EP 599 – Exposing Trends And Opportunities In The San Antonio Real Estate Market With Josh Boggs

Foreign.

This is the no Closers show where you get the latest developments in distressed note investing and learn the secrets of how you can control millions of dollars worth of property for pennies on the dollar. Get educated and entertained by someone who has closed thousands of deals and lives to support you in achieving the same. Now here's your host CEO of We Close notes, Scott Carson.

Hey no Nation. On this episode of the nucclos show, we're honored to have a buddy of mine that I've known going back 10 years in the real estate space. I'm talking about my buddy Josh Boggs with Exposed Homes, the Keller Williams branch out of San Antonio, Texas. Josh has built a notoriety for himself for being the go to short sale agent in San Antonio even with the market rebound and they're still seeing a few here and there. But he expects to be a whole lot busier as things shake out from the pandemic. But so honored to have him. On the podcast we'll talk about the San Antonio market, where he sees the opportunities, what kind of trends he's seeing and how San Antonio can be a great investment city for you guys out there as well. So stay tuned for the full episode of the no Closure Show. Good morning, good afternoon, good evening everybody. Welcome to this episode of the no Closure show. As always, Scott Karsten. Excited to be here with you today. We have a real special guest on here today, guys and gals out there. And as you know, we've been featuring different markets across the country. Some of our hot markets, markets we love to invest when other markets that are doing well and trying to keep you guys abreast of what's going on situational wise with that market. Now who knows what's going to happen in six months? Who knows what's going to happen in 12 months? I mean we'll talk a little about that today. But this guy I have known for over golly, I'm going to go back about a dozen years now. Met him originally back as he was just a realtor. Need some help with some short sales. When I was doing short sales myself with our team here in Austin, we were doing it in like 30 different states and then this guy just absolutely picked up the pieces and ran with it and became the best well known short sale guy in all of San Antonio. And so we're excited to talk about the Alamo City today with our buddy Josh Boggs from Exposed Homes. Man, what's going on Josh?

What is up Scott? Man, I think I owe you a check for that intro. That was Very nice.

You know what? You can put it in the mail if you want. I Venmo funds.

Nice. Man, it has been over 12 years. Isn't that crazy? It's funny when I talk to everybody about you because you come up a lot because of obviously the no buying and all your history. I said, you know, my buddy and I literally were on the same track of doing the same thing, and he got wiser and I got dumber. I beat myself up. And he went in a much better market. But no, we've enjoyed it. And yeah, I just like making a name for myself, helping homeowners avoid foreclosure and stopping these banks from just plowing people's financial lives in the room.

Yeah, I mean, that's the thing, is you started off as a realtor. I mean, you come from a credit repair background, too. Back in Indianapolis, we'll let him slide that he's a big Colts fan, therefore more Peyton Manninger. It's hurtful. Exactly. Since he's retired there. Peyton's places. But anyway, he got into real estate. You saw a niche that people needed help with. You really started targeting that aspect of things, and you became the best known guy in San Antonio, bar none. I mean, there may be a few other people here and there, but really, you were the realtor that everybody turned to for help when they had a short sale listing, right?

Yeah. Thanks, Scott. You know, and basically because of just crazy marketing, you know, I leaned up on a little chair and photoshopped myself into a mini house and said, the tall, short sale guy, you know, I'm 6 4. I'm not a giant. But it just worked, right? And I got into it thinking that when 2006, when I first got a license, the market was just booming. And I saw stay at home moms that would literally take phone duty and close $700,000 deal over two deals. Just phone. Did he. I was like, wow, this is really easy. I need to make a niche for myself of something that no other realtor wants to do. And so I decided to hit the painful side of short sales and hit it on strong. So that's what we did. Yeah.

Now let's. Let's dive into. Because the San Antonio market's been a hot market for a while. I mean, Austin, obviously, I think, is the most overpriced market in Texas for the most part. Living here. I mean, I think there's a lot of opportunity in Dallas and Houston, but also a lot of investors in Austin when they couldn't buy anything here because they were priced, they went south to San Antonio because the price is a little more affordable. But I think San Antonio, let's just, let's just be honest, is economically set up a whole lot better than Austin traffic wise. And then the infill with the inner and the outer loops and a lot of industry come there. So let's talk about the San Antonio market. Why is it booming? Why is it been going strong the last 10 years?

Yeah. So we've been really blessed to have some pretty good leadership along the way to do as much as they could to drive in a lot of the bigger companies, the tech companies. We had Microsoft come in, we were fighting for Amazon for a while. There was just a lot of really good, solid leadership within the city to make sure that our infrastructure is solid. You know, Shelly, our city manager for a long time came from Phoenix. She really, despite everybody's issues with her, she really did a good job trying to lay out traffic patterns and really make sure that San Antonio was spread out as much as possible. And then I think what happened, Scott, what we needed and Austin had, we didn't, was that our urban center, our center core was not really getting developed. And then all sudden you started seeing more money getting pumped there and you had the dignity, the Pearl. You know, you had all this just complete mass renovation. And that really sparked, I think a lot of people's interest is, hey, that not only does San Antonio have that rural spread out feel, but they've got that urban, you know, kind of downtown feel that we wanted. And so that's why we compete so well with Austin now.

Yeah, and that's the thing. You've always had the Riverwalk and the Alamo, always been a tourist site for the most part, the hotels down there. But true, driving around, you still see, you used to see a lot of empty buildings, a lot of empty older hotels and stuff. Now it's been really nice over the last, especially I'd say last five to eight years, a lot of regentrification going on. You talk about the Pearl, that's the Pearl Brewery. If you're not from Texas, you may not know Pearl Beer. All right. But they really kind of modeled it. They took the brewery infrastructure, remodeled it, kind of turned it into kind of a similar facet of what we've seen with the Domain here in Austin, Texas in some sort of fashion, right?

Yeah. And our affordability has been able to go up. I know Austin had maybe a higher paying job market for the white collar workers. And so I think San Antonio has been struggling with That a little bit. But you had Medtronic, you had all the medical field. You had a lot of that going up. And of course, now with all the COVID stuff, there's a lot of essentials here in San Antonio that I don't think are in other cities because of the military, because of medical. And that's really driving our economy right now because our market's on fire. We're still just kicking butt.

Yeah. And you also big call centers, I think, what several big call centers there in San Antonio, employing a lot of people. Obviously got the military base or Air force base, Goodfellow and a few other offshoots around the neck of the woods. But let's talk as we talk investing, because I like having you on, because you're just not a realtor. You're also an active real estate investor. Rentals. And understand that mindset. You work with investors as well, too. Where do you see kind of the biggest bang for the buck for investors in San Antonio? And maybe the areas that you're seeing people pick up stuff, Is it downtown, is it on the south side, north side, Alamo Heights, out west towards Helotus and that neck of the woods?

Or where I'm scared to give away all my secrets, Scott. No, I got very lucky at buying around basically military bases. Lackland, for me, was a really good area. That area, I think, still is underdeveloped, and it's gonna still be something that I see as a hot market. I know that activity wise, when we had a couple rentals down there, I mean, it was just we couldn't keep them. We had rentals turn quick. I mean, they wanted to get in. I think with downtown, of course, you got. We call it SoFlo or South Flores and South Town. All that's pulling up. You got King William area. I mean, prices are going really crazy there. So right now, I. From my own personal investing wise, I pulled back a lot of my buying just because I saw wholesalers just literally putting stuff out there that was like, wow. I don't know. Anybody would jump on that, and it would jump overnight. So I was like, okay, well, somebody has deeper pockets than me. But you still see some of the south areas for seller finance purposes. And I have a seller finance home now. Anything on the south side of San Antonio is really great. You would not imagine that somebody that's buying a $60,000 house has six to $10,000 put down. But they do. They just have horrible credit or they had no credit and so they sell. Finances is really a Good option for a lot of south areas right around Nagalito's I 1090, close to the downtown, but not in that in our loop yet. So that's what we've noticed and honestly we were hoping for a little bit of a correction in the market so we would start seeing prices drop and sellers get a little bit more desperate because we do watch the pre foreclosures, we watch the notice of defaults and they haven't really spiked the way we thought we would. And like I said, our economy's still kicking butt down here. So hey, we're still riding out.

Yeah, I think, I don't think we're seeing quite the spike yet as we're kind of early still through what the banks, the government are going to do for bailouts and things like that too with Corona, stuff like that. But I don't think, I don't think San Antonio and Austin or really Texas market is going to take too big a hit. And we did pretty well through the previous recession. You saw some dips and you saw some neighborhoods get harder. But I think that affordability, that first time home buyer area you mentioned, south San Antonio, Goodfellow, which is staying in San Angelo versus San Antonio. Lauren Lackland. You're always going to have military coming in and out and then the south side of town you hit is primarily Hispanic families. Correct. A lot of people coming in there and they pooling money together to buy a house and having two or three families live in the house. Correct?

Yes. Oh yeah, absolutely. And you see that a lot and that's still the culture. I mean that's what I love. You can go down some of the streets and it's like, man, it's like going to Mexico for a little bit. You just see the culture, the people so friendly and with the opportunity zones that's putting out there. I think San Antonio has 11 of them, which is huge. That should be bringing a lot more development of the infrastructure down there as well. So I do see some spikes going there as well, especially the Brook City Air Force Base with all the manufacturing. I guess there's a company from Japan, another Thailand, so we got, we brought a lot of manufacturing back here in that area of town and I'm excited to see what that's going to do as well.

Now are you seeing a lot of influx of buyers from outside of Texas coming in, whether it's international buyers coming up from Mexico or obviously the Californians coming from the west coast and everywhere in between?

Yeah, yeah, you hit the nail. Those Californians man, they love Texas. Yeah, we do see the spike in Californians are probably prevalent more. I would almost say 6 out of 10 or at least Californians, if not higher. But you do have the same the Mexican influx where you've got a lot of cash buyers from Mexico that are still doing well with their manufacturing or whatever and their family businesses and they come up and buy and that's what's driving our luxury market. I know that I don't sell a ton of luxury, but I know that we've got like a couple right now that are up in the million area. And yeah, we still see a lot of Hispanic buyers that are still looking for cash and they've got it. So as far as any other state, I don't really know. Maybe. Yeah, I don't know. I'd have to be. I'd be guessing if I said that. Cause I don't really know any other influx from there.

No problem. Now what do you see? We talk. You talk high end homes, talk low end homes. What do you see the median home price being on average in San Antonio? I know we're talking across the board for the most part before we break it down to neighborhoods.

Sure. Okay. So. And I'll be the first to tell you, I'm not like the huge statistician. Right. That has everything but our average medium price. Right now in San Antonio, the whole market is about 278 to almost 280. So we are seeing sales prices go up still. Sales volume has dropped a little bit since last year, but not a lot you would expect because of COVID We saw huge drop, but we haven't. But I tell everybody, especially military because we have a lot of military PCs. And I tell them if we buy right with the interest rates that are so low right now, we can buy and just still be set because even if the market tanks or drops, the rental market's still going to be there because our rental supply is still low. So their rental rates are going to be actually higher than their mortgage rates because of how low our interest rates are as well.

Yeah, that's really good advice. Are you seeing price reductions drop across the MLS and some of the higher half million or higher homes like some of the people in Dallas and Houston have talked about where you see a huge price reductions.

Yes, right Now I know that had a couple listings in Amel Heights and I've got one right now. We saw Alma Heights really get hit hard on some price reductions, some price corrections in there. I think it was just because they were going on the hike, it's Alma Heights. It's like the well known area.

Right.

And so value just kept jumping up and up. And I think we saw the biggest spikes too when the market was going crazy. So that's dropped a lot. I know that. I've got a couple listings in the Alamo Ranch area neighborhood, which is off the northwest of San Antonio. 1604 and Housman and Culebra and 151 area. And that just because the supply jumped up, because you have a lot of military. Seemed like a lot of military PCs at the time. We saw supply jump by almost two months back in March and it was like, wow. So a lot of price corrections there. So yeah, your micro markets still have some price corrections as well, but others have to.

Mm. What would you say the average day on market is there or how many months of inventory you have? Less than three months. Less than two months on average.

Yeah. We're still obviously within a seller's market. We're definitely less than three on average. Three months on average. In some areas it's gone up to almost 5, which is obviously that's pushing close to a buyer's market, maybe neutral. But yeah, we're still hot, like right now. I mean, there's a couple areas like Stone Oak still. I mean, almost less than 60 days. So price it right, you're going to get it.

Mm. Now, Texas is a fast foreclosure state. We all know that. You know, 21 days fastest in the country out there. For those that are listening to this, that are in different markets and you've done a lot of short sales and honestly, it's changed now. A lot of it's streamlined compared to how it used to be before equator. And some of those things these days back there. Any tips for any maybe distressed borrowers out there that are without a job, they're worried about not being able to go back to work because their job's not there. Worried about the bank, you know, they're not having paid their mortgage in six months. Any tips for them to talk with a realtor or to help their situation out in any way? Josh?

Yeah, Well, I used to have to preach homeowners, like, you're going to have to either trust me or the bank. You can't trust both.

Right.

Because you're not going to. And I will admit that I have seen the big banks, obviously the big players change a lot of their processes. I think they're caught on a lot. I think a lot of it, it's open communication. If you have those issues, need to talk to your bank, your servicer, call them immediately, reach out to you still probably need somebody like me. There's a couple other good guys that out there doing shorts as well that could at least give you better advice to tell you that what sometimes what you hear from the bank may still not be true. But I do know they are working very hard on their lender workouts. The forbearance program obviously that Trump's put out there, they've got that going. So they are working with you. And because interest rates are so low, I mean it's, it's easier for them to do this as well right now. So I think if they are having those problems, Scott, I would just obviously reach out to somebody like me or anybody that's showing up there that is a not only short sell expert but also just knows lending understands from the investor aspect what the banks are looking at, what you're looking at. And we have a bankruptcy attorney on file, we've got two in house attorneys. So we do have a lot of really good assets that we're here to just help and we'll do it for free, we'll consult them for free and if it doesn't work for them or we have been able to help them in a loan modification or anything like that, then hey great, tell your neighbor about us or maybe we can help them and that's the way we've seen it.

Yeah, that's sound advice there. Talk to an expert, especially if you're dealing with issues is the bank. We know the bank's not gonna tell them all the true story and all their different options.

Unfortunately, no.

Now back when at the peak San Antonio was seeing roughly 900 to 1,000 foreclosures a month. Yeah, you ran some numbers for me about a month or two ago talking about and I said hey, how many short sales are listed on the MLS right now? And you, I think you said there's like what, five or six, less than 10, something like that, right?

Yeah. No, Scott, just so you know, I reran them again. We are literally now the number has jumped and then we're at till 25. So it's funny because I have my hands on the, on the pulse of the short sell market so hard that normally if any realtors out there door knocking or getting a call saying hey, I'm upside down, I'm delinquent, I get the call because they're like yeah, Josh knows what he's doing so well, if.

We were sensational news we would say that short sales have jumped 250% in San Antonio.

Put that headline out there. Oh boy.

Wow.

Here we go. My head's going to be on a chalkboard somewhere. I can't wait for that. Great.

That is such a truth. Now what would you say kind of going back to investment side of things, rental side because you got strong rental market there. What are you roughly seeing kind of median rent being, let's just say for a normal three bedroom, two bath house, thousand plus 1200 square feet, roughly anywhere.

From 1200 to 1600amonth really, depending on range and neighborhood. So. And of course age. But yeah.

Any insight onto neighborhoods you want to stay out of as far as drop it down? I'll give you an example. Like in a couple of the bigger markets I have some investors tell me if the rent's like $500 or less, it's like a two gun neighborhood to stay the heck out of.

Right, the two gun neighborhood. Yeah. You know, I've probably been in most the rougher neighborhoods. I mean you still have pockets on the east side that you probably want to stay away from right now a little bit on the west side. It just depends. It's just, it's really not that bad. But again, your, your lifestyle is going to be changed. Right. I mean I, obviously you and I both well know when we buy properties, we're going to buy them as if we're going to stay in them ourselves. So you can't imagine yourself sleeping there. We're not buying it. Right. And so that keeps us away from some of the slow moored properties. But I have owned a couple that just because they were given to me and I bought them and then I was like, ooh, you know, and got rid of them pretty quick once I found the tenants were going to be heading out. So. But yeah, I mean right now if you are seeing a rental market or a rental property, you're saying rents are 500 or less. Have fun. You're not going to get a property manager because nobody wants to manage that thing. So you're on your own on that one and just be ready to have issues with them doing money orders or cash and they don't have the online ability and all that.

Josh and I, a couple years ago I drove down to San Antonio and we had a. Remember that 16 unit apartment complex we.

Went and looked at very well. I do, yes, yes.

And how we went by and we went knocked on what we thought was the property manager's door and there's this guy smoking weed like six of them.

That was great.

He didn't find the property manager, but we found a distributor.

Yeah, yeah, yeah. We found other connections we needed, so. Well, not needed case. We needed it. Yeah, yeah.

But that was. I mean, it's the thing. We went by there one time and then I think we went by a few months later and it was just like two people out of the whole place. It really deteriorated and trashed out, unfortunately, and some things. And I ended up the bank. It was a Wells Fargo multifamily dealing with. Reaching back out to me later on, I was like, no, you can't pay me to take it now. It's just, it's too bad a situation that's pretty rough.

I really appreciate that. You're a big linebacker that played football. I was with a skinny dude that was all by myself upstairs. I had to yell for Uncle Scott to come up and help me. That was quite an interesting journey. Thanks a lot, bro.

You did have the big eyes. Like, oh, God, what did I get myself into? I'm like, oh, that's all right.

Well, that's back when I was showing houses in a suit, trying to look all professional. Yeah, those days were behind me now. But yeah.

Oh, hey, nothing but fun. Nothing but fun. But you've done a great job. Build a name for yourself and doing some great things. Where if you had a crystal ball. Josh, I know if is a big word there. Where do you think the market's going to go? Where are you kind of preparing for? You said a good thing where you kind of pulled back your cash investments, waiting for some things to hit or things to shake loose. But where do you kind of see the market going? Do you think San Antonio is going to hit that 20, 25% unemployment rate that they're talking about the country, or you think it's going to do better?

Scott, I'm not really a negative thinker. I'm more of a positive thinker and I always see it that way. And I know sometimes me and realists don't really align. I don't. I honestly don't see San Antonio going anywhere bad like that at all. I think just because we've got so much resolve from just the community, it's such a small town community, you know, you can just feel it when you drive around. I mean, people are very friendly here still. And I think even with the influx of the Californians and everybody else coming in, I think we still are welcoming people with open arms and that we're an opportunity driven city. I don't think we are, for the most part, are going to sit back and just say, well, what was U.S. economy sucks. We're just going to sit back. I haven't seen that. And even with COVID you know how it is, you know, the bigger markets than I, you see entrepreneurs step up, you see them take advantage of that market. And I've seen a lot of that from basic people like me and basically other realtors that branched out and started power washing. For a while I was building furniture, I had furniture orders and I was just doing that as a hobby. So I think we literally aren't going to have that big of a dip. And San Antonio should be a really good stable market for anybody that's looking for a good solid cash flow investment that's going to steadily grow in value and then ride that three to five year average appreciation up, to be honest with you.

Yeah, I think you're right. That's the one thing I noticed when I lived down in San Antonio for that year, roughly or nine months, I should say, is that the real estate community, totally closer and more friendly than any other community out there I've ever been. Any other real estate community in the country. A lot different than Austin. Austin's freaking cutthroat up here.

Yeah, I heard.

But San Antonio, completely friendly. People get along, people hanging out, people sharing leads and resources all day long. And it's still that way today, which is great.

Well, you know. And Scott, I'll throw a plug to Platinum top 50 and Amber Thomas, because that's one thing she started a long time ago and it's awesome to see how much that city pushes behind it. I've been blessed to be a winner of the platinum top 50 for two years in a row and finalists for almost seven years in a row. But it was just that core group of realtors out of 500,000 realtors that really are doing most of the work. We work together. We really truly share the secrets because there is no secrets in real estate and we just help each other. That's what I do love about San Antonio. And you're absolutely right. I think San Antonio has one of the best real estate markets as far as agents go, bar none.

Oh, yeah, totally, bar none. Definitely. Now, you are also very passionate about riding your bike. You're also nicknamed as the realtor that rides, but you're also a president of an organization that is very close to your heart that does a lot of good in the community out there. Can you share a little about the Guardians of the Children?

I'd be More than happy to. So former president. I just actually stepped down last year in December, but was president for three and a half years. Mother Chapter San Antonio is a nonprofit 501 motorcycle organization that was started over 13 years ago to help abuse and neglected children. Because they have to face your abusers in court. They were doing this all by themselves. And so Guardians of Children was founded based upon the principles of original biker club called baca, Bikers Against Child Abuse. And they took it a little step further. Instead of just going to court with these kids, they actually created events for these kids throughout the year so they could get to know this kid, help really turn their lives around and give them some kind of a sense of safety, family. Because unfortunately, nine times out of 10, the perpetrators are somebody they know, typically family. So they can't trust that family anymore, and they don't know what to do. And a lot of times it divides the families up. So GOC or Guardians of Children decided to do that and where we'd have five events throughout the year. And so we get to ride, we get to look badass on the weekends and just help these kids. When you see these little kids that have gone through hell and back and you see them just open up and they smile like there's kids that don't even want to touch you, Scott. They don't even. They'll do the peace sign because they don't have physical contact. And then within a month of hanging with us or giving us hugs and we're crying, they're crying. So we're really passionate about it. I've enjoyed it. I've been with the organization for now six years. So it's been a long ride. It's been a good ride.

That's awesome, man. And that just goes to show how big a heart you got. And big awesome the community is. It comes together out there. I mean, you at the Elf Project, Elf Louise project, at Santa time, Christmas time. I'm honored to be a part of that and be a Santa. A lot of great things. Most cities have a lot of programs, but I think San Antonio goes above and beyond in a lot of different ways.

Well, and that's what I'll also add to that is the motorcycle community. A lot of people give bad rap here for other patches they may wear that aren't gfc. But that's absolutely not true. These guys have true hearts of gold, and I've seen them just pour out their hearts to donate. For kids with cancer veterans, there's one club that raises over $120,000 for Marine combat outdoors to help these veterans that are going through ptsd. So, yeah, our community is really strong here motorcycle wise and real estate wise combined.

You still have the blue Bud Light motorcycle. You have a red one now stab.

Him in the heart bringing that bad boy. I miss baby blue. No, I got convinced to get rid of her and get it brand new one up in Dallas when I was up there for a chapter event. So she's fast, she's orange and black, she's Harley colors, but she's not my baby blue. So I do miss her. But, yeah, I love my new one. Yeah.

Good stuff out there. Josh, what's the best way for those that are listening? Because we've got a listener ship all across the country. Do you mind if Note Nation reaches out to you if they've got some deals or looking to move to San Antonio in the neck of the woods?

Work with you always? Absolutely always. Yeah. I just tell everybody I am who I am. I'm very genuine.

Right now.

I'm the only licensed agent on the team. I'm blessed to have my wife, Norma. She basically does all of our admin and short sales stuff. You know, I've had amazing women in the past. Julie, Karissa, Tracy, Sarah, all those amazing women that have worked with me. Now it's just me, Norma again. So we're trying to go through that. So reach out to me. I promise I'll jump on that and I'll give you my full divided attention as soon as I get to it. So, yeah, I really appreciate that.

Yeah. What's the best way for people to reach out to you, Josh?

Honestly? Cell phone, website. I think I put the website out there. Facebook. If they can find me on Facebook. You know how Facebook works. Keep getting that 5,000 fan limit and all that.

It's because you're famous, man. You're famous. I remember when you had just a couple hundred people on Facebook back then.

Wait, well, that was 12 years ago, bro. You know, I've been networking. We work hard. Yeah.

Your website's exposed homes.com correct?

Calm. Correct. Yeah. Or on Facebook. Exposed Homes in San Antonio.

So, yeah, good stuff, man. You got any. Any dealing with anything from. You're been busy running around showing homes, getting things closed, like you said. You got 14 listings right now. 14 under contract to move.

Yeah, we've got. I mean, our listings are popping up pretty quick. We've been very blessed to have buyers come back out. We're starting to see the buyer pick up. We. You know, it's Just as, you know, Scott, in the life of a realtor, which is rough, is you got the ups and downs, you know, got a lot of things that you'll be working hard on, and then they just fall through, and then others pick up, you know, so it balances itself out. But, yeah, right now, I mean, Norman and I are just really slammed but blessed. And if I had not had her, man, that's why every good man needs a good woman on his team, right? So I'm blessed to have her as my wife, too, so.

Yeah, exactly. Except your boss at the office, and then she's the boss when you get home, right?

I need a break from my boss every now. And I'm just saying, this is going live, isn't it? Oh, crap. Never mind.

No, not yet. Not yet. It will be later, though. We'll make sure. Hey, Norm was great. And you got three. Three kids that are just growing up faster than weeds as well, too, right?

Very blessed. Three beautiful boys. Thank you for that, Scott.

Good stuff, buddy. Well, hey, man, thanks so much for taking time. I know your phone's going crazy. You probably gotta get out and show another property, take care of some things. We'll let you get back to exposing the San Antonio market to all these great people out there.

Doing it, baby. Doing it. Hey, Scott, seriously, thank you for having me. It's always been a pleasure. Good to talk to you. Good to see you and really appreciate the opportunity.

Yeah. You guys be safe out there. All right, brother.

You too, brother.

Thanks, man. All right, guys, that's gonna wrap it up for this episode of the no Clothes Show. You can check out josh boggs@exposedhomes.com It'd be the easiest thing to read with Josh Boggs. Don't be surprised. You see him in black leather on most of his photos versus a suit these days because he is the realtor that rides, kicks some butt there in the San Antonio market and definitely has his pulse on everything going on there in the Alamo City. So go out, take some action, everybody, and we'll see you at the top. It.