Shows
Keys & Gears2026 Housing Trends & How to Get the Most Bang for Your BuckIn today’s housing market, the word affordable doesn’t mean what most buyers think it does. In this episode of Keys & Gears, we break down why affordability is often misunderstood and how smart buyers are reframing their strategy in 2026.Bess Dickson and Mark Liesner unpack the real tension between location and budget. From market timing to practical ways to structure your payment, this conversation helps you think more strategically about what’s actually possible in today’s real estate landscape. If you’re wondering whether to wait, stretch, or rethink your approach, this episode gives you the clarit...
2026-02-2200 min
Keys & GearsIs Your Lifestyle Preventing You from Buying a Home?Is your lifestyle helping—or quietly delaying—your path to homeownership? In this episode of Keys & Gears, hosts Bess Dickson and Mark Liesner talk about the real-life tradeoffs that come with buying your first home. From everyday spending habits to long-term goals, they unpack how small decisions today can shape your ability to own tomorrow.Bess shares how she helps clients become part of her “homeownership tribe” by asking better questions, learning from neighbors, and approaching open houses with intention. Her goal is simple: help people avoid costly mistakes and see homeownership as an investment in themselves.
2026-02-1418 min
Keys & GearsYour DTI Is the ProblemDebt-to-income ratio (DTI) is one of the most important numbers in the home-buying process — and one of the least understood. In this episode of Keys & Gears, we break down how DTI really works, why lenders rely on it so heavily, and how it can stop a deal before it ever begins.We explain what income actually counts on paper, how your monthly debt impacts buying power, and why checking your DTI early gives you options instead of surprises. If you’re thinking about buying a home in the next 6–12 months, this episode helps you assess whether your DTI is...
2026-01-0414 min
Keys & GearsCredit Preparation Most People Overlook Before Trying to BuyMost people think buying a home starts when they find the right house. It doesn’t. It starts with preparation understanding your credit, knowing what lenders look for, and getting clear on what “ready” actually means. In this episode, Bess Dickson & Mark Liesner walk through the pre-approval process and the financial groundwork that should happen long before you make an offer. If homeownership is on your horizon, this conversation helps you slow down, plan ahead, and move forward with confidence.
2025-12-2301 min
Keys & GearsDown Payments Explained: How Much You Really Need to Buy a HomeConfused about down payments? You’re not alone. This episode breaks down how down payments really work, how much you actually need, and the options buyers have today especially if you’re a first-time homebuyer. This is clear guidance to help you move forward with confidence.
2025-12-1622 min
Keys & GearsThe Loan Entry Point: What You Need to Do Before Getting Pre-ApprovedBefore you get pre-approved, there are specific financial steps that can dramatically increase your chances of securing a loan. In this episode, Bess and Mark break down the do’s and don’ts of credit, documents, savings, and employment so you can avoid delays and move toward homeownership with confidence.We walk through how to check your credit, organize your paperwork, understand your debt-to-income ratio, and avoid common mistakes like opening new credit, financing big purchases, or switching jobs too soon.Plus — we debunk the biggest myth out there: you don’t need 20% down.Most buy...
2025-12-0925 min
Keys & GearsShould You Buy Now or Wait? The Real Truth Behind Timing the MarketShould you buy a home now or wait for rates to drop? In this episode, Bess and Mark break down the real forces driving today’s market — population growth, job expansion, inflation, and demand — and why timing the housing market is as difficult as timing the stock market.We walk through three steps to help you decide:Clarify why you want to moveUnderstand the true cost of waitingRun the “refi later” mathIf you're debating whether now is the right time to buy, this episode gives you the clarity to make a confident, informed decision based on y...
2025-12-0318 min
Keys & GearsWhat To Do After Your Home Inspection (Step-By-Step Guide for Buyers)In this episode, Bess Dickson & Mark Liesner break down the exact next steps for buyers after receiving the home inspection report so you can make smart, calm, strategic decisions.What You’ll Learn:✔️ Why you should ALWAYS “sleep on it” before deciding✔️ How to create a negotiation plan with your Realtor✔️ Which repairs truly matter… and which ones buyers overreact to✔️ How prior negotiations impact your leverage✔️ When to push — and when to maintain the relationship✔️ Why win-win negotiations close more deals✔️ How to include “throwaway asks” to keep things positive✔️ The #1 mistake buyer...
2025-11-2524 min
Keys & GearsHow to Read A Home Inspection ReportIn this episode, Mark Liesner & Bess Dickson break down the exact things you should look for during your home walk-through and how to read your inspection report without getting overwhelmed.We cover the four main sections of every inspection report:• Structural Systems (foundation, roof, drainage)• Electrical & Plumbing (safety + functionality)• HVAC (comfort + long-term cost)• Summary Page (major findings all in one place)You’ll also learn how to review the report through four helpful lenses: safety hazards, major systems, preventive maintenance, and normal cosmetic wear.We equip you with:✔ How to separate...
2025-11-1821 min
Keys & GearsWhat to Do During a Home Inspection — 3 Tips Every Buyer NeedsThe home inspection is one of the most important — and most misunderstood — steps in the home-buying process. In this episode, Mark Liesner & Bess Dickson share three simple but powerful tips to help you approach the inspection with confidence and clarity.You’ll learn why it matters to respect your inspector’s process, how trusting your professionals leads to better outcomes, and why showing up for the final summary is more valuable than watching every moment of the inspection.This conversation is designed to help buyers stay informed without getting overwhelmed. Whether you're a first-time homebuyer or purch...
2025-11-1124 min
Keys & GearsWhat to Expect in a Home Inspection — Complete Buyer GuideMost buyers fear the home inspection — but understanding what’s actually happening can turn fear into confidence. In this episode, Bess Dickson and Mark Liesner share a clear, practical guide to what you should expect during a home inspection so you can make informed decisions about your purchase.You’ll learn the real cost of an inspection, why reports are often 30–70 pages long, and how inspectors focus on safety and regulations — not predictions about the future. Bess and Mark also explain why your Realtor is your essential sounding board and why the home’s systems and safety features des...
2025-11-0427 min
Keys & GearsHow to Pick a Great Home Inspector — What Buyers Should Look ForChoosing the right home inspector can make or break how confident you feel about your home purchase. In this episode, Bess Dickson and Mark Liesner walk through the exact qualities, qualifications, and communication style you should look for when selecting a home inspector.You’ll learn why inspectors function like general practitioners — trained to identify issues, not diagnose future problems — and why finding someone who communicates clearly is non-negotiable. Bess and Mark also share where to look (and where not to look) when searching for inspectors, why new construction still requires a full inspection, and how to avoid...
2025-10-2817 minKeys & GearsEnergy Bill Shock — How to Calculate Your Home’s True Cost of OwnershipIf you’ve ever wondered why your electric bill is so high — or how much it truly costs to own a home — this episode is essential. Mark Liesner and Bess Dickson break down the hidden energy drains that drive up your monthly expenses and show you how to calculate your home’s real operating costs.You’ll learn why poor HVAC efficiency, bad insulation, and aging windows have a massive impact on your energy bill — and how modern buyers can use the true cost of ownership to make smarter, more financially sound decisions. Mark and Bess also walk through...
2025-10-2111 minKeys & GearsHow Much to Save for Home Repairs — The Home Emergency Fund Every Buyer NeedsMost homeowners plan for their mortgage. Few plan for the repairs.In this episode of Keys & Gears, Mark Liesner and Bess Dickson break down the financial systems every homeowner needs to avoid going into debt when sudden repairs happen.Mark explains the 1% Rule — the essential formula for estimating annual maintenance costs — and walks through exactly how much you should store in a dedicated Home Emergency Fund. Bess shares why preventative planning is the cheaper path, how to anticipate major home expenses, and why a “running business” mindset helps protect your long-term financial stability.If you want...
2025-10-1408 minKeys & GearsSpecial Assessments & HOA Fees — Hidden Condo Costs Buyers Must KnowCondo ownership comes with more than just monthly fees. In this episode of Keys & Gears, Bess Dickson and Mark Liesner break down the hidden financial dangers that many buyers overlook — especially special assessments.You’ll learn what special assessments really are, why they happen, and how they can instantly derail even the most careful budget. Bess and Mark also share the red flags buyers should look for, the questions to ask your agent and HOA, and how to review condo documents without getting overwhelmed.Whether you're a first-time condo buyer or exploring HOA-managed properties, this epis...
2025-10-0707 minKeys & GearsHow to Investigate an HOA Before Buying — Red Flags Every Buyer Must KnowBuying into an HOA comes with financial obligations, legal considerations, and long-term implications for your resale value — which is why doing proper due diligence is essential.In this episode, Bess Dickson and Mark Liesner break down the exact checks buyers should perform before buying an HOA home. You’ll learn why HOA lawsuits affect financing, how to assess board transparency through meeting minutes, what strong insurance coverage looks like, how delinquency rates impact your loan, and why overly restrictive HOAs can limit marketability.This is your complete guide to buying with eyes wide open, ensuring that...
2025-09-3013 min
Keys & Gears6 HOA Questions Every Homebuyer Must Ask — Red Flags & Rules ExplainedBuying in an HOA community comes with rules, financial responsibilities, and potential red flags — which is why asking the right questions upfront is essential. In this episode of Keys & Gears, Bess Dickson and Mark Liesner walk you through the six most important questions every homebuyer must ask before purchasing an HOA property.You’ll learn how to identify financial red flags in an HOA budget, understand how CC&Rs impact your day-to-day living, recognize the risks of special assessments, and determine whether short-term rentals or renovations are allowed. This episode gives you the insights you need to revi...
2025-09-2319 min