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Michael Rauschen - Tucson Realtor - Tucson's Outcome Agent

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Michael Rauschen - Tucson Realtor - Tucson's Outcome Agent

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Real Estate Agent helping buyers and sellers with their real estate needs in Tucson. "Clients First"

11/01/2026

SHOULD YOU CALL YOUR REALTOR® AFTER CLOSING? Great question from J Michael Davis939! It's natural to contact the REALTOR® who helped you buy or sell your home when something goes wrong after closing. But here's something important to understand. In Arizona, the agency relationship generally ends when the transaction closes, subject to the agreement. That applies to BOTH the buyer's and seller's REALTORS®. And while REALTORS® can certainly continue helping former clients, there are potential legal risks when they become involved in disputes after closing. ✅ Providing copies of transaction documents. ✅ Helping identify appropriate resources. ✅ Facilitating contact with permission, when appropriate. ⚠️ Negotiating a dispute on behalf of a former client. ⚠️ Making legal determinations about ownership or responsibility. ⚠️ Potentially creating an implied agency relationship through conduct. My perspective: A good REALTOR® should remain a resource long after closing, but that doesn't mean they should become involved in every dispute. Sometimes the best advice is to consult an attorney. REALTORS®, have you ever been asked to resolve a dispute after closing?

10/31/2026

Writing As a Realtor, what would YOU do in this situation? I was previewing a vacant home and discovered unidentified medication scattered on the floor. My first thought was NOT to touch it. I had no idea what the medication was, and I didn't want to handle something potentially dangerous. But then I thought about something else. What if a family with young children came to tour this home? What if a toddler picked up one of those pills and put it in their mouth? Now I've got a dilemma. Do I leave it alone because it's not my property? Or do I take action because I've discovered a potential safety hazard? Here's what I believe a Realtor should do: ✅ 1. Don't handle unidentified medication unnecessarily. You don't know what it is. ✅ 2. Document what you found. Take a picture showing the medication and its location. ✅ 3. Notify the listing agent immediately. Make them aware of the potential hazard. ✅ 4. Request that the medication be safely removed. The listing agent should coordinate with the seller to address the situation before additional showings. ✅ 5. Follow up. Don't simply assume the problem has been resolved. Here's my perspective: As Realtors, we're not responsible for cleaning up someone else's property. But when we discover something that could potentially harm another person, I believe we have a responsibility to speak up. Sometimes doing the right thing means taking action even when something isn't technically your responsibility. So I'm curious: Would YOU have picked up the medication yourself, left it alone and notified the listing agent, or done something entirely different?

10/30/2026

THE SELLER LEFT IT. THE BUYER SOLD IT. WHO'S RIGHT? Imagine buying a house and discovering that the previous owner left behind an expensive competition-grade smoker. Months go by. No arrangements to retrieve it. No agreement to store it. So you sell it. Then the previous owner comes back wanting it! Who owns it? Here's where Arizona real estate law gets interesting. ✅ 1. SELLERS HAVE AN OBLIGATION. Under the standard Arizona REALTORS® residential resale contract, sellers are required to remove personal property not included in the sale and all debris by the earlier of possession or closing. ✅ 2. BUYERS MAY MAKE A REASONABLE ASSUMPTION. If the seller leaves something behind and disappears for months, it's understandable why the buyer might believe the seller abandoned it. 3. BUT ABANDONMENT HAS A LEGAL MEANING. Arizona courts have recognized that abandoning personal property requires an intention to give up ownership rights. Simply leaving something behind doesn't automatically establish that intention. 4. SELLING IT COULD CREATE A PROBLEM. If the seller never intended to abandon the property, they might have grounds to dispute the sale and potentially seek damages. 5. HERE'S WHAT I'D RECOMMEND. Photograph the property, contact the seller through their agent, provide a reasonable opportunity to retrieve it, and document everything in writing. There's no universal rule that a buyer must personally chase down the seller, but making a documented effort could help avoid a costly dispute. MY TAKE: Sellers shouldn't expect buyers to become their personal storage facility. But buyers should be careful before assuming that everything left behind automatically belongs to them. YOUR TURN: If someone leaves an expensive item behind for MONTHS, without making arrangements, should they lose the right to claim it? Or should the new homeowner have to contact them before selling it? I'd love to hear both sides!

10/30/2026

JUST BECAUSE YOU DON'T HAVE TO DOESN'T MEAN YOU SHOULDN'T! Someone recently made a great point: If renters are expected to leave a property clean when they move out, why shouldn't we expect the same from someone selling their home? I agree! 💯 But under the standard Arizona REALTORS® Residential Resale Purchase Contract: 1️⃣ SAME CONDITION: The seller must maintain the property in substantially the same condition it was in when the contract was accepted. 2️⃣ REMOVE BELONGINGS: Personal property not included in the sale must be removed. 3️⃣ REMOVE DEBRIS: The seller must remove debris from the property. 4️⃣ CLEANING: The standard contract does NOT expressly require professional cleaning or even a broom-clean condition. 5️⃣ NEGOTIATE EXPECTATIONS: Buyers who want the home professionally cleaned should negotiate that requirement into the purchase contract. But here's where I draw a distinction between what's required and what's right. When someone purchases your home, they're making one of the largest financial commitments of their life. Shouldn't they be able to walk into a clean home without having to scrub somebody else's toilets, mop their floors, or clean out dirty cabinets? Personally, I think so. I believe it comes down to courtesy, and personal pride. Your name might not be on that house anymore, but the condition you leave it in says something about you. MY QUESTION FOR YOU: Should sellers be contractually required to leave their homes clean, just like renters? Or should that simply be common courtesy? I'd love to hear your thoughts!

10/29/2026

LOWBALL OFFERS: Why are some Realtors so afraid to submit them? I suspect one of the biggest reasons is they're worried about offending the seller or the other REALTOR®. But here's my perspective as a REALTOR®. If my buyer wants to offer $425,000 on a home listed for $500,000, I'm not going to automatically tell them it's insulting or that we can't do it. Instead, as the buyer's agent my legal and ethical duty is to protect the interests of my buyer...period. That means to: ✅ 1. PRESENT ALL OFFERS YOU WANT TO MAKE. I'm going to present it professionally. And I'm certainly not going to worry about whether someone thinks it's too low. ✅ 2. ADVISE YOU ON MARKET CONDITIONS. Like Recent sales, comparable homes, current competition, seller behavior trends, and days on market. ✅ 3. EXPLAIN THE RISKS, CONSEQUENCES, and POSSIBLE OUTCOMES. The seller might get offended, reject the offer, refuse to counter, and stop negotiating. We don't know until we ask. ✅ 4. KEEP YOUR INFORMATION CONFIDENTIAL. That means not sharing your budget ceiling, your motivation, or anything you haven't given me permission to share. ✅ 5. RESPECT THE DECISION. If you understand the all of this and still want to proceed, that's your decision. 💡 Here's something else worth remembering: Asking price is NOT necessarily market value. A home can be overpriced, appropriately priced, or underpriced. Simply offering less than asking doesn't automatically make an offer unreasonable. And even if the offer IS significantly below market value, that doesn't mean the buyer isn't entitled to make it. The seller has every right to say NO. The buyer has every right to make an offer. And the REALTOR® has a responsibility to provide professional representation. 🤝 My philosophy is simple: I own the process. You own the decision. 💬 BUYERS: Have you ever had a Realtor discourage you from making an offer because they thought it was too low? 💬 REALTORS: Are lowball offers simply part of negotiating, or do you think they can damage relationships? Let's hear both sides!

10/27/2026

'We went up in the attic and found an 80-year-old painting.' An 80-year-old painting or an 80-year-old man painting? Same words. Completely different meanings! And that's exactly why I believe REALTORS® need to be careful about relying too heavily on text messages, especially when communicating important information. Here's what I encourage agents to consider: 1️⃣ Text messages lack context. Without tone of voice, facial expressions, and immediate clarification, the intended meaning can easily get lost. 2️⃣ Real estate transactions involve important decisions. Offers, counteroffers, inspection findings, repair negotiations, and contract deadlines deserve clear communication. 3️⃣ Don't assume the other person understood. Just because you know what you meant doesn't mean the person reading your message interpreted it the same way. 4️⃣ Pick up the phone when it matters. A two-minute conversation can sometimes prevent hours of confusion, frustration, or unnecessary conflict. 5️⃣ Follow up in writing. Verbal conversations help establish understanding, but important agreements, instructions, and contract changes need to be properly documented. My philosophy: Use texting for convenience, phone calls for clarity, and written documentation for accountability. And remember, a phone conversation doesn't replace the signed documents or written notices required in a real estate transaction. What's the funniest or most frustrating text message misunderstanding you've ever experienced? I'd love to hear your stories!

10/26/2026

In Tucson, the Old West isn't just history… it's still a way of life! Did you know Tucson's ranching and cowboy heritage stretches back more than 300 years? Spanish missionaries and settlers introduced cattle and horses to Southern Arizona in the late 1600s, helping establish a ranching tradition that continues today. And here's another interesting fact: Tucson's famous La Fiesta de los Vaqueros (Celebration of the Cowboys) began in 1925 and celebrated its 100th anniversary in 2025! From working ranches and horseback riding to rodeos and wide-open desert landscapes, Tucson has never completely lost its Old West spirit. It's one of the many things that makes living in Southern Arizona so special. Have you ever ridden a horse, and would you want to experience the Arizona desert on horseback?

10/25/2026

Joe dirt Everyone should have the opportunity to own a home. I agree! But that doesn't mean buying a home is always the right decision. A commenter challenged my statement that "not everyone should buy a house," suggesting I should instead be advocating for everyone to be ABLE to own one. But those aren't opposing viewpoints. One is about making homeownership attainable. The other is about making responsible financial and lifestyle decisions. You can afford a home and still be better off renting, depending on your financial circumstances, career plans, and personal priorities. As a Realtor, I believe in the benefits of homeownership. But I also believe my responsibility is to help people make informed decisions, even when that means advising them that buying might not be their best option right now. Opportunity and suitability are two different things. Do you agree?

10/24/2026

Would you rather travel 100 years into the past or 100 years into the future? Here's the deal: You can return to today and bring back everything you've learned. I heard this question while watching The Life List, and what started as a simple hypothetical turned into a fascinating conversation with ChatGPT. I found myself thinking about WHY I chose my answer, and that led to some unexpected insights about my own values, motivations, and the way I approach life. Here's my challenge to you: Tell me whether you'd choose the PAST or FUTURE. Explain WHY you made that choice. Take your answer to ChatGPT and ask it to explore your reasoning with you. You might learn something about yourself that you've never really considered! And remember, there's no right or wrong answer. I'm genuinely curious to hear what everyone chooses!

10/23/2026

HOA ENFORCEMENT OR HARASSMENT? WHERE'S THE LINE? A homeowner recently commented that someone associated with her HOA and that person's husband have been repeatedly photographing her family, including her children. She says she's complained, but nobody is listening. Here's what homeowners need to understand. HOAs may have legitimate reasons to photograph property conditions when enforcing community rules. But that authority isn't unlimited. If you believe someone associated with your HOA is targeting or intimidating your family: 1. Document every incident, including dates, times, and witnesses. 2. Submit a formal written complaint to the entire HOA board and management company. Ask whether the photography is authorized HOA activity and what rule is being enforced. 3. Review your HOA's governing documents and complaint procedures. 4. If the situation continues, consider mediation, applicable HOA dispute procedures, or legal advice. If threats, stalking, trespassing, or potentially unlawful harassment are involved, consider contacting law enforcement. I've previously served on our HOA board and one thing I've learned is this... All problems wear shoes! Most HOA problems aren't about the rules... they're about people on a power trip. But unfortunately, something can be inappropriate or unnecessarily intrusive without necessarily being illegal. I believe the HOA goal should be to protect the community while treating homeowners with respect. An HOA should protect property values without destroying the neighborhood's sense of community. What do you think? Should HOA board members be allowed to photograph homeowners and their children while they're in their yards?

Address

6410 E Tanque Verde Road
Tucson, AZ
85715

Opening Hours

Monday	8am - 8pm
Tuesday	8am - 8pm
Wednesday	8am - 8pm
Thursday	8am - 8pm
Friday	8am - 8pm
Saturday	8am - 8pm
Sunday	8am - 8pm

Website

http://michaelr.longrealty.com/

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