Steve Leth - Real Estate Professional

14/08/2026

The Offer That Stood Out 🏡🔥

Sometimes the right home comes after a couple of tough losses.

This buyer never wavered. Instead, they stayed open-minded, coachable, and trusted the process. When the right opportunity finally came along, we didn’t just write an offer, we built one designed to stand above the rest.

We strategically used an escalation clause, appraisal gap protection, and a little-known inspection strategy that helped make our offer incredibly attractive to the seller.

The result?

OFFER ACCEPTED ON DAY ONE. 🎉

The sellers shut down additional showings and canceled the upcoming open houses.

That’s what happens when preparation, strategy, and a determined buyer come together.

Congratulations to one very happy new homeowner! 🥂🔑🏠

Sometimes you don’t lose the right house, you just have to stay in the game long enough to find the right one.

05/08/2026

The "biggest housing law in 30 years" just passed. Here's what it actually does. 🏛️
The 21st Century ROAD to Housing Act became law in July 2026, and the headlines made it sound like the whole market just shifted.

It didn't. But it's worth understanding the basics.

The bill hit five areas, ranked by how soon you'll actually feel them:

1. The investor "ban" (soonest, but smallest)​
Investors who already own 350+ single-family homes are barred from buying more. Sounds huge. But institutional investors owning 1,000+ homes control just 3% of single-family rentals and less than 0.5% of all single-family homes nationwide.

The only markets where this might create breathing room: Atlanta (25% of single-family rentals are investor-owned), Jacksonville (21%), Charlotte (18%), and Tampa (15%).

Everywhere else? Barely a ripple.

2. A real way to fight a low appraisal (1-2 years out)​
Lenders on FHA, VA, USDA, and Fannie/Freddie loans will now be required to offer a formal "reconsideration of value" process. That means an actual channel to challenge a low appraisal instead of the inconsistent dead ends you deal with today.

This one could genuinely save deals once the agencies build it out.

3. Financing for lower-priced homes (2-3 years out)​
Homes under roughly $100,000 are nearly impossible to get a mortgage on because lenders lose money on small loans. The bill pushes regulators to fix that math.

One narrow FHA change hits October 1, 2026, but the real unlock is 2-3 years away. If you are in rural, affordable, or manufactured-home markets, this one matters.

4. More appraisers, fewer delays (2-4 years out)​
The appraiser workforce is aging out and shrinking. The bill loosens training requirements and funds pipeline programs.

Won't help next month, but over time it should mean faster closings, especially in rural areas where you're currently waiting weeks just to get one scheduled.

5. More homes to sell (3-5 years out)​
Grants for zoning reform, incentives for factory-built housing, and a pilot to convert empty offices and retail into residential. More supply eventually means more listings and more transactions.

But grants need funding, local governments need to act, and then someone has to build. This is a 3-5 year play at best.

The fine print nobody's reporting: the bill authorizes zero new funding. Several of these programs still need Congress to write a separate check before anything happens.

04/08/2026

29/07/2026

🏠 Seeing ads for "up to $30,000" in builder incentives on new construction? Here's what the fine print actually says before you get too excited...

I reviewed one of these promotions currently running in the Twin Cities market and wanted to break it down for buyers so you know what you're really working with.

✅ What sounds great:
- Up to $30,000 in "Flex Cash" toward closing costs, a rate buydown, or home upgrades
- Rates advertised as low as 4.99%
- Offer ends July 31st (urgency built in!)

🔍 What the fine print says:
- The $30,000 max only applies to homes priced at $1 million or more. Most homes in the $300k-$400k range qualify for roughly $12,000
- Flex Cash equals 3% of the purchase price, so the credit scales with the home price
- You MUST finance through the builder's preferred lender AND use their preferred title company (no shopping around for better rates)
- Requires a 780+ credit score and at least 10% down
- You are still responsible for a 1% loan origination fee out of pocket
- The advertised 4.99% rate is a 7/6 ARM, meaning it adjusts after 7 years, not a fixed rate
- Home upgrades only apply to pre-sold (not yet built) homes. Quick move-in homes only qualify for closing costs or rate buydowns
- "Summer Clearance" homes are completely excluded from the promotion
- Credit has no cash value and cannot be combined with other offers

💡 The bottom line: Builder incentives can absolutely be worth it, but the details matter a lot. As your agent, I can help you ask the right questions, compare the builder's lender rate against outside lenders, and make sure you're actually getting the deal the headline promises.

Thinking about new construction? Let's talk before you sign anything. 👇

Steve Leth, REALTOR® | Pemberton Real Estate

23/07/2026

How do you get over .5 acre with a pole shed, still be in walking distance to everything Big Lake has to offer and doesn't break the budget?

Come check out one of these open houses either today or tomorrow to find out:
Open House
Thursday 4pm-6pm
Friday 2pm-4pm

more details in the comments below

20/07/2026

Plenty of room to live, work, and entertain coming soon in Big Lake

Eagle Lake Rd N in Big Lake $349,900

🛏️ 4 Bedrooms
🛁 2 Bathroom
📐 Approximately 1,977 sq. ft.
🌿 Just over .5 acre lot
🌳 Extra 3 car detached garage for a total of 5 garage spaces for toys
🚶 Walk to local businesses and Big Lake High School nearby
🚗 Quick access to HWY 10
✅ Close to the lake

02/06/2026

🔴 533 homes. Bluff views. A riverfront trail. What's actually happening at the Specht Farm in Elk River.

A Twin Cities developer is bringing one of the biggest residential developments in Elk River history, 533 homes on the old Specht Farm, a 247-acre property right along the Mississippi River bluffs.

29/05/2026

🍽️ The Twin Cities food scene is THRIVING in 2026 — and that's great news for our neighborhoods! 🎉

From a glass-enclosed rooftop patio at the new Americana (replacing Cocina del Barrio at 50th & France) to the soulful Blue in Green bistro opening in North Minneapolis, new restaurants and bars are bringing fresh energy and real value to communities across the metro.

A few highlights hitting the Twin Cities this year:
✅ Americana – 50th & France | 1950s-inspired American dining with a year-round rooftop patio
✅ Blue in Green – North Minneapolis | Soulful bistro with heartier fare + a wine program
✅ Aubergine – Cathedral Hill, St. Paul | French restaurant earning early buzz
✅ Pizza Maya – West 7th, St. Paul | A fun mix of Nepali, Chicago-style pizza & more

Here's something I always tell buyers and sellers: **vibrant local dining = vibrant local real estate.** When great restaurants move into a neighborhood, it signals growth, community investment, and rising desirability.

👇 Drop a comment on which new restaurant are YOU most excited to try?

21/05/2026

Big news! I’m excited to announce the next chapter in my real estate journey! 🏡🚀

After an incredible experience with my previous brokerage, real estate team and close friend, I’ve made the decision to join a new company that aligns with my vision for continued growth, innovation, and creating an even better experience for my clients.

I’m extremely grateful for the relationships, support, mentorship, and opportunities my former brokerage provided over the years.
The experience helped shape who I am as an agent today, and I’ll always appreciate being part of such a great organization. 🙏

This move is not about changing the level of service I provide, because that remains the same. My clients will continue to receive the same hard work, honesty, communication, and dedication they’ve always known from me.

What IS changing is the opportunity to grow bigger, think bigger, and create even more value for the buyers, sellers, investors, and families I serve throughout Minnesota. 📈

I’m energized for what’s ahead and can’t wait to share more exciting things to come. Thank you to everyone who has supported me along the way, your trust means everything.

Here’s to new beginnings and major growth ahead! 💥