🎙️ Welcome to The Broker Podcast with Jack Stapleton, Founder, Co-Owner, and Broker of Realty Texas — one of America’s most respected independent real estate firms.

In this episode, Jack sits down with Dennis Maldonado of Perry Homes (ElDorado at Santa Rita Ranch) for a candid, insightful conversation about what really happens inside new construction—and what buyers and agents need to understand going into 2026. Dennis brings years of frontline experience as an on-site sales professional, including a background in high-end audio/video and a weekly radio co-host role, and he breaks down the realities of construction, expectation-setting, and what separates a smooth build from a stressful one.

💬 This episode goes deep into the emotional side of “home,” the messy reality of construction, and why communication is the difference between confident buyers and panicked buyers. Jack draws from 21+ years in real estate and leadership as a broker of 400+ agents, while Dennis shares real-world examples from the field—mistakes that happen, how they get fixed, and how great on-sites protect the buyer experience.

You’ll also hear a forward-looking market discussion: why many builders are pulling back on inventory starts, what that could mean for summer 2026 availability, and why waiting for “perfect” affordability often leads to paying more. Dennis and Jack talk incentives, supply, rates, refinancing strategy, and why the best advice is usually simple: buy the right home at the right time, then manage the payment intelligently.

🧠 Key Takeaways

• Why “home” is emotional—and why the key handoff creates a lifelong connection with clients • The biggest recurring obstacle in new construction: it’s not a perfect science, and it requires calm, consistent communication • Real examples of what can go wrong (wrong finishes, substitutions, timing delays) and how pros reset expectations without creating panic • Why communication is the most important skill for an on-site and an agent—especially when something doesn’t go as planned • What Dennis expects heading into 2026: fewer housing starts, fewer inventory homes, and the potential for tighter supply during peak moving season • “Date the rate” strategy: why purchase price is permanent, the rate can often be improved later, and waiting can cost more • How apartments and rental incentives are shaping buyer behavior—and why renting can feel cheaper now but cost more long-term • The right way for agents to work with builders: treat the on-site as the community expert, avoid setting false discount expectations, and focus on risk reduction and guidance • Why buyers should feel excited and scared at the same time—and why that’s normal

Whether you’re a buyer weighing new construction, an agent sharpening your builder approach, or a professional preparing for the 2026 market, this episode delivers practical insights, real stories, and straight talk that will help you guide clients with confidence.

Subscribe, listen, and join Jack each week as he speaks with the professionals shaping today’s real estate landscape—unscripted, honest, and built on decades of real-world experience.