Homeowner Hotline: Open House Austin Radio

Steph Douglass and Jennifer Carey
  • 5.0 (3)
  • Investing
  • Updated Weekly

Welcome to Homeowner Hotline: Open House Austin Radio—your go-to real estate group chat, just with fewer memes and more actual answers. Each week, Steph Douglass and Jennifer Carey serve up real talk about buying, selling, and everything in between. Whether you’re renting, house hacking, dreaming big, or feeling stuck—we’ve got stories, strategies, and straight-up advice to help you make confident moves. From first-time buyer fears to Austin market gossip to the occasional happy cry over client wins, we’re here to make real estate feel a whole lot more human.

  1. Sep 9

    What Realtors Actually Do All Day (And Why It's Not Just Showings)

    People love to say realtors have flexible schedules. What that really means is we work 24/7. In this episode of Homeowner Hotline, Steph (Broker & CEO of Open House Austin) and Jenn (Founding Realtor) break down what an OHA realtor's week actually looks like, bucket by bucket, after a client told Steph she "just sees her at showings." This isn't a complaint episode. It's a "here's the value you're actually getting" episode. Steph and Jenn walk through the admin work nobody sees, what happens once a client actually has a deal, the real prep behind showings and open houses, where the marketing content comes from, how client relationships get built and maintained over years (not just during a transaction), and the business-behind-the-business work of running a brokerage: bookkeeping, continuing education, and staying current on tech and contracts. If you've ever wondered what your realtor is doing when you're not with them, or you're a client who wants to be a better partner in the process, this one's for you.

  2. Jul 29

    First-Time Homebuyers in Austin: How Aldyn & Sam Found Their Dream Home with Just One Offer

    First-time homeowners Aldyn and Sam Royes join Steph and Jenn to share how they searched for four months, made exactly one offer, and closed on their Anderson Mill home, a place they describe as cozy, intentional, and serene. The conversation traces their full journey: the fears and expectations they had going in, what actually surprised them during the search (including how they knew when a home wasn't the right fit), and the moment they found "the one." They talk through the obstacles to getting under contract, what closing day was really like, and the parts of the process nobody warns you about. Aldyn and Sam also get into the wins, favorite spots in the home (a greenhouse and a spa get a mention), how daily life has shifted since buying, and the lessons they'd pass on to their pre-homeowner selves. They close with their best advice for buyers who feel like they're not ready yet, plus a myth or two about homebuying they're happy to debunk. A patience-over-panic story for anyone nervous about today's market, proof that waiting for the right house can beat rushing into the wrong one.

  3. Jul 14

    How to Buy a House in Austin: The Home Buying Process Start to Finish

    Steph and Jenn walk through the entire homebuying process in Austin, in order, from before you even start looking to your first month with keys in hand. The episode covers seven stages. First, setup: getting pre-approved (not just pre-qualified) and understanding what lenders check — credit, DTI, savings — plus current Austin close times (21–35 days from accepted offer). Second, the search: avoiding the "Zillow trap," sending listings to your agent, and reading comps before falling for a place. Third, the offer: drafting the contract, signing via Dotloop, and navigating multiple-offer situations. Fourth, option period and inspection: the option fee and earnest money due within 3 days, scheduling inspection fast, and how to handle repair negotiations. Fifth, the "quiet middle": appraisal, underwriting, and what not to do (new credit, job changes, big purchases) while your insurance and warranty decisions are due. Sixth, final walkthrough and closing: confirming repairs, closing costs and down payment, and getting the keys. Seventh, life after closing: joining the OHA network, first-30-days homeowner tasks (locks, address, homestead filing, pest control), and community resources.

  4. Jun 18

    Why Is That House Still for Sale? What Makes Austin Homes Sell Fast or Sit Forever

    Some homes go under contract before you can even book a showing. Others sit for 60, 90, even 120 days and rack up price reductions. In this episode, Steph and Jenn break down exactly why — and what it means whether you're buying or selling in Austin right now. They dig into the real data behind Austin's split market (spoiler: active DOM and sold DOM are telling very different stories), walk through the top reasons homes sell fast versus sit, and explain the psychology buyers bring to a high-days-on-market listing. If you're thinking about selling, this one will tell you what actually moves a home — and what silently kills a listing.

  5. May 20

    Where to Live in Austin: Find Your Neighborhood

    Choosing where to live in Austin is the single biggest decision a homebuyer makes — and lifestyle fit is the thing buyers underestimate most. In Episode 2 of Homeowner Hotline, Open House Austin broker Steph and founding realtor Jenn break down the best Austin neighborhoods for every lifestyle, pairing 9 distinct areas with 9 buyer personas so you can find the one that actually matches how you live day to day. You'll get an honest, no-fluff tour of South Congress and Travis Heights, Mueller, Barton Hills and 78704, Round Rock and Pflugerville, the Domain and North Burnet, Dripping Springs and Wimberley, Downtown and Rainey Street, East Austin, and Central Austin's Hyde Park, North Loop, Crestview, and Brentwood. For each neighborhood, Steph and Jenn paint the vibe, name the lifestyle it serves, share real local detail, and give a straight price reality check — including the tradeoffs nobody tells you about. Whether you're moving to Austin, upgrading from your first home, or finally buying after years of renting, this episode helps you answer the most important question before you ever tour a listing: where in Austin should you live? Stick around for a quick 5-question lifestyle quiz and details on Open House Austin's free buyer consultation.

  6. May 7

    How to Build a Real Estate Portfolio Without Tons of Cash

    In this episode of Homeowner Hotline, Open House Austin's Steph (Broker & CEO) and Jenn Carey (Founding Realtor) break down BLRB — Buy, Live, Rent, Buy Again — the real estate wealth-building framework they've used personally and refined for the Austin market. Walking through each step, they explain how to buy a first property with intention (treating rentability, layout, and neighborhood trajectory as seriously as livability), how to leverage owner-occupant financing as an "unfair advantage," and how to make the mindset shift from "forever home" to launchpad asset. They go deep on the rent phase — comparing long-term rentals to short-term plays like Jenn's Wimberley Airbnb — and walk through the cash flow math, stress-testing, and pivot strategies clients need before flipping the switch. The "buy again" segment tackles the psychological barriers that stall most investors, how to use equity from Property 1 to fund Property 2, and a primer on 1031 exchanges and the primary-residence capital gains exclusion. Candid stories round it out: bad tenants, STR seasonality, Austin-specific insurance and property tax pressures, and the deals they'd do differently. Equal parts educational and conversational, with real client case studies (Olicia's San Marcos duplex, Jenn's Wimberley STR, the Laverty over-remodel) and a warm invitation to keep the conversation going at openhouseaustin.com.

  7. Apr 22

    How to Protest Property Taxes in Austin (2026 Guide)

    Austin property taxes are one of the most confusing and expensive parts of homeownership in Texas. In Episode 1 of Homeowner Hotline, Open House Austin broker Steph and founding realtor Jenn sit down to demystify the whole process: how your home's appraised value is calculated, what a Texas homestead exemption actually does for your tax bill, why the 10% homestead cap is one of the biggest wins for long-term homeowners, and the exact steps to protest your property taxes with Travis County, Williamson County, or Hays County. Whether you just bought your first home in Austin, you've owned for years and never protested, or you're staring at your 2026 appraisal notice wondering "how did they get this number?" — this episode is your cheat sheet. Steph and Jenn walk through key deadlines (mid-March appraisal notices, the May 15 protest deadline, January 31 tax due date), what evidence actually wins a protest hearing, the most common mistakes Austin homeowners make, and whether to DIY or hire a property tax protest company. Plus: stick around for an invite to Comps & Cocktails, Open House Austin's upcoming event where Steph walks you through your home's value, your appraisal, and the protest process in person (yes, there are cocktails).

  8. 08/14/2025

    Vacation Home, Airbnb Investment Property, and Side Hustle—All in One

    In this episode of Homeowner Hotline, Steph sits down with Open House Austin’s Jennifer Carey to talk about her latest real estate win—a Wimberley property that’s part vacation home, part Airbnb moneymaker. Jennifer walks us through how she found the deal (spoiler: she almost skipped it because of bad listing photos), renovated it for under market value, and now manages it remotely while breaking even in year two. Read more about Jenn's journey here. You’ll hear: How Jennifer’s 2010 first home purchase set her up for multiple investments. Why she chose Wimberley over other small Texas towns. The renovations that turned a dated house into a guest magnet. What it really takes to manage a short-term rental from a distance. Her tips for financing and setting realistic expectations. Whether you’re dreaming of a Hill Country getaway or looking to scale your investment portfolio, this is a masterclass in turning a property into both a personal retreat and an income stream. Don’t judge a property by bad listing photos — visit in person to see true potential. Small-town tax rates can make a huge difference to your bottom line. Start small — Jennifer began renting just the studio before launching the main house. Guest experience is everything — from s’mores kits to handwritten notes. Break-even in year one or two is a win — especially with a property that appreciates and builds equity. Financing matters — know the difference between second-home and investment loans. Book a Call with Jenn Attend a How to Buy a House Workshop 00:00 – Intro & Jennifer’s preference for “Jennifer” 01:10 – First home purchase at 21 in 2010 02:57 – Pivot to investment properties & renting out her first home 04:31 – Why Wimberley and small-town scouting 06:26 – The property she almost didn’t see 07:43 – What she loved vs. what needed work 09:23 – Hidden value: two units on one property 11:14 – Renovations & budget choices 13:35 – The game-changing picture windows 14:44 – Staging, timelines, and first Airbnb listing 15:46 – Managing remotely & finding reliable cleaners 16:54 – Listing strategies & pricing control 17:57 – 2024 revenue breakdown 19:13 – Monthly expenses and cash flow 21:01 – Guest experience details & amenities 22:53 – Future upgrades: hot tub, game room 23:25 – Lessons learned and what she’d do differently 26:03 – Financing strategy and tax advantages 28:47 – Advice for aspiring STR investors in small towns 29:44 – Steph’s wrap-up and Hill Country real estate plug

    Vacation Home, Airbnb Investment Property, and Side Hustle—All in One
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5
out of 5
3 Ratings

About

Welcome to Homeowner Hotline: Open House Austin Radio—your go-to real estate group chat, just with fewer memes and more actual answers. Each week, Steph Douglass and Jennifer Carey serve up real talk about buying, selling, and everything in between. Whether you’re renting, house hacking, dreaming big, or feeling stuck—we’ve got stories, strategies, and straight-up advice to help you make confident moves. From first-time buyer fears to Austin market gossip to the occasional happy cry over client wins, we’re here to make real estate feel a whole lot more human.

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