The Journal·Notes from the porch
Vol. XXVI
— The Journal · Vol. XXVI

Notes from
the porch.

Essays, letters, and quarterly market notes. Written slowly. Published when there's something worth saying.

— Latest Essay
The Lakeway Q1 Report — Why Inventory Misled the Headlines
Market Notes
Market NotesApril 12, 2026· 6 min

The Lakeway Q1 Report — Why Inventory Misled the Headlines

A 22% rise in active listings looks dramatic on a chart. In the field, it tells a different story — and a more useful one for the families we work with.

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— Archive

Essays & letters.

On Buying the View, Not the House
Field Notes
March 28, 2026·4 min

On Buying the View, Not the House

A thirty-year-old observation from my grandfather, useful in roughly 80% of the showings we do west of the lake.

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A Letter to the Family Considering Spicewood
Letters
February 19, 2026·8 min

A Letter to the Family Considering Spicewood

For the family that wants land, sky, and silence — but isn't sure if 45 minutes from town is too far. A few honest things to weigh.

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Why We Will Never Cold-Call You
The Practice
January 30, 2026·5 min

Why We Will Never Cold-Call You

A short note on the boundaries of our practice, and why a slower path is, in our experience, also the better one.

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Westlake at $5M+ — A Look at the Quiet Market
Market Notes
January 8, 2026·7 min

Westlake at $5M+ — A Look at the Quiet Market

Roughly 38% of last year's Westlake closings above five million never appeared on MLS. Here is what that means for buyers and sellers in 2026.

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The Pecans, the Live Oaks, and What They Tell You About a Lot
Hill Country Living
December 14, 2025·4 min

The Pecans, the Live Oaks, and What They Tell You About a Lot

A walking guide to reading hill country acreage — drawn from a few decades of doing exactly that with my father, in roughly all weather.

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