Beyond the Sign with Nate Riggs

Nate Riggs

Welcome to "Beyond the Sign with Nate Riggs," the definitive hyper-local podcast for anyone considering selling or buying real estate in Jacksonville. Each episode dives deep into the heart of Jacksonville, moving beyond the typical top-five lists to bring you conversations centered around the real estate and development of our great city.Whether you're new to town or still deciding if Jacksonville is the place for you, join us as we explore what makes this city truly special and a place you might want to call home.

  1. Jun 16

    Stop Kicking Problems Down The Road In Real Estate - 5 Things That Drive Us Nuts

    The real estate deal doesn’t fall apart because of one big catastrophe. Most of the time it dies from small, preventable habits: avoiding hard conversations, blaming someone else, and waiting too long to fix what you already know is broken. We get real about the patterns that drive us nuts in the real estate industry and why “own it early” is one of the most underrated professional skills for agents and lenders. We dig into the practical stuff that actually protects clients, like educating buyers and sellers on what the contract allows and why early access can turn into a liability nightmare. We talk about communication that works, the difference between an agent who stays involved versus one who disappears after signing, and how too many layers like outsourced transaction coordination can muddy the process and damage the client experience right at the finish line. Then we hit the spicy topics: stubborn “I’ve been doing this 30 years” energy, refusing basic systems that streamline showings, gatekeeping offers instead of presenting them, and the temptation to manufacture leverage by hinting at multiple offers. We also make the case for mastering the Florida real estate contract, especially financing contingency details, because hype never saves a deal, but competence often does. If you want smoother closings, better relationships, and fewer last minute surprises, hit play. Subscribe, share this with a real estate agent or lender who cares about doing it right, and leave a review if the honesty resonates. What’s the one behavior you wish the industry would drop immediately? Subscribe for more!  Are you considering selling or buying real estate in Florida? Consult with Nate today - Jax Beach, FL's best realtor. Nate is a Broker Associate at Someday Homes Realty. Nate's Links below: https://www.riggsgroupfl.com/ https://www.instagram.com/thisisjaxpod/ https://www.facebook.com/NateRiggsOfficial The future belongs to you! FL🌞R🌴DA #ThisisFlorida #JaxBeach #Jacksonville #Florida #RealEstate #Realtor #HouseingMarket #904HappyHour #Duuuval #nateriggsofficial #somedayhomesrealty

    47 min

  2. Jun 3

    If You Wait Until August To List You Might Sit

    The summer market looks calm on the surface, but the current underneath is changing fast. We’re seeing more price reductions, more hesitation, and a real risk that sellers who wait until late July or August end up sitting through the fall. From our day-to-day work in the Jacksonville real estate market, we break down what that shift feels like in real time and how to think about timing if you’re planning to list, buy, or relocate. We also get into the messy middle of deals, where the headlines about mortgage rates don’t tell the whole story. Rates keep bouncing between highs and small improvements, and that uncertainty can make buyers freeze, especially in a midterm election year. We talk about why a rate drop later could bring competition roaring back, and why buyers who act during quieter weeks can sometimes negotiate better terms, inspections, and seller concessions. Then we share two stories with real stakes. First, a VA home loan eligibility case that almost died at “probably not,” until we worked directly with the VA and found a path to 100% financing for a veteran family. Second, a historic home transaction in Avondale and Riverside featuring knob and tube wiring, repair credits, seller concession limits on a conventional loan, and an appraisal that came in low. If you’ve ever wondered why closing cost credits matter more than a simple price cut, or why “cash back at closing” is mostly a myth, we make it plain. If you got value from this, subscribe, share it with a friend who’s house hunting, and leave a review with your biggest real estate question so we can tackle it next. Subscribe for more!  Are you considering selling or buying real estate in Florida? Consult with Nate today - Jax Beach, FL's best realtor. Nate is a Broker Associate at Someday Homes Realty. Nate's Links below: https://www.riggsgroupfl.com/ https://www.instagram.com/thisisjaxpod/ https://www.facebook.com/NateRiggsOfficial The future belongs to you! FL🌞R🌴DA #ThisisFlorida #JaxBeach #Jacksonville #Florida #RealEstate #Realtor #HouseingMarket #904HappyHour #Duuuval #nateriggsofficial #somedayhomesrealty

    37 min

  3. May 12

    Don't Skip The Pool Inspection

    Subscribe for more!  Are you considering selling or buying real estate in Florida? Consult with Nate today - Jax Beach, FL's best realtor. Nate is a Broker Associate at Someday Homes Realty. Nate's Links below: https://www.riggsgroupfl.com/ https://www.instagram.com/thisisjaxpod/ https://www.facebook.com/NateRiggsOfficial The future belongs to you! FL🌞R🌴DA #ThisisFlorida #JaxBeach #Jacksonville #Florida #RealEstate #Realtor #HouseingMarket #904HappyHour #Duuuval #nateriggsofficial #somedayhomesrealty

    43 min

  4. Apr 29

    Interest Rates, Inflation, and Opportunity: What Today’s Buyers Need to Know

    In this episode, we break down what’s really happening in today’s real estate market and why more buyers are finally stepping off the sidelines. After months of uncertainty, many are accepting that rates aren’t dropping overnight and are making moves based on life changes instead of trying to time the market. We talk through the reality of fluctuating interest rates, the impact of inflation on everyday expenses, and why housing affordability feels tighter even though rates are still in line with historical averages. You’ll also hear real examples from recent transactions, including how appraisal gaps are being handled and what a more balanced market actually looks like for buyers and sellers. We also dive into strategies buyers are using right now to make deals work, including creative financing options like adjustable rate mortgages and how to think about long term equity instead of short term rate chasing. Beyond the numbers, this episode focuses on the importance of working with the right professionals. We discuss why relationship based business still wins, how experience can shape better outcomes in negotiations, and why not all lenders and agents operate the same. If you’re thinking about buying, selling, or just trying to make sense of the current market, this episode will give you a clear, honest perspective on what’s happening and how to approach it. Subscribe for more!  Are you considering selling or buying real estate in Florida? Consult with Nate today - Jax Beach, FL's best realtor. Nate is a Broker Associate at Someday Homes Realty. Nate's Links below: https://www.riggsgroupfl.com/ https://www.instagram.com/thisisjaxpod/ https://www.facebook.com/NateRiggsOfficial The future belongs to you! FL🌞R🌴DA #ThisisFlorida #JaxBeach #Jacksonville #Florida #RealEstate #Realtor #HouseingMarket #904HappyHour #Duuuval #nateriggsofficial #somedayhomesrealty

    52 min

  5. Feb 10

    Jax Buyers Have The Advantage

    Subscribe for more!  Are you considering selling or buying real estate in Florida? Consult with Nate today - Jax Beach, FL's best realtor. Nate is a Broker Associate at Someday Homes Realty. Nate's Links below: https://www.riggsgroupfl.com/ https://www.instagram.com/thisisjaxpod/ https://www.facebook.com/NateRiggsOfficial The future belongs to you! FL🌞R🌴DA #ThisisFlorida #JaxBeach #Jacksonville #Florida #RealEstate #Realtor #HouseingMarket #904HappyHour #Duuuval #nateriggsofficial #somedayhomesrealty

    43 min

  6. 11/11/2025

    RIGGS RANT: 5 Things I Can’t Stand About Realtors (And How We Can Fix Them)

    In this episode, Nate Riggs — real estate broker and host of This Is Jax — brings back his legendary Riggs Rant from his Navy days… and he’s not holding back. From fake voicemail scripts to agents who ghost after showings, to the ones who don’t even understand their contracts — Nate lays out the five things that drive him crazy about Realtors and how the industry can raise its standards. This isn’t just venting. It’s a call for more professionalism, better communication, and higher expectations in real estate. 💥 What you’ll hear in this episode: 0:00 Intro The return of Riggs Rants 1:18 5 The fake “I’m with a client” voicemail script 4:23 4 Buyer agents who never return calls 6:57 3 Listing agents who don’t answer the phone 8:37 2 TikTok dances & social media cringe 10:06 1 Agents who don’t understand contracts 14:04 Final thoughts & a challenge to the industry 💬 Question of the day: What are your top 5 Realtor pet peeves? Drop them in the comments — Nate might feature yours in the next Riggs Rant! 👉 Subscribe for more no-BS real estate talk, market updates, and local insight from Jacksonville, FL. #RealEstate #RiggsRant #RealtorLife #ThisIsJax #SomedayHomesRealty #RealEstateBroker #RealEstateTraining #JacksonvilleRealEstate #RealtorFails #RealEstateTips Subscribe for more!  Are you considering selling or buying real estate in Florida? Consult with Nate today - Jax Beach, FL's best realtor. Nate is a Broker Associate at Someday Homes Realty. Nate's Links below: https://www.riggsgroupfl.com/ https://www.instagram.com/thisisjaxpod/ https://www.facebook.com/NateRiggsOfficial The future belongs to you! FL🌞R🌴DA #ThisisFlorida #JaxBeach #Jacksonville #Florida #RealEstate #Realtor #HouseingMarket #904HappyHour #Duuuval #nateriggsofficial #somedayhomesrealty

    15 min

  7. 11/05/2025

    How Top Agents Are Preparing Right Now for the 2026 Real Estate Comeback

    After three brutal years in the housing recession, there’s finally light at the end of the tunnel — but only for those who are ready. In this episode, Nate Riggs, Jacksonville real estate broker and host of This Is Jax, reveals how top agents are already preparing for the 2026 real estate comeback. From reviewing your lead gen systems and budget to cutting waste and refining your battle plan, this is the ultimate roadmap to restart your business and reclaim your momentum. You’ll discover what separates the agents who will dominate the next cycle from those who get left behind — and how you can start operating like a top producer today. 📍 Thinking about joining a brokerage that combines culture, support, and opportunity? Visit https://www.riggsgroupfl.com/join-our-team/  to learn more about Someday Homes Realty, a boutique firm based in Jacksonville Beach. Subscribe for more!  Are you considering selling or buying real estate in Florida? Consult with Nate today - Jax Beach, FL's best realtor. Nate is a Broker Associate at Someday Homes Realty. Nate's Links below: https://www.riggsgroupfl.com/ https://www.instagram.com/thisisjaxpod/ https://www.facebook.com/NateRiggsOfficial The future belongs to you! FL🌞R🌴DA #ThisisFlorida #JaxBeach #Jacksonville #Florida #RealEstate #Realtor #HouseingMarket #904HappyHour #Duuuval #nateriggsofficial #somedayhomesrealty

    19 min
  8. A Late Season Curve Ball

    10/28/2025

    A Late Season Curve Ball

    In this episode of This Is Jax, Nate Riggs discusses the current state of the real estate market in Jacksonville, Florida. He covers various topics including market trends, seller strategies, home equity, and the ongoing housing recession. Riggs emphasizes the importance of understanding market dynamics and encourages potential buyers and sellers to consider their personal circumstances when making real estate decisions. He also highlights Jacksonville's unique position in the market, noting the increase in cash offers and the balance between buyers and sellers. Takeaways It's been a while since the last episode. Someday Homes is a boutique brokerage in Jacksonville Beach. The market peaked earlier this year in May. Inventory levels are stabilizing but still below normal. Sellers are recognizing longer days on market and adjusting strategies. There's a trend of sellers getting ahead of the spring market. Home equity is still strong for many homeowners. The housing recession is affecting sales nationwide. Jacksonville is seeing a balanced market with cash offers. Buyers are being choosy and expect perfection in homes. Subscribe for more!  Are you considering selling or buying real estate in Florida? Consult with Nate today - Jax Beach, FL's best realtor. Nate is a Broker Associate at Someday Homes Realty. Nate's Links below: https://www.riggsgroupfl.com/ https://www.instagram.com/thisisjaxpod/ https://www.facebook.com/NateRiggsOfficial The future belongs to you! FL🌞R🌴DA #ThisisFlorida #JaxBeach #Jacksonville #Florida #RealEstate #Realtor #HouseingMarket #904HappyHour #Duuuval #nateriggsofficial #somedayhomesrealty

    20 min
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About

Welcome to "Beyond the Sign with Nate Riggs," the definitive hyper-local podcast for anyone considering selling or buying real estate in Jacksonville. Each episode dives deep into the heart of Jacksonville, moving beyond the typical top-five lists to bring you conversations centered around the real estate and development of our great city.Whether you're new to town or still deciding if Jacksonville is the place for you, join us as we explore what makes this city truly special and a place you might want to call home.

Information

  • Creator
    Nate Riggs
  • Years Active
    2024 - 2026
  • Episodes
    44
  • Rating
    Clean
  • Copyright
    © 2026 Beyond the Sign with Nate Riggs
  • Show Website
    Beyond the Sign with Nate Riggs