NAR lawsuit 14:17 The fix: a retainer (and where the idea came from) 19:24 Why the retainer protects you, not just us 23:47 The full model: three tiers and what they cost 31:23 The hurdle we're still working out (first-time buyers) 34:11 "That sounds expensive" — and the real math 41:38 The agent who tells you no 42:52 How to reach us

13. 

    16 Jun 2026

    Real Estate Commissions After the Lawsuit: What Actually Changed

    The 2024 NAR settlement was supposed to bring real estate commissions down. Two years later, buyer-agent commissions have barely moved — by some measures they've crept up. So what actually changed, and why does the day-to-day still feel the same? In episode 2 of Disclosures, Nick and Dave walk through the history that got us here: how buyer agency was invented in the first place, why buyers historically had no say in what their own agent got paid, what the Sitzer/Burnett settlement actually required, and how steering worked when commission offers were hidden on the back end of the MLS. Then we get practical. If you're buying a home, the single most useful thing to understand is this: what you pay your buyer's agent affects your leverage on every offer you make. We break down a million-dollar example showing how a flat fee can either come back to you as a price reduction or make your offer more competitive at no extra cost — and why most buyers never have that conversation. Whether you're buying or selling in Clark County or just trying to understand what the lawsuit really did, this one's for the people who read the contract. Book a strategy call: https://www.thetartanteam.com/book (https://www.thetartanteam.com/book) More at thetartanteam.com (http://thetartanteam.com) Connect with Nick: nick@thetartanteam.com Connect with Dave: dave@thetartanteam.com

14. 

    8 Jun 2026

    From Minnesota to Washington - Dave Miller Joins The Tartan Team

    Meet Dave Miller — cabinet-maker, finish carpenter, electrician, and the newest co-founder of The Tartan Team — who recently traded Minnesota for Southwest Washington. First episodes are mostly introductions, and this one's no exception: Nick sits down with Dave to get into how he came up in the trades (general construction with his father and uncles, cabinet-making school, his own electrical company) and how he ended up buying his first house at 22 and renovating it room by room while living in it. So when Dave talks about what's worth paying for in a home and what isn't, it isn't theory. Along the way: how century-old Minneapolis housing stock differs from the newer homes out here, why house hacking still holds up for a first-time buyer, which upgrades earn their cost before the drywall goes up, and the line Dave keeps coming back to — the cheapest quote is often the most expensive one. Plus how to spot a house that's been polished up to hide what's underneath. (You'll hear us call this the "Mostly True Real Estate Podcast" a couple of times — that was the working title. We landed on Disclosures.) Hosted by Nick Aufenkamp and Dave Miller of The Tartan Team, brokered by Real Broker, LLC. Serving Clark County and Southwest Washington. Thinking about a move, or just have questions? Book a strategy call: thetartanteam.com/book (http://thetartanteam.com/book)

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