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Why right now might be the best time to buy a house
I spoke with Dion Talk and Matt the Lumberjack about how August could be the best window in over a decade to write disrespectful offers.
Michael Zuber
August 11, 2025
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Why smart investors are writing offers right now
Recently, I sat down with Dion Talk and Matt the Lumberjack—two seasoned investors who know what it takes to win in a shifting market. We were reacting to the latest existing home sales numbers, which came in at a weak 3.93 million. That might sound scary to the average buyer, but to us, it’s a signal: this is a rare moment of opportunity.
I want to be crystal clear—the next couple of months could be the best window in over a decade to write disrespectful offers. Not because the market is easy, but because most people are sitting on their hands. Inventory is up, buyers are cautious, and that creates leverage for anyone willing to put in the work.
Here’s why now might be the time to strike—and how you can do it without gambling on future rate cuts.
1. We are in a buyer’s market—and it won’t last
For the second time in my investing life, the power has shifted to buyers. Most people are frozen—doing nothing. That’s a mistake. Buyers markets are where wealth is built. And once mortgage rates fall, this opportunity will be gone. If rates drop to just 6.5%, that could unlock 2 million new buyers.
It’s simple: Buy before demand explodes.
2. Disrespectful offers are a strategy—not an insult
I’m tracking multiple properties, like one listed for $400K. I’m ready to offer $300K—because that’s the number where it cash flows today. I’m not hoping for lower rates or appreciation. I want cash flow now.
If I hear “no,” I move to the next one on my list. I’m not a homebuyer looking for my forever home. I’m an investor looking for yield and equity. This is the time to go shopping, not the time to wait.
3. Adjust your workload, not your excuses
Dion summed it up best: Don’t time the market. Time in the market matters more. But you also need to be honest about whether you’re actually doing the work.
Dion’s going back to 15–30 minutes a day on his buy box. I’m doing the same. The deals are out there—you just need to look. This is the season for daily discipline, not analysis paralysis.
4. When it’s good, it doesn’t feel good
Fear is in the air. People are scared. That’s exactly when I want to buy. Matt’s under contract on three new deals—each with double-digit returns. We’re not chasing—we’re executing. And when everyone else wakes up to what’s happening, we’ll already be smiling at the closing table.
5. Want better deals? Build your network
Matt’s best deals aren’t coming off the MLS—they’re coming from wholesalers, agents, and investors thinning their herd. You can do the same. Talk to two new people a week. You don’t need to be aggressive—you need to be consistent.
6. Understand zoning. It could be a goldmine
One of Matt’s best wins came from a lazy realtor who abbreviated the zoning description. That tiny mistake meant he bought land worth 3x what he paid. Learn your local zoning codes. It’s not just about what the property is—it’s what it could be. Sometimes, the ADU or fourplex potential is hiding in plain sight.
Big Picture
This is not about rushing. It’s about preparing. This is the time to do the work—to study, to network, to write smart offers. The deals are there for those who are ready.
ResiClub chart of the week:
ResiClub’s Lance Lambert highlighted a stat that would likely make debt-free advocate Dave Ramsey at least somewhat pleased:
According to U.S. Census Bureau data, nearly 4 in 10 (39.8%) of U.S. owner-occupied housing units were mortgage-free in 2023. That’s up sharply from 32.8% in 2010.
So why would Dave Ramsey only be somewhat pleased with this?
Lance explains:
“The reason that a higher percentage of Americans are mortgage-free isn’t necessarily because so many are paying off their mortgages faster. Instead, it reflects a powerful underlying demographic shift: the aging composition of the American population. As Americans live longer, the U.S. fertility rate declines, and the massive baby boomer generation ages into their senior years, the U.S. population has skewed older. Since older homeowners are more likely to have paid off their mortgages, the aging composition of the American population means a larger share of homeowners are achieving mortgage-free status each year. Even when older Americans sell their home and buy another, they’re more likely to roll over that equity and purchase the next home with all cash.”
Most demographic forecasts point to an aging U.S. population, suggesting the mortgage-free rate will keep trending higher. But Lance says there’s a potential curveball: If reverse mortgages gain traction, more older homeowners may opt to tap into their home equity, reversing the debt-free trend.
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