Holiday Housing Slowdown: When’s The Best Time to Buy and Sell? With Fred Glick and Jennifer May of Arrivva

Here’s a glimpse of what you’ll learn: 

• Why touring homes during or after rain can reveal hidden issues buyers never see online
• How the “quiet time” from Thanksgiving to the Super Bowl creates unexpected opportunities for buyers and sellers
• Smart strategies to close faster, understand seller motivation, and uncover homes temporarily pulled off the market
• What every buyer and seller must know about insurance pre-approvals and fire-safety contingencies in high-risk areas
• A real-world agent horror story that exposes dual-agency pitfalls and the importance of strong representation
• How AI can help buyers analyze disclosures, inspections, listing photos, and adapt to new California laws

In this episode with Fred Glick and Jennifer May

Want an edge during the holiday housing slowdown? 

Fred Glick and Jennifer May of Arrivva reveal how buyers and sellers can turn the holiday market lull to their advantage. Learn how to spot hidden home issues after rain, navigate the quiet market from Thanksgiving to the Super Bowl, uncover off-market opportunities, secure wildfire insurance, avoid dual-agency pitfalls, and use AI to analyze disclosures and inspections. Don’t miss insider strategies to close faster and get the best deals this holiday season!

Resources mentioned in this episode

• Fred Glick on LinkedIn
• Arrivva
• Jennifer May on LinkedIn
• 18471 Corte Zapala, Morgan Hill, CA
• The Real Estate Insurance Crisis: What’s Happening Behind the Scenes

EPISODE TRANSCRIPT

[00:00:21] Drew Thomas Hendricks: We are on We Fixed Real Estate. Today, we’re doing a deep dive into the holiday season. Recording this episode just a little bit before Thanksgiving and we want to help both buyers and sellers navigate these holiday seasons. There’s certain tactics that you can use. Today we have Fred Glick, as always on the phone, on the show, and Jen May. Jen, how are you doing today?

[00:00:42] Jennifer May: Good, how are you? I’m doing wonderful. Staying dry. It’s stopped raining here finally.

[00:00:46] Drew Thomas Hendricks: Yeah, we have had some rain. I read today, it was three times the normal seasonal average.

[00:00:53] Fred Glick: Crazy.

[00:00:54] Jennifer May: Yeah.

[00:00:54] Drew Thomas Hendricks: And it’s coming again Thursday and Friday.

[00:00:57] Jennifer May: Tomorrow.

[00:00:57] Drew Thomas Hendricks: It is. And I feel bad. My friends that just bought a house down the street, I drove past today as I was going to the store and they had sandbags out in front of their…

[00:01:05] Fred Glick: In front of their door?

[00:01:07] Drew Thomas Hendricks: And they just bought the house during the summer.

So this is a prime example of when to tour houses and taking advantage of this kind of winter season.

[00:01:16] Fred Glick: Well, yeah. First of all, if you’re in the roofing business, the French drain business, the waterproofing of house business, redoing insides after it’s been, you guys are gonna be busy and that’s gonna hurt people trying to get regular stuff done.

But especially roofers, oh my God, these guys are gonna have a field day and be incredibly busy. So, you know, this is the time to look into, you know, something leaked a little bit. Maybe you fix it, but maybe you wanna put a whole new roof on new kind of surfacing thing. You know, there’s a lot to check out from this weather to foolproof the house going forward. But yeah, it’s crazy.

[00:02:00] Drew Thomas Hendricks: Yeah, we talk about like within the holidays with the rains, like it, that’s maybe one of the better times to go look at an open house. ‘Cause you’re gonna see, you’re gonna see the difference, where the water gathers, where the water pools.

[00:02:12] Fred Glick: Yeah.

[00:02:12] Drew Thomas Hendricks: Versus sunny day.

[00:02:16] Fred Glick: Yeah. The one thing you can’t tell online is how a house smells. So you can go in and, yeah. It’s maybe a little musty smell, you know, not a good thing. There’s a reason water’s coming from somewhere. So, yeah. I love showing houses or having you see houses the day after it rains. Because everything is seeped through and you know, you can see the active leaks going on still, probably.

The day it rains is always fun too, but it’s kind of dangerous out there. Especially in L.A nobody knows how to drive in the rain. It’s just, they freak out. I mean, back east driving in the rain, big deal. You know, you usually get tires that will adjust for it. But here, everybody’s performance tires and you know, can see the Ferrari’s just sliding all over the place.

Not that anyone would take their Ferrari out in this weather or. It can get ugly out there, but you can take advantage of it as a buyer. ‘Cause this is the time you want to go look at things as soon as you can during or after the weather. Today would be good day to look, or Saturday after it rains Thursday and Friday.

And that’s gonna, what that’s gonna do is take some houses off the market. We’re gonna, we’re gonna see a lot come off the market. We normally see houses go off the market because of the holidays. Because basically in California, at least, Christmas, I mean, I’m sorry, right before Thanksgiving until the Super Bowl is the quiet time.

And then after the Super Bowl is the quote unquote spring market, spring here starts in February. Whereas Philadelphia, it starts in April. So, you know, it’s a big difference of things, of how it works here. So if you’re taking your house off to get repaired, it’s a good time to do it. If you’re taking your house off just because you want to bring it back in the spring, well, that means you’re probably at this point, something wrong with the house.

You’ve overpriced it, you’ve done something wrong, that it’s not selling. You know, you better figure out what that is. Bring it back. Not stack the price up just because it’s springtime. But I always say to my sellers, “Look, what you want people to do is look at the MLS or look at the, you know, the Redfin or the Zillow — as you can see here in one of our listings — and save yourself.”

“You know what, that’s priced reasonably and it looks nice. Let me go see it.” The whole idea of a listing or the online listing is to get people to come and see it. Good. That’s really it. Get them excited. You know, overpricing it, you’re not attracting anyone. The Sultan of Brunei is not coming and looking at Trulia and Zillow and, and Redfin and saying, “I want this one, this one, this one. I don’t care what I pay.” It doesn’t exist.

There’s nobody out there. It’s like, you’re assuming someone’s stupid. It’s going to come see your property. Anybody with a, an eighth of a buyer broker, an eighth of a brain, can tell you that’s overpriced. You know, so what they do is they overprice it because the seller wants it, and the list, or the listing agent just buys the listing.

He’ll take it. Doesn’t care what price. “Oh yeah. I can get you this price. And then, oh, the market changed.” And blah, blah, blah. So people also say, “Oh, well if I go higher, I can negotiate down.” Well, it’s not the way it works. What you wanna do is attract a lot of people who are interested at the lower price, and maybe two or three come in and they bid it up.

You don’t bid it down. It doesn’t work that way. So I might have worked 40 years ago before there was the internet. There’s the internet now and it has completely changed the game because of that. Everybody knows all the data. It’s all there.

[00:06:05] Drew Thomas Hendricks: So the thought process on bidding it down as you list the house for a million, someone comes in where the house is probably worth 860.

So you list the house for a million, someone comes in and bids 800 and you counter with nine and they feel like they’re getting a hundred thousand dollars discount, but you’re really making 40 grand more?

[00:06:23] Fred Glick: Something like that.

[00:06:25] Drew Thomas Hendricks: That’s an archaic philosophy. Usually it’s enthusiasm.

[00:06:29] Fred Glick: You know, one in a billion, it works, you know, but really doesn’t work.

But there’s plenty agents will take any listing. They don’t care what it is and.

[00:06:42] Drew Thomas Hendricks: Talk about, so sellers, you definitely had some really good points there about the sellers, like maybe a good time to fix your house. Taking off the market, to take it off the market. There’s an opportunity lost.

What about some, what about buyers? Because houses are still being sold, there’s end of the year obligations people need to do. There’s certain reasons why people need to buy a home by the end of the year. If you’re a buyer, let’s take California for example. What are some strategies buyers can use in this holiday market?

[00:07:11] Fred Glick: Realize us and the big banks can get your loan closed in 15 days. As long as fully underwritten pre-approved, and no hassles, and maybe the inspections are already done. There’s nothing to argue. Boom, quick, done, finished. So if you can get under contract basically by December 15th on something and get somebody done by the end of the year, and there might be some capital gains about.

Now remember some of these people. If they’ve owned the house since 1968, they paid, you know, $26,000 for it. They’re selling it for a million and a half, they’re gonna have a capital gains situation. So do they wanna delay it to next year? Do they have a capital loss that they wanna offset it with this year?

You know, they sold, they go and sell their Bitcoin today ’cause it’s only 90,000 instead of 110. And you take the loss and you can offset the capital gain of your primary residence even though you have the one-time exemption, 250 if you’re single, 500 if you’re married, who knows how that’s gonna change or whatever.

So there are reasons that sellers wanna sell by the end of the year, and then buyers are able to get basically a better deal because the seller really wants to sell. I have done probably the last five years or so, a contract on Christmas, either Christmas Eve or Christmas Day. Pretty much. I don’t think I’ve ever done one on Thanksgiving.

I think everybody’s busy on Thanksgiving. But remember, not everybody’s Christian. You know, in the tech world in Northern California, I mean there’s, it’s a predominance of Asian clientele,and Jews and whoever else doesn’t celebrate Christmas, they can go look at a house on Christmas Day.

It’s not a big deal. So, I mean,

[00:08:54] Drew Thomas Hendricks: What ties and that ties into competition for the buyer. Like if you’re looking, you go, you wait for the spring rush, you’re gonna have probably 30 people going into the open house making offers, whereas you’re looking at this, this kinda slower season, you may only have two or three other competing offers for some of these hot properties.

[00:09:10] Fred Glick: Right. Some of the other things we can do, you can’t do it on Trulia and Zillow or Redfin, but I can do it in the MLS. I could say, ” Give me all the properties that went off the market between a certain date and in this area for this price range.” And I could find the places that went off the market and say to this buyers, “Look, here. Let me send you all these addresses and by the looks of ’em, if you have any interest, let me know.”

I’ll contact the agent and say, “Look, my client really likes your house. I know it’s off the market right now, but can we take a look at it?”

“Oh, well the seller’s paying, you know, they said…”

“That’s okay. My buyers get it.” We can make it subject to completion. And then you’re selling a quote unquote off market property to a buyer. So it’s a really interesting time that we still have the inventory. We still know what it is. We just have to dig it out. So there’s a lot of work we do as a buyer broker in this weird season for not just what’s listed, but what could be not listed.

[00:10:16] Drew Thomas Hendricks: That’s an interesting point. They might take it off between Thanksgiving and New Year’s just because they don’t wanna deal with it, but they’re still open for a sale if they want.

[00:10:25] Fred Glick: Exactly. They were gonna bring it back in the spring market, but maybe they get 20,000 more then. But, you know, is it worth taking a fully underwritten buyer ready to go in 15 days now at this price, maybe.

[00:10:37] Drew Thomas Hendricks: Plus the mortgage payment that you’d be paying between now and the spring market and the uncertainty of what’s gonna be.

[00:10:42] Fred Glick: And taxes and insurance and, you know, all that stuff. So yeah, it’s an interesting idea. And everybody’s gonna be a little bit different with this.

[00:10:52] Drew Thomas Hendricks: Very interesting. And now in California, do we see it, is there less of a seasonal shift in especially Southern California versus someplace like Philadelphia or some of the other markets. Colorado?

[00:11:03] Fred Glick: The weather’s crappy and the weather’s crappy back east for longer. There’s actual, real winter. I mean, winter here, you know, goes down to 58 at night. So we still are bundled up. But yeah, it’s all about the weather and it’s a motivation to people. I mean, the weather’s crappy.

You’re kind of not motivated to look. You know, unless you’re in a one bedroom apartment with two screaming kids, eh, you know, you need to get out. So, yeah, it just all depends. But sellers just, you know, you still have to think like a buyer. That’s really the best advice I can give you. What’s a buyer going do when they look at a house?

What’s a buyer gonna expect price wise? What’s a buyer gonna expect for inspections? You know, just make it so easy for them and put it all out there. The other thing that agents should be doing or the sellers, not only the buyer gets pre-approved for a mortgage, what you need to do with your listing is get it pre-approved for insurance.

[00:12:07] Drew Thomas Hendricks: Ah.

[00:12:09] Fred Glick: Because especially if you’re in, I’ll use Hillsborough as an example, where it’s all trees along the mountain, and maybe you have knob and tube wiring and your roof is 20 years old, you’re gonna have a problem getting insurance. So Michael, who was on the podcast a couple weeks ago, went into a lot of detail and you know, I have, I talked to him on every house we have listed, just to make sure that, “Hey, can I get insurance on this place?” Ballpark of what it’s gonna cost too.

[00:12:38] Drew Thomas Hendricks: A ballpark of is like a fully underwritten pre-approval mortgage. We’ve talked about that many times on the show. If you haven’t heard about it, go back and listen to any of the past episodes. But now, as far as pre-approved insurance, are there the same sort of parameters or is it just like we’ve called a few insurance companies and they say it’s insurable?

[00:12:56] Fred Glick: They don’t issue anything. I mean.

[00:12:58] Drew Thomas Hendricks: Like a guarantee of insurance.

[00:13:00] Fred Glick: Yeah. There’s nothing like that. It’d mean it’d be pretty core, at least give us a bid for the insurance.

Maybe we can do that and we put that in the disclosures. Here’s, you know, an example.

[00:13:12] Drew Thomas Hendricks: I think that’s a great selling factor. I mean, even if it’s non official, like a fully underwritten, you’re at least helping the buyer understand that they can get insurance on it.

[00:13:22] Fred Glick: Right. And what it’s gonna cost, because nobody knows until they actually sign a contract and then go searching for insurance as to what it’s gonna cost.

They don’t have a clue. You know, they know what the tax is gonna be usually 1.25% in the sale price. They know what the principal and interest is ’cause that’s called mathematics. But the insurance. Who knows. I mean, it depends on coverages and things like that. But for the basic coverages that you need, you know, there’s fire, there’s liability, there’s just all kinds of stuff.

I am not an expert. I’m not licensed. That’s why I talked to a guy like Michael.

[00:13:59] Drew Thomas Hendricks: Oh yeah. Go back to that episode too, where alternative insurance options over and above FAIR Plan.

[00:14:07] Fred Glick: Exactly. Especially in California where there’s, you know, Oakland Hills example of a place, anywhere where there’s gonna be fires.

That’s really what it is. But then again, you had Pacific Palisades. There’s no trees there. But that burnt. Was the fire in your area that were there? Yeah, there were trees there. Yeah. ‘Cause I remember hiking up there.

[00:14:29] Jennifer May: It’s, yeah, it started in the canyon from the power company, I think. And then it just spread ‘ cause of the wind. The wind was like 90 miles per hour that night.

[00:14:40] Fred Glick: Yeah. This is Santa kinda winds. I like when the president said, “Oh, well they could have solved this.” No.

[00:14:46] Drew Thomas Hendricks: Something so much the trees. It’s that ground brush. It’s those, all those shrubs that are dried up.

They’re only like 10, you know, at most, eight to 10 feet tall, but 90 mile per hour wind whipping over the top of those shrubs is gonna send the same sparks.

[00:15:01] Fred Glick: Oh, by the way, here’s another thing on the buyer’s side, make sure that you have a condition, a contingency for the fire chief to come out and check the house, even if it’s not in a fire zone.

And you have, but you have trees there, we just had one in Hillsborough. We forced it through. The seller ended up paying all this money to get everything, the debris cleared and the trees cut back and a whole bunch of stuff like that. And we were able to get our buyers better homeowners insurance because of it.

[00:15:33] Drew Thomas Hendricks: Oh, wow.

[00:15:34] Fred Glick: That’s another thing. I mean, the whole thing about insurance is crazy. And I don’t care where you are. I don’t care if you’re in, you know, some regular neighborhood in LA that’s got no trees. You get the house pre-approved for insurance and the price, you know, you’re guiding the buyer into a number. They’re free to use anybody, obviously. So pretty cool.

[00:15:59] Drew Thomas Hendricks: That’s some excellent advice for buyers and sellers. I mean, the buyers need to be understanding that as well.

[00:16:05] Fred Glick: Yep, yep, yep.

[00:16:07] Drew Thomas Hendricks: Question, does the fire chief, does the actual chief have to come out to see the property?

Can’t you just send someone from the department?

[00:16:15] Fred Glick: I don’t know.

[00:16:16] Drew Thomas Hendricks: That seems like an important job for the one.

[00:16:18] Jennifer May: I know I requested the inspection through Cal Fire and I think it’s the, it says the fire marshal, but I’m sure, I don’t know the, I feel like around here they send the fire trucks out anytime you call for anything, so.

[00:16:37] Drew Thomas Hendricks: Yeah.

[00:16:38] Fred Glick: Is the fire marshal different than the fire chief or is that just two different names for the same person?

[00:16:44] Jennifer May: Maybe. Yeah.

[00:16:48] Fred Glick: Well, somebody who’s, who knows what they’re doing is coming.

[00:16:50] Drew Thomas Hendricks: Appropriate authorities.

[00:16:52] Fred Glick: Exactly. The appropriate authorities.

[00:16:53] Drew Thomas Hendricks: Sounds like that.

Don’t call your cousin and ask them if the trees are okay.

[00:16:57] Fred Glick: Yeah, exactly.

[00:16:59] Drew Thomas Hendricks: At the pre-show, we were discussing some, you know, we always banter back and forth about agent stories and whatnot. And I know we were talking about something pretty interesting about your experience up in Washington, past couple weeks.

[00:17:12] Fred Glick: Yeah.

So here’s a weird thing about Washington State. If a seller puts in writing that they require the attendance of a buyer broker at the appraisal, at the home inspection, at anything like that, the broker puts that, and the broker puts that on the MLS, but what they can’t do is refuse to pay you the buyer broker fee because of it.

It’s kind of a weird thing, but we have this agent who did not get in writing from the seller who said to me, “Well, you know, you have to show the property and you have to be at the appraisal, and you have to be at the home inspection, or you are not getting your buyer broker fee.” I said to him, ” Fine.”

Why? Because I was getting the seller, the buyer, to pay my buyer broker fee, not the seller. He was like, ahamahama. He didn’t know what to do. He was a nightmare. He was rude. He was, his, everything was as cur as possible. But here’s the other little thing in Washington, they’ve been giving out the name of the seller and the phone number actually in the contracts.

They’ve been doing this ’cause for years and years and years, well, you know, it was something special and the seller had a note. So, fine. We, I had the seller’s name and seller’s phone number, gave it to my buyer. Because if I talk to the seller, it’s, it’s unethical and in some states a violation of law, I’m not sure in Washington, but I don’t care ’cause I don’t do it.

So my buyer had been corresponding with the seller on every little piece of minutiae that the buyer broker wouldn’t help us with. And thank God we had it, or the deal would’ve never have gone through. But somehow this seller, you know, didn’t batch the agent, but probably is pissed off at him.

But the thing you can do as a consumer, as a buyer. We’ve told them, go to Google and write a review of this seller’s agent. You can do that because you were involved in a transaction and it was real. And it’s just rude. I mean, if you hire an agent, who’s that rude to other agents it makes it impossible.

Oh, here’s the other thing about him. About 15 times he tried to get the buyer to work through him instead of us. He’s trying to steal the buyer and do dual agency, another clear violation of the law. We have it in writing from him. He wrote to Chris, who’s the other agent I have in Washington, about “Oh, well you should just refer this to me.”

You know, it’s like, “No dude, we’re not.” And so he, I’m sure he was pissy about that. His whole MO was dual agency.

[00:20:00] Drew Thomas Hendricks: Wow.

[00:20:02] Jennifer May: He didn’t even wanna show the house.

[00:20:03] Fred Glick: Yeah. He was a creep. He was a total creep. But we fought him and that’s what we do. And we love these things. We love them, we cherish them. ‘Cause it makes it more interesting.

[00:20:15] Drew Thomas Hendricks: Yeah. That is the full service and full representation.

[00:20:19] Fred Glick: Yeah.

[00:20:19] Drew Thomas Hendricks: And fighting the good fight.

[00:20:22] Fred Glick: Exactly. Exactly. And that’s what we love doing. You know, vanilla, the transactions I truly hate are the 28 bids for a place in Cupertino that’s gonna go 15 billion over asking where you just submit an offer, that’s all you’re really doing.

You know? Now I have a couple of deals where there’s no competition, so I’m putting in contingencies because I can and negotiate prices lower and, you know, it’s more fun. Let’s put it back.

[00:20:52] Drew Thomas Hendricks: Yeah. So the market’s shifting a little bit.

[00:20:54] Fred Glick: I won’t say it’s shifting. It was a teensy bit, you know. At least two were kind of overpriced. One had an offer date that nobody put in an offer, so that was good to know. ‘Cause it’s overpriced. And there’s a few things wrong and my buyer understands that.

Hey and again, guys, run your disclosures and inspections through AI and use the prompt that basically, you can make up your own prompt, but basically say, “I’m a first time buyer, I have no idea what I’m doing. I’m scared to death. Tell me everything bad about this property. Go into detail. Give me the prices of what it will cost to repair in my region using union labor,” so you get the highest number. And that’ll give you a great idea.

And you know what, run it through two or three different AI and see what, see what answers you get. And, but we’ve been using chat GPT for this and it’s been good because I think it’s been being fed by a lot of real estate agents, a lot of these and buyers. So it’s finally learning even more about this.

[00:22:03] Drew Thomas Hendricks: Are you setting up a separate project for each one of your clients?

[00:22:06] Fred Glick: Oh God, no. I’m not that organized with that.

[00:22:09] Drew Thomas Hendricks: Now, the one thing, since we are talking about prompt engineering, the prompt you gave sounds awesome. Try adding just one more line, “I want you to go step by step through the contract.” For some reason that one sentence causes it, instead of giving your response in 15 seconds, it’ll take 45 to a minute.

[00:22:28] Fred Glick: Yeah. And I let it go to, I hit the deep research button too.

[00:22:31] Drew Thomas Hendricks: Okay.

[00:22:32] Fred Glick: That also helps. But I’ll add that. So there you go, kids, there’s a new prompt.

[00:22:36] Drew Thomas Hendricks: There we go.

[00:22:38] Fred Glick: So…

[00:22:38] Drew Thomas Hendricks: You need to get a prompt library on Arrivva. Not financial advice, but just to help first time buyers.

[00:22:45] Fred Glick: One of these days. I mean, I’m, I know enough to be dangerous, so I’m sure my prompts could get a lot better, but, and I’m sure there’s some AI I put my prompt into and say, give me a better prompt for this.

And then put it into another ai.

[00:22:57] Drew Thomas Hendricks: Yeah. Yeah. You use AI to prompt engineer your prompts.

[00:23:01] Fred Glick: I know. It’s crazy.

[00:23:03] Drew Thomas Hendricks: How would I make this better? That’s interesting. Let’s see. This has been very helpful. So we’re gonna, this will probably come out right after Thanksgiving. Yeah. Maybe right before, ’cause it’s still this week.

Yeah. Not next week, but yeah, going into the holidays. It’s an exciting time if you’re a buyer.

[00:23:18] Fred Glick: Quick advertisement for this.

[00:23:20] Drew Thomas Hendricks: Oh yeah.

[00:23:22] Fred Glick: Okay. This is our listing down in Morgan Hill.

[00:23:25] Drew Thomas Hendricks: Man, look at all the people in the kitchen.

[00:23:27] Fred Glick: I’m telling you. See that’s something we do on our listings now, is we fill them up with people in the pictures. No kids, we’re not allowed to do that. But it’s not real people.

[00:23:38] Drew Thomas Hendricks: Even little AI kids?

[00:23:41] Fred Glick: No, we can’t even have fake kids. But here’s something interesting. You see this picture and that picture? Well that’s just oh wait, lemme get back on this side. Sorry. That’s completely AI. The backyard is total dirt and we put this in the listing so that you know it, but we’re just telling you that it’s fake.

It’s things you can do.

[00:24:08] Drew Thomas Hendricks: Like it doesn’t have a pool?

[00:24:10] Fred Glick: Doesn’t have a pool, it doesn’t even have the grass.

[00:24:12] Drew Thomas Hendricks: What about the front yard?

[00:24:15] Fred Glick: Oh, that’s real. That’s totally, that’s real.

[00:24:20] Drew Thomas Hendricks: That’s real. Okay. Wow.

[00:24:21] Fred Glick: Yes. But we disclose that there is AI in here. And that’s a new state law that’s hitting on January 1st that you have to disclose what’s AI and what’s not.

[00:24:33] Drew Thomas Hendricks: Oh, that’s interesting.

[00:24:34] Fred Glick: What’s really there, what’s not.

[00:24:36] Drew Thomas Hendricks: What if you used AI just to help craft your property description? Is that…

[00:24:40] Fred Glick: Oh, that’s fine. They’re talking about pictures.

[00:24:42] Drew Thomas Hendricks: Oh, okay.

[00:24:44] Fred Glick: Yeah. So this is great.

[00:24:46] Drew Thomas Hendricks: What’s strange is if you, when you virtually stage things, did you have to disclose that?

[00:24:52] Fred Glick: We usually did.

[00:24:53] Drew Thomas Hendricks: Yeah.

[00:24:53] Fred Glick: So what we do, we show the blank room. We show the made up room, then show the blank room as the next picture.

[00:25:00] Drew Thomas Hendricks: Okay.

[00:25:01] Fred Glick: So they get an idea. So we have a new listing coming up, where we’re gonna be doing that. Cool. Two, two penthouse condos in San Francisco. But this house in case, here’s some interesting things about it.

It’s in Morgan Hill. Now, Morgan Hill’s, yeah, 20 to 30 minute drive from San Jose on the 101. It’s probably 40 minutes from Cupertino. I’m guessing guys, I mean, in traffic obviously makes it worse. But I talked to a couple of people who came to the open house. I said, “What if this was in Cupertino? What would you have to pay for it?”

And they said, both of them said, “Oh, at least 8 million.”

[00:25:50] Drew Thomas Hendricks: Wow.

[00:25:52] Fred Glick: Exactly. So if you’re in tech and you’re looking at a, you know, you want to buy something for 4 million in Cupertino and you’re not seeing what you like, and you don’t have to go to the office that often, hey.

Come down to Morgan Hill. This is in the Toll Brothers community that is almost sold out, but this model is not available. This is almost 6,100 square feet, five bedrooms, six baths, first floor main suite. So, you know, your parents don’t have to go up and down, but here’s the craziest thing about the house and what Toll Brothers doesn’t do, but I’ve suggested, there’s no elevator.

[00:26:31] Drew Thomas Hendricks: Ah, yes.

[00:26:32] Fred Glick: You know, my favorite thing, and there’s actually a place that an elevator could go and I’m kind of showing people, but I did not put that in the ai. But that’s an idea that I’m gonna do now. AI in the elevator.

[00:26:44] Drew Thomas Hendricks: Oh, that’s fantastic. Yeah. No, I, so big advocates of elevators, my mother-in-law can testify to it.

[00:26:50] Fred Glick: Yes, we’ve gone through this in the podcast before, but it’s a great property. It’s like ready to just come in and personalise. It’s really what it amounts to. It was just closed in August of 2025, so it’s literally almost brand new. You still have the warranty till next August.

[00:27:08] Drew Thomas Hendricks: Oh, wow.

[00:27:09] Fred Glick: And the buyer’s, the seller has a business situation where he’s gotta move.

So that’s, that’s really all it is, but he is not gonna give it away. We have all the disclosures, everything. We even got it inspected. We had all the paperwork from when he originally bought it through Toll Brothers. You can see all the options. Everything is there like usual. And I am not really worried about insurance on this one, but I should get an estimate from Michael.

[00:27:36] Drew Thomas Hendricks: Yeah. It looks like it’s got a clear perimeter around it.

[00:27:41] Fred Glick: Yep.

[00:27:42] Drew Thomas Hendricks: Latest construction, got solar. How many kilowatts on that roof?

[00:27:46] Fred Glick: You got me, dude.

[00:27:49] Jennifer May: The solar contract is in the disclosures, so.

[00:27:51] Drew Thomas Hendricks: Okay.

[00:27:52] Fred Glick: It’s a lease, but it doesn’t seem too bad. It’s 30 year, but they take care of the maintenance and all that stuff, so it’s with Toll Brothers offers.

[00:28:00] Drew Thomas Hendricks: Oh, cool. It’s through them. Okay.

[00:28:02] Fred Glick: Yeah.

[00:28:03] Drew Thomas Hendricks: That makes it easy.

[00:28:04] Fred Glick: Well, you gotta, you know, every new construction house has to have solar now in California. Been that way for a couple years.

[00:28:10] Drew Thomas Hendricks: I didn’t know that. How did I know about that?

[00:28:13] Fred Glick: Yeah, yeah. Pretty much. I forget, I forget which law it is and all that, but easily checked out up.

[00:28:23] Drew Thomas Hendricks: Interesting. Yeah. House in Morgan Hill and Morgan Hill is a cool up and coming area. I mean, I know I’ve driven past it many times driving south.

[00:28:30] Fred Glick: Yeah. Oh, and by the way, the train runs to Morgan Hill, so you can take the Caltrain to San Francisco from Morgan Hill.

[00:28:44] Drew Thomas Hendricks: Any idea how far, how long it takes to get from Morgan Hill to San Jose?

[00:28:47] Fred Glick: I’ll let y’all Google that and look at, look at the schedule. But you could take this in Morgan Hill and go to the airport, either airport by Caltrain. So that makes it easy. So, and Morgan Hill’s got a cute little downtown and there’s everything there. You know, there’s Home Depot, there’s whatever.

It’s built up and it’s getting more built up and it’s becoming more sexy to be in Morgan Hill than it used to be.  And the prices have gone up and there’s still some, you know, farmland there. There’s some big single old properties that are gonna probably come around. I’m sure Toll Brothers is trying to find something else there.

[00:29:29] Drew Thomas Hendricks: There’s always, there’s always another plot of land for them to build.

[00:29:32] Fred Glick: Somewhere. Yeah. But you know, it takes ’em 15 years to build and it’s crazy. But, and then Gilroy, which just a little bit south by five, 10 miles, something like that. Gilroy’s still got houses, nice houses under a million. You know, if you can deal, if you’ve gotta commute up a day or two, you know, take the train.

It’s a good place to get something at a better price.

[00:29:59] Drew Thomas Hendricks: Oh yeah. No, I like Gilroy.

[00:30:01] Fred Glick: Yeah.

[00:30:01] Drew Thomas Hendricks: Pungent at times. But…

[00:30:04] Fred Glick: You gotta love garlic to, try the garlic ice cream. It’s really good. It sounds weird, but it’s really good. Kind of sweet and pungent together. So there’s the food review for the day.

[00:30:19] Drew Thomas Hendricks: Well gotta have a food review tonight I’m making a pork roast for my parents. They’re coming over. So that is what I tend into over the next three to four hours if we’re doing, if we’re doing, food reviews.

[00:30:30] Fred Glick: Okay. So should we do Turkey recipes now or?

[00:30:34] Drew Thomas Hendricks: Turkey recipes? Yes.

[00:30:36] Fred Glick: Yeah. The way to do it’s just, just go on Erewhon’s website, give them all your money, produce dinner.

It’s the way to go.

[00:30:49] Drew Thomas Hendricks: Well, I think we’ve done it. This has been the latest episode of We Fixed Real Estate with holiday home buying tips and selling tips, including how to navigate difficult agents.