As real estate professionals and certified solar brokers, we know firsthand how much difference the right solar setup can make – not just for your energy bills, but for your environmental impact, too. This month, we wanted to highlight the real-world results from our team member, James Rains, who recently took his Mesa home solar with Enphase.

July 2025: James’ Solar Stats at a Glance

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 1. How the Megabill Impacts Real Estate and Investors

 Enhanced SALT deduction
The bill temporarily raises the state and local tax (SALT) deduction cap from $10K to $40K (through 2029), and then gradually phases back. In high-tax markets this boosts itemized deductions for investors and second-home buyers—a plus for those in Arizona and beyond finance.yahoo.com+11axios.com+11nationalmortgageprofessional.com+11.

 Permanent tax benefits for investors
Crucially, the bill cements investor-friendly provisions:

• Permanent 20% Qualified Business Income (QBI) deduction on rental income
• Continued 1031 like-kind exchanges for tax deferral
• Full bonus depreciation and interest deductibility for real property nationalmortgageprofessional.com.

These give real estate pros greater clarity and margin for expansion—even with current interest rates.

2. Potential Trade-Offs

 Deficit and rate pressure
CBO concerns note added deficit ($2.4–$3.3 trillion over 10 years) could keep Treasury yields and mortgage rates elevated barrons.com. That may dampen deal flow or reduce leverage upside.

 Clean-energy credit rollback
The rollback of green tax credits could dampen investor interest in energy-efficient retrofits—worth noting for those doing sustainable redevelopment abcnews.go.com+1marketwatch.com+1.

3. How Investors Are (or Should Be) Responding

1. Reassessing acquisition costs
With added tax shelter and QBI boosts, some investors are recalculating day zero returns—meaning slightly more willingness to pursue deals.

2. Betting on refinancing and portfolio reshuffling
Because QBI and interest deductions remain intact, investors are locking in loans—even amid current rates—expecting steady cash flow and strong deferrals.

3. Relying less on green retrofits
Developers investing in solar or energy upgrades may see fewer incentives; many are shifting focus to traditional value-add strategies leveraging depreciation.

4. Advice for Real Estate Clients

• Save BIG on SALT: Help clients estimate enhanced itemized deductions—especially if they hold high-tax properties or second homes.
• Push QBI/1031 strategy: Emphasize the now-permanent tax tools for portfolio growth.
• Evaluate refinancing soon: Despite rates, tax savings could make it worthwhile to lock in current terms.
• Mind the macro: Rising deficit and borrowing costs may shift advantage to strengthening rental incomes over aggressive cap‑rate plays.

In essence: the Megabill packs valuable, permanent tax wins for real estate—especially investors—while also signaling potential interest-rate headwinds in the long run. As a broker in Arizona, I’m advising clients to double-down on strategic acquisitions and tax-optimized structuring now before dynamics shift again.

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As a real estate agent, it’s important to stay informed about the ever-changing landscape of the industry. One hot topic that has been buzzing in the real estate world is dual agency. Recently, our broker Rebecca Hidalgo Rains sat down for an interview with expert Dave Schafer to discuss the complexities and implications of dual agency in real estate transactions. With over 31 years of experience in the field, Rebecca brings a wealth of knowledge and expertise to the discussion.

Rebecca’s impressive background in real estate includes owning her own brokerage and mentoring numerous agents throughout her career. She has also taught contract law at the School of Real Estate, making her a trusted source for information on the legal aspects of dual agency. This complex topic has been evolving, making it crucial for agents to stay informed and educated in order to provide the best service to their clients.

One topic that was brought up during the interview was the potential changes in the market once interest rates decline. Rebecca predicts that there will be significant shifts in the industry, including the possibility of buyers having to handle their own commissions in the future. She also discussed how Arizona recently changed 18 real estate forms due to legal developments, emphasizing the importance of staying up-to-date on state regulations.

The concept of “true dual representation” was also discussed, with Rebecca explaining that it doesn’t truly exist in practice. Instead, limited representation is the current norm, with brokerages often requiring two agents for transactions involving both buyer and seller. This can have potential implications for first-time homebuyers, veterans, and FHA buyers, as there may be a shift towards fewer buyer brokers in the industry.

This shift in the industry may also impact the success of agents, with Rebecca mentioning that 74% of licensees didn’t sell a single house in 2024. With the anticipated increase in unrepresented buyers and open house visits, it’s important for agents to adapt to the changing landscape and find ways to stand out in the industry.

During the interview, Rebecca stressed the importance of transparency, documentation, and caution when it comes to dual agency. She recommended thorough documentation during negotiations and warned of potential issues for inexperienced buyers navigating the market alone. As a mentor and educator, she has seen firsthand the potential red flags that can arise in dual agency transactions.

When it comes to brokerage practices, the topic of insurance was discussed as well. Many brokerages avoid dual agency due to concerns about insurance coverage. In fact, Rebecca’s brokerage requires two agents to be involved in transactions to maintain insurance coverage. This also discourages owner-agent transactions, as they can often lead to conflicts of interest.

As the real estate market continues to evolve, it’s important for agents to stay informed and educated about topics such as dual agency. It’s clear that transparency, documentation, and caution are crucial when it comes to navigating the complexities of dual agency in real estate.

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Previously Posted by Brandy Plunk on Instagram:

Did you know that some wallboards contain hazardous materials that can impact your health?

For instance in the early 2000s construction boom “Chinese Drywall” was imported over to meet demand, in turn it had significant health repercussions due to high VOCs and chemicals from coal burning, unrefined fly-ash that off-gassed and affected over 100,000 residential homes in more than 20 states.

However, as we evolve into a more health-conscious culture there’s also a rise and demand for healthier building materials, like clay and magnesium oxide drywall.

Interior designer, Cassy West (@‌wellness_by_dezign), contributed a wonderful article in this month’s HealthyHOME magazine on cleaner wallboard (drywall) alternatives, link to the full article here: https://www.wellnessbydezign.com/blog-2/6z7xzsxal7lym8h5f2k2dh8gpb6y8f 

When remodeling or building a new home, you may not think to question the contractor’s choice of building materials, but please do ask questions!

No home is perfect and often times we don’t have choices in building materials, but if you are in a position to choose your materials, take some time to research building materials and opt for the best fit for your family’s health. And in turn, find comfort in knowing that you are intentionally creating a healthier home environment for yourself and your family.

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Phoenix Approves Water Conservation and Restrictions for New Users

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