Recent Event Recap
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Welcome back to Prop Lab, where we bridge the gap between trades professionals, real estate developers, investors and professionals in Austin, Texas.
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Down markets don't destroy wealth. They create it. - Peggy Dancer
Steve and Peggy, married for 32 years
Peggy Lui Dancer is co-owner and president of The Listing Pros Team and co-owner of Real Growth Investment Group. With an impressive lineup of professional designations (ABR, ALHS, CIPS, CSE, NHC, PSA, SMP, SRS, MRP).
Peggy has positioned herself as a versatile player in both residential and commercial real estate across Houston and Austin, along with her husband Steve Dancer.
Peggy began her real estate journey on a small scale in Hong Kong in 1989. Since marrying Steve in 1994, he mentored her and opened her eyes to investing in a BIG way.
From 1995 to 2015, the couple actively invested in residential remodeling flips and long-term holds, building a solid rental portfolio and business. As their experience deepened, they evolved their strategy into what they call “Smart Flips” (trademarked by Steve & Peggy Dancer), a model they continue to use today.
In 2008, they expanded into commercial real estate with a 101-unit apartment acquisition, and have been actively closing commercial deals ever since. To date, they have closed 800+ residential properties and 87 commercial real estate projects, including apartment complexes, senior care communities, retail centers, small waterfront subdivisions, and affordable housing developments, totaling approximately $630M+ in project volume.
Beyond investing, Steve and Peggy have also owned and operated a real estate brokerage for over 18 years. With decades of hands-on experience, they guide investors and clients to make smart, strategic decisions that maximize profit while building long-term value through their investing classes and brokerage services.
What was the moment you knew real estate was the path for you?
"I knew real estate was the path for me when I saw how it could create stability and long-term wealth regardless of market cycles. Unlike other investments, real estate allows you to control the outcome through strategy, due diligence, and smart execution.
That moment of understanding is that I wasn't just earning income, but building something tangible and lasting.
It is what locked it in for me."
Is there anything you'd do differently if you were starting today?
"If I were starting today, I'd seek mentorship much earlier and learn directly from experienced operators who have navigated multiple market cycles.
I'd test strategies on a smaller scale, track real data, and refine my approach before scaling.
I'd also focus on building strong relationships with mentors, lenders, contractors, and property managers because in real estate, guidance and relationships often determine how effectively and sustainably you grow."
Case Study
“One $500K residential deal led to seven additional residential flips and a 101-unit apartment flip.
This all happened because the property owner recognized the value of the solutions we brought to the table with solutions that addressed her problems quickly and effectively.
By focusing on problem-solving and delivering results, we were able to turn a single opportunity into a much larger portfolio of profitable deals.”
What's the one thing you'd tell your younger self starting out?
"Focus on fundamentals and patience. Don't chase every opportunity. Chase the right ones.
Learn how to properly analyze deals, protect your downside, and master the art of finding solutions.
It's great to think big, but it's also important to make conservative assumptions. The goal is sustainability, not speed."
Anything else you'd like to share?
"I don't fear down markets. When most people pull back, I focus on finding solutions.
Every market presents opportunities, and identifying those solutions is what unlocks long-term profits.
In fact, my husband and I have consistently generated greater profits during so-called down markets in real estate.
People often ask whether I focus more on residential or commercial real estate. Personally, I don't limit myself to one or the other. My focus is on whether the deal makes sense and is profitable.
I love real estate in all its forms. Each asset class offers unique opportunities when you understand the numbers and the strategy behind it."
What Peggy is most proud of is not just the scale of what they’ve accomplished, but the consistency. “We learned how to make money in strong markets and more importantly, how to make even greater profits in markets most people consider ‘bad or down markets.’
By applying sound business principles, proven investment techniques, and disciplined risk management, we have been profitable in every project we have undertaken.”
This philosophy is anchored in wisdom from Warren Buffett: “Rule No. 1: Never lose money. Rule No. 2: Never forget Rule No. 1.”—a principle that has guided Peggy and Steve’s investing approach from the very beginning.
Today, real estate is no longer just their business. It has become a game they’ve learned to play well, one that is both rewarding and fun.
For anyone willing to invest in themselves and develop the right skills, real estate remains one of the most powerful tools for building lasting wealth. Down markets don't destroy wealth. They create it. The difference? Those who see problems as solutions.
I’ve really enjoyed meeting Peggy multiple times at various events and learning about Peggy’s journey.
If you have a story to share, write me. I’d love to learn more about your stories too.
ULI (Urban Land Institute) NEXT: Tour of St. Austin School/Union on San Antonio St, Austin
Who: ULI NEXT Austin, focusing on mid-career professionals in the "built environment."
What: An exclusive site tour of a complex mixed-use redevelopment project involving both educational facilities and high-rise residential.
When: Thursday, January 29, 2026 | 4:30 PM – 6:30 PM
Where: St. Austin School (2011 San Antonio St, Austin, TX 78705)
Why: To see the inner workings of a live project, from complex zoning hurdles to construction logistics in a dense urban environment.
Link: Get your tickets here
New Year, New Home! Buyer’s Seminar
Who: Presented by Keller Williams and Edge Home Finance.
What: A comprehensive workshop covering budgeting, mortgages, and Austin market strategies for aspiring owners.
When: Thursday, January 29, 2026 | 6:00 PM – 8:00 PM
Where: The Roku Building (9606 N Mopac Expy, Suite 900, Austin, TX 78759)
Why: Designed to bridge the gap for first-time buyers who need plainspoken guidance on financing in the current high-interest market.
Event Link: RSVP
The Dealmakers Happy Hour
Who: Backflip & Inspectify. Backflip is a fintech platform for fix-and-flippers, and Inspectify is a leader in modern property inspections and data.
What: A "high-signal" happy hour for people who are actively moving dirt, closing contracts, and funding deals.
When: Thursday, Jan 29th, 6:30PM – 9:00PM
Why: To find your next project partner or lender in a room specifically curated for active dealmakers.
Event Link: RSVP
First-Time Homebuyer Seminar
Who: Elite Residential Group at Keller Williams Southwest.
What: An educational seminar breaking down the roadmap to homeownership and available financial incentives.
When: Saturday, January 31, 2026 | 12:00 PM – 2:00 PM
Where: Keller Williams Southwest (1801 S MoPac Expy, Suite 100, Austin, TX 78746)
Why: A deep dive into localized financing options and preparing a personal action plan for navigating the Austin residential market.
Event Link: RSVP on Eventbrite
East Cesar Chavez Alleyway Activation Project
Who: Darn Good Places, a community-led placemaking organization focused on revitalizing underutilized urban spaces in Austin.
What: A community brainstorming and engagement session focused on reimagining an East Austin alleyway through cleanup efforts, landscaping and planting, lighting improvements, and public art installations.
When: Saturday, January 31, 2026 | 10:30 AM – 12:30 PM
Where: Something Cool Studios – 1717 E Cesar Chavez St, Austin, TX 78702
Why: An opportunity for residents, creatives, and local stakeholders to shape how a neglected piece of the built environment can become safer, more functional, and more vibrant for the neighborhood.
Event Link: RSVP on LinkedIn
Real Estate Networking with Cryo & Danger Coffee
Who: Dr Natalie Ledbetter and Dr Billy Ledbetter and high-performance real estate professionals.
What: A unique morning networking event combining "biohacking" (cryotherapy) with real estate market discussions.
When: Thursday, February 5, 2026 | 7:30 AM – 9:00 AM
Where: Upgrade Labs (115 Sandra Muraida Way, Austin, TX 78703)
Why: A refreshing, unconventional networking opportunity for developers and investors who prioritize peak performance and high-level connections.
2026 Austin Industrial Summit
Who: Bisnow, a leading commercial real estate media and events company.
What: A commercial real estate summit exploring capital markets, site selection, leasing strategies, and tenant trends shaping Central Texas industrial development.
When: Thursday, February 5, 2026 | 8:00 AM – 11:30 AM
Where: Renaissance Austin Hotel (9721 Arboretum Boulevard, Austin, TX 78759)
Why: To connect with developers, investors, and brokers driving industrial growth across Austin's key corridors.
Link: Get your tickets here and upgrade to Prop Lab Pro now to get $15 off your tickets. Email me for your special Prop Lab Pro promo code.
2026 ELEVATE Multifamily Installation
Who: Austin Apartment Association, the hub for multifamily owners, developers, and property managers.
What: A premier evening event celebrating multifamily leadership and providing high-level networking for the rental housing sector.
When: Thursday, February 5, 2026 | 6:00 PM – 10:00 PM
Where: The W Hotel Austin (200 Lavaca St, Austin, TX 78701)
Why: Essential for property managers and multifamily developers to network with the industry's top decision-makers.
Link: Get your tickets at AAA (EVENT FOR AAA MEMBERS ONLY)
Investing Out of State – What to Know
Who: Local seasoned real estate investing educators and meetup hosts Megan Flake and Vivian Yipp.
What: An educational session covering the fundamentals of out-of-state real estate investing, including market selection, legal structures, and financing considerations.
When: Thursday, February 5, 2026 | 6:00 PM - 8:00 PM CST
Where: Builder Supply Group, Austin (9129 Metric Boulevard
Austin, TX 78758)
Why: Learn how to evaluate markets beyond Texas and avoid common pitfalls when investing across state lines.
Event Link: Eventbrite
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Texas REALTORS® Winter Meeting
Who: Members and affiliates of Texas REALTORS®
What: A week of business meetings, dynamic speakers, and networking designed for REALTORS® and industry pros.
When: Friday to Tuesday, February 6–10, 2026
Where: Hyatt Regency Austin, 208 Barton Springs Road, Austin, TX
Why: Professional development and trend insights for real estate practitioners.
Event Link: Register here
RECA February Lunch
Who: Real estate professionals, investors, lenders, and commercial brokers seeking mid-week networking and market insights
What: A networking and lunch event hosted by the Real Estate Council of Austin (RECA) featuring industry updates and professional connections
When: Tuesday, February 10, 2026 | 11:30 AM – 1:00 PM
Where: AT&T Hotel & Conference Center (1900 University Ave, Austin, 78705)
Why: Mid-week opportunity to strengthen professional relationships, stay current on market trends, and expand your network with local CRE decision-makers
Event Link: RECA events page
NAIOP Austin Legislative Update Luncheon
Who: NAIOP Austin, a Commercial Real Estate Development Association. It is the primary professional organization for developers, owners, and investors in Austin’s office, industrial, and mixed-use real estate sectors.
What: A legislative update luncheon covering policy developments impacting commercial real estate.
When: Tuesday, February 17, 2026 | 11:15 AM CST
Where: The Austin Club (110 E 9th St, Austin, TX 78701)
Why: Stay informed on regulatory and legislative changes affecting development, investment, and commercial operations.
Event Link: Register via NAIOP Austin events page
First Time Home Buyer Workshop: Taco (and Marg) Tuesday Edition
Who: Prospective homeowners looking for market guidance and incentives
What: A themed workshop for first-time buyers combining education with social fun.
When: Tuesday, February 17, 2026 | 6:30 PM
Where: Open House Austin Community Space
Why: Buyer education in a relaxed community setting (with tacos).
Event Link: Open House Austin
Texas Mortgage Roundup — Austin
Who: Mortgage originators, loan officers, and sales leaders
What: A focused event for mortgage origination professionals centered on sales strategies and market tools.
When: Tuesday, February 17, 2026 | 7:45AM - 2.30PM
Where: Austin, TX (location to be announced by organizer)
Why: To sharpen operational efficiency and expand pipelines in a changing origination landscape.
Event Link: Registration
Real Estate Networking | REAL Café
Who: ianofAustin is connecting brokers, agents, investors, and industry professionals
What: A casual real estate networking meetup at Cosmic Pickle.
When: Thursday, February 19, 2026 | 10AM - 11:30AM CST
Where: Cosmic Pickle (Austin)
Why: Social networking in an accessible morning format.
Event Link: REAL Café Austin
2026 Austin Women Leading Real Estate Awards
Mark your calendars! Bisnow is hosting the fifth annual Women Leading Real Estate Awards on Thursday, May 14, 2026, recognizing the exceptional women leaders reshaping Austin's commercial real estate landscape.
This milestone event celebrates the women whose leadership, vision, and dedication are driving innovation and transformation across Austin's CRE community, from development and investment to brokerage, property management, design, construction, operations, and beyond. These leaders have propelled Austin's growth, advanced bold new ideas, and created meaningful change across the city's projects, teams, and neighborhoods.
Award Categories: Nominations are now open through Friday, February 6th for four prestigious honoree categories:
Leader of the Year: Celebrates exceptional leadership, strategic vision, and commitment to advancing the commercial real estate community
Deal Maker of the Year: Honors standout women whose skill in uncovering opportunity and negotiating sophisticated deals make them forces in the market
Innovator of the Year: Recognizes forward-thinking women whose creativity, problem-solving, and bold ideas are transforming the industry
Rising Star: Highlights emerging women leaders whose early achievements and ambition signal a powerful trajectory and promising future
Event Details:
Time: 9:00 AM – 12:00 PM CDT
Agenda: Breakfast and networking, panel discussion ("Austin Women at the Helm"), award ceremony, and networking
Tickets: Starting at $115 (pricing tiers based on availability)
Get Involved: All are welcome to attend, men included! It's a great opportunity to spotlight your company's commitment to supporting a diverse workforce in CRE.
I am so grateful to be in Austin. It’s a truly special city.
The Austin real estate market rewards those who show up prepared, stay connected, and see opportunity where others see obstacles.
The future belongs to those who plan for it and to those who take action on those plans. See what's happening in Austin's real estate scene this week
See you at the events.
Lots of love,
Alice
PS. Upgrade to be an insider for all events from Friday, Feb 6 to Thursday, February 19 below, as well as a discount code to the 2026 Austin Industrial Summit by Bisnow on Feb 5