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.

Episodes

  1. 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.

  2. 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.

  3. 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.

  4. 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.

  5. 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).

  6. 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

  7. 08/07/2025

    The Hard Truth About Zillow: Use It, But Don't Get Used

    Midnight Zillow scrolling? Wine in hand? Don’t click that “Schedule a Tour” button just yet. In this episode, Steph Douglass breaks down why Zillow and open houses—while fun and full of vibes—are also traps for accidentally picking your real estate agent like you’re picking a pizza delivery driver. Learn how these systems work, what to actually look for at an open house (spoiler: it’s not the snacks), and why being intentional with your agent choice could be the difference between a strategic purchase and a regretful one. You’ll learn: How the “Schedule a Tour” button works (and who actually gets your info) What to do (and not do) at an open house Strategic questions to ask about any home you tour Why your agent should be a teammate, not a default How to use Zillow as a tool—not a guide Why Open House Austin gives you a full team, post-close support, and zero pressure Resources mentioned: Free workshop: Sign up here – Next dates: August 26 & September 16 Book a 1-on-1 call: Schedule here

    The Hard Truth About Zillow: Use It, But Don't Get Used

  8. 07/30/2025

    The Freedom Formula: Creative Paths to First-Time Homeownership

    Stephanie Douglass and Mandy Mendoza pull back the curtain on the unconventional, yet totally doable, strategies that are helping first-time buyers in Austin win—despite the odds. From co-buying to sneaky duplexes, they break down how real estate can become more than a home: it’s a vehicle for freedom, flexibility, and long-term wealth. Real estate can provide financial freedom and flexibility Cash flow from rental units can offset or eliminate living expenses Co-buying with friends or partners opens doors to ownership House hacking helps first-timers turn their homes into income generators Using properties creatively can unlock multiple income streams Knowing your financing options is critical for early success Buyer education and empowerment go hand-in-hand The current market still presents real opportunity Real estate is one of the most accessible paths to wealth building Building equity early pays off for decades 00:00 – Introduction to Real Estate Journey 02:14 – Living the Real Estate Lifestyle 04:33 – The Freedom of Real Estate Investments 07:00 – Alternative Lifestyles and Financial Independence 09:13 – Co-Buying Strategies for Home Ownership 12:06 – House Hacking: Maximizing Property Potential 16:03 – Empowering Homeownership: Understanding Mortgage Benefits 16:55 – The Sneaky Duplex Strategy: A Creative Housing Hack 21:06 – Financing Your Future: Down Payment Options and Strategies 23:57 – Navigating the Market: Educating First-Time Buyers 28:36 – Inspiring Change: Helping First-Generation Homeowners

    The Freedom Formula: Creative Paths to First-Time Homeownership

  9. 07/23/2025

    Should You Buy Now or Wait? The Truth About Timing the Austin Market

    Steph Douglass is joined once again by Jenn Carey for a brutally honest (and refreshingly non-salesy) conversation about one of the biggest questions we get from clients right now: Should I buy now… or wait? Together they unpack the current state of the Austin housing market, what’s different from the pandemic frenzy, and what smart buyers should be doing regardless of their timeline. They talk about the realities of negotiating power, the pros and cons of interest rates vs. pricing, and why “waiting” shouldn’t mean “doing nothing.” Whether you’re ready to buy this fall or in two years, this is your permission slip to take the right kind of action now—without getting swept up in the fear or hype. 📌 Key Takeaways: Sellers are negotiating more than ever. Concessions, repairs, and price drops are all on the table. Appraisal issues are no longer killing deals. Unlike the pandemic era, homes are appraising—and if not, sellers are often covering the gap. Waiting can be smart—but only if you’re actively preparing. Know what to work on during your “wait” period. Prices and rates move inversely. When rates drop, prices rise. Don’t sleep on today’s lower pricing. New builds might offer the best of both worlds. Lock in pricing now and potentially benefit from lower rates at closing. 🎯 Action Items: Thinking about buying in 6–12 months? Book a consult now. We’ll help you make the most of your timeline. Explore our rental services and educational resources while you plan. 💬 Mentioned in this episode: New Build Opportunities (like Easton Park) Buyer negotiation examples from the field Why appraisal gaps are no longer a dealbreaker What not to do while “waiting” The rise of proactive prep as your homebuying superpower

    Should You Buy Now or Wait? The Truth About Timing the Austin Market

  10. 07/16/2025

    The First-Time Buyer Cheat Code: The Combo That Makes or Breaks Your First Home Purchase

    In this conversation, Steph Douglass & Sydney Schuster discusses the current real estate market, emphasizing the opportunities available for buyers. They share insights on financing options, the importance of education in the home buying process, and a success story of clients transitioning from renting to owning. The discussion highlights the supportive role of realtors in guiding clients through the complexities of purchasing a home and the ongoing community engagement post-purchase. Takeaways The current market offers unique opportunities for buyers.Preparation and financial planning are crucial for homebuyers.Education is a key focus for realtors in today's market.Clients are increasingly looking to settle down and build community.The importance of lender relationships in securing favorable financing.Buyers now have more negotiating power than in previous years.The home buying process can be tailored to individual timelines and needs.Post-closing support is essential for new homeowners.Community engagement continues beyond the purchase of a home.Real estate is a personal business that requires trust and transparency. Chapters 00:00 Market Update and Current Trends 05:53 Client Success Story: From Renting to Owning 11:09 Navigating the Home Buying Process 16:18 Understanding Financing and Lender Relationships 21:36 Closing the Deal and Post-Closing Support

    The First-Time Buyer Cheat Code: The Combo That Makes or Breaks Your First Home Purchase

  11. 07/09/2025

    Partnership Pitfalls: Don’t Buy a House with Your Bestie (Until You Hear This)

    Buying a home with a friend, partner, or family member can seem like a smart way to get into the market—but it can also go sideways fast. In this episode, we’re unpacking the real-life risks of joint homeownership and investment partnerships: from mismatched money habits and unclear agreements to friendship-ending fallouts. Steph and [Agent Name] share lessons learned, red flags to watch for, and the essential steps to protect yourself before you buy property with someone else. Whether you’re considering co-buying to afford your first home, splitting an investment property, or going halfsies on a duplex—this episode is your blueprint for avoiding financial and emotional disaster. We cover: Common mistakes in real estate partnerships What to include in a co-ownership agreement Stories of deals gone bad—and how they could’ve been avoided How to protect your credit, your cash, and your relationships 👉 Thinking about co-buying or investing with someone else? Book a call with our team or explore our free resource library at openhouseaustin.com. Tags: real estate partnerships, buying a house with a friend, co-buying a home, real estate investing, first-time buyers, Austin real estate, partnership mistakes, Open House Austin

    Partnership Pitfalls: Don’t Buy a House with Your Bestie (Until You Hear This)

  12. 07/02/2025

    Real Talk About Buying a Home in Austin

    If you’re even thinking about buying a home in Austin — whether it’s your first place, an investment, or something creative in between — this is where to start. In this kickoff episode, Steph Douglass (founder of Open House Austin) sits down with agent and educator Jenn to talk about why they started this podcast, what most people get wrong about homebuying, and how OHA is making real estate more accessible, inclusive, and actually… helpful. You’ll hear how this team thinks differently, what kind of topics you can expect each week, and how to stop spinning your wheels and start building real estate confidence — even if you don’t feel “ready.” Whether you’re house-curious or fully pre-approved, this is your spot. Book a buyer consult Check out upcoming workshops Browse our free homebuyer resources Follow us on IG for real-time market takes @openhouseaustin

    Real Talk About Buying a Home in Austin
  • 12 Episodes

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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