Ivan Simental, NMLS # 1762746

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Ivan Simental, NMLS # 1762746 Ivan Simental is passionate about closing, education, and helping YOU reach your home ownership goals.

09/29/2026

Random thought after looking at national housing data:

There are now about 1.62 million homes for sale in the U.S., up 5.9% from a year ago.

That works out to about 4.9 months of supply, the highest level in more than 10 years. That matters.

Because buyers have spent the last few years hearing things like “hurry,” “multiple offers,” and “you may not get another chance.”
That is not the conversation everywhere anymore.

In some markets, buyers finally have room to slow down, compare options, and negotiate.

That does not mean sit on the sidelines forever.

It means using the leverage while you have it.

09/28/2026

I was looking at Las Vegas housing data this morning, and one number jumped out at me.

Homes are sitting on the market for around 59 days right now, and the median sold price is about $425,000, down roughly 5.6% from a year ago.

That does not mean every seller is desperate.

But it does mean buyers should stop assuming they have zero leverage.

There are absolutely homes where the seller may be willing to talk about credits, price, repairs, or terms.

This is where a good Realtor can really earn their keep.

Not just finding the house.

Reading the situation behind the house.

09/25/2026

I think buyers underestimate how valuable it is when their Realtor and lender actually talk to each other.

A home may look expensive until the Realtor negotiates a credit.

A credit may look great until the lender explains the best way to use it.

A price reduction may sound better until you compare what it actually does to the payment.

Those decisions should not happen in separate conversations.

The best transactions usually have professionals solving the same problem together.

09/24/2026

This may be unpopular with sellers:

Your house is not worth what your neighbor sold for two years ago just because you liked their number.

The market does not care what you need to make.

It does not care what you spent remodeling.

It does not care what Zillow said six months ago.

A great Realtor is not doing you a favor by agreeing with an unrealistic price.

Sometimes the best agent is the one willing to disappoint you before the market does.

09/24/2026

Your first home does not have to be your dream home. It needs to make sense for your life and your budget right now.

Maybe you want the house with the bigger yard, the extra bedroom, and the kitchen you would never change. But the payment on that house may stretch you too far today.

A smaller home in a location you like could give you room to breathe. As you pay down your loan, you build equity. If the home’s value rises, that may add to it. Later, you could sell and put the proceeds toward the home you really want.

That plan takes more than hoping prices go up. You need to account for selling costs, your remaining loan balance, and what homes may cost when you are ready to move. I would never tell someone to buy a house they cannot afford just because it might be a “stepping stone.”

But if a home fits your budget and you can see yourself living there for a while, it is worth asking: Does this home need to be everything I want, or can it help me get there?

Sometimes the smart first home is the one that lets you start without putting your finances under pressure.

What mattered most when you bought your first home, or what matters most as you look for one now?

09/23/2026

Buyers and Realtors, here is something I think gets overlooked:

The cheapest house is not always the most affordable house.

A lower-priced home with an old roof, expensive insurance, a huge HOA, and deferred maintenance can easily cost more to own than the house that was $30,000 higher.

This is why a good Realtor is looking past the granite countertops.

The purchase price gets you in the door.

The ownership cost is what you live with.

09/21/2026

Realtors and buyers, here is something I think we are getting wrong:

We give mortgage rates way too much power over the entire decision.

On roughly a $925,000 mortgage, a half-point move in rate changes the principal and interest payment by around $309 per month.

For some families, that changes the budget. For others, life is still moving whether rates cooperate or not.

People relocate. Families grow. Jobs change. Parents get older. Sometimes a move needs to happen.

So instead of automatically saying, “Rates are higher, I’m waiting,” figure out what the actual payment gap is.

Can the seller help? Can the Realtor negotiate? Can the lender structure the loan differently? Would a different property make the numbers work better?

A good Realtor and lender should never force the deal.

But they also should not let one headline make the decision for you.

Run the numbers first. Then decide.

09/19/2026

Something on my mind this weekend:

We spend a lot of time trying to make life bigger.

Bigger house.

Bigger business.

More money.

More stuff.

More commitments.

I am starting to appreciate the value of making things simpler.

Less noise.

Fewer unnecessary obligations.

More time with people you actually care about.

Maybe progress is not always adding something.

Sometimes it is finally getting rid of what you did not need.

09/18/2026

If you talk to a Realtor or lender and immediately feel pressured to do something...

That would bother me too.

Sometimes the right answer is:

“Give it six months.”

“Pay this off first.”

“Look at a different price range.”

“Maybe this house is not the one.”

You should leave the conversation feeling clearer.

Not cornered.

09/17/2026

Here is something I think good Realtors pay attention to that buyers may not realize:

Jobs.

New employers.

Hospitals expanding.

Companies relocating.

Roads being built.

Schools opening.

The housing market is connected to what is happening around the community.

Sometimes your Realtor knows where demand may be heading long before it shows up in the listing price.

That local knowledge matters.

Address

10655 Park Run Drive , Suite 190
Spring Valley, NV
89144

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