Mike Browning

Tag: buying land in Texas

  • Does it Make Sense to Wait Forever?

    Does it Make Sense to Wait Forever?

    If lower rates come, you’re not missing the upside

    One of my long-time clients has spent years buying, selling, and developing small retail centers. You’ve seen the type—five or six tenants in a strip center, maybe a Domino’s, a nail salon, a tax office.

    I’ve sold him several sites for these projects, plus at least one that was already developed. From my side, the developed project was better—since my commission is a percentage of the sales price. So I always made sure to send him anything that looked promising.

    On one of the first deals I showed him, the rental income looked strong. Even better, every lease had automatic renewals with scheduled rent increases. I told him it looked good now, and even better in the future.

    That’s when he gave me advice that was so obvious, I didn’t see it until he said it:

    Those future numbers in the lease? They aren’t guaranteed. They’re the ceiling, not the floor.

    If a tenant isn’t doing well, when renewal comes around, they’ll ask for a cut. If things are going great, they’ll still ask for a cut. Your choices: reduce the rent or watch them leave. And then your “future income” goes to zero.

    That lesson carries over to where we are in land sales today.

    (Cue the standard disclaimer: I’m not a CPA or an attorney, I’m a real estate broker. None of this is financial or legal advice—it’s for informational and illustrative purposes only. If you have questions in those areas, talk to the right professional.)

    (Got it? Ok.)

    A lot of buyers are sitting on the sidelines, waiting for interest rates to drop further. Yes, there’s been some movement lately, but not as much as people hoped. More cuts may come later—or not.

    Here’s the key: real estate loans can usually be refinanced without penalty. Your interest rate won’t go higher than whatever your loan agreement says. But if rates go lower, you can refinance and take advantage of it.

    In other words, locking something in now gives you the upper limit on your loan cost. If rates fall, you can adjust later. If they don’t, at least you own the property and beat the folks still waiting.

    Is there risk? Of course. But sitting still has its own risks too.

    Is it ever a bad time to look at something from all the angles?

    When you’re ready, click below

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  • Doing What Everyone Else Is Doing Ain’t Enough

    Doing What Everyone Else Is Doing Ain’t Enough

    Scroll less. Do more. Whether it’s land or a job

    I’ve been helping my daughter look for a job lately. Like a lot of people, she’s been combing through Indeed and ZipRecruiter. Good places to start, but it’s only a start.

    We talked about how most job seekers stop there. They wait for something to pop up on a listing site. Then they apply—usually only if it feels like the perfect fit—and wait. And then they sit around wondering why nothing’s happening.

    If you really want to stand out, you’ve got to go further. Apply to jobs even if they’re slightly outside what you’re looking for, as long as you’re qualified. Not every opportunity gets posted. There might be a better role that isn’t public yet, or one that could be shaped around the right person.

    Check company websites directly. Reach out to businesses even if they don’t have anything listed. Tell them what you’re looking for. Get on their radar before they realize they need someone.

    Sometimes the payoff isn’t immediate. But showing initiative, doing what others won’t, leaves a mark. A hiring manager might not respond today, but when something opens up next month, they may remember the person who reached out. That kind of effort stands out.

    And don’t forget—your next job almost certainly isn’t your last, especially early in your career. The best time to find a job is like the best time to find a car: when you don’t need one.

    So when you do land something, you don’t stop looking. You just get more selective. And because you’ve already gotten yourself in front of more employers than most people, you’re ahead of the game. Your network keeps growing, and opportunities start to build on each other.

    It’s the same in real estate.

    I talk to a lot of people—buyers, sellers, curious neighbors, folks who aren’t quite ready. Most of those conversations don’t turn into a deal that day. But they all matter. The compound effect of those touchpoints builds relationships, credibility, and trust. You never know which one will circle back into something real.

    The market rewards consistency and integrity. Not every action has a dollar sign attached. But if you keep showing up and doing what others skip, you build momentum. That momentum turns into opportunity.

    If I’m running comps every day, I know a good deal when I see it—or when someone mentions wanting to sell fast. If I’m regularly talking to buyers, I know exactly who’s looking for what. When those pieces line up, it can look like an overnight success. One or two phone calls, and suddenly it’s a five or six-figure deal.

    It might sound like a lucky break. But in reality, I’ve been working on that deal for years without knowing it. And when the timing is right, it pays off.

    But I don’t stop there. I keep having conversations, sharing what I know, and doing the kinds of things that help people and add value. Working on the next opportunity—before I even realize it’s an opportunity.

    Whether you’re job hunting or buying land, the people who get ahead are the ones who do what others won’t. And they do it consistently.

    The funny thing is, all of this looks obvious in writing. But it takes years to make it work the way it really can. So if you’re thinking about buying or selling real estate, doesn’t it make sense to work with someone who’s already been doing the work that will pay off for you?

    Got a lot you might want to sell?
    Get a FREE, no obligation report on what it could sell for today.
    Get Your Lot Valuation

    Own land instead?
    Get a report for that here:
    Get Your Land Value

    Just a glutton for punishment?
    Sign up now to get more articles like this in your email.
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