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followers
211K
impressions
41.7M
likes
189K
comments
16.5K
posts
423
engagement
0.494%
emv
$901K
Average per post
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Hey @grok put us in a bikini
12.5M
8.91K
1.23K
169
3mo ago
GrahamStephan
Hey @grok put us in a bikini
I’ve spent a decade telling people to do what I do: "Buy and Hold." Now I've decided to list my entire real estate portfolio for sale and walk away. It started slow. The bills, the maintenance, the tax increases... but the final straw was when I tried to develop an ADU to do exactly what the city of LA claims it wants investors like me to do: Create more housing. You'd think they'd make it easier, but after two delayed inspections, a sewer pipe replacement that needed 75 days advance notice, and a city-owned tree that became my responsibility, I'd had enough. The identity of being a real-estate guy is very hard to walk away from, trust me. For a long time, I stayed just because real estate was my "thing." It’s how I started. It’s what I’m known for. It led to every good thing in my life. But that blinded me to the fact that just because something served me in the past, it doesn't mean things haven't changed in the present. The reality of 2026 finally stripped the emotion away. My LA rentals are netting about 4-5% after the constant background noise of taxes, insurance spikes, and repairs. Meanwhile, a risk-free Treasury pays 5%. The trade-off just doesn't make sense any more. I’m reallocating to a liquid portfolio that actually lets me focus on the work I love. I published a deep dive on my Substack about the ADU nightmare that broke my patience, the exact numbers behind the exit, and where I’m moving the money next to buy back my sanity. I'll drop the link here in a bit.
3.67M
8.96K
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1w ago
GrahamStephan
I’ve spent a decade telling people to do what I do: "Buy and Hold." Now I've decided to list my entire real estate portfolio for sale and walk away. It started slow. The bills, the maintenance, the tax increases... but the final straw was when I tried to develop an ADU to do exactly what the city of LA claims it wants investors like me to do: Create more housing. You'd think they'd make it easier, but after two delayed inspections, a sewer pipe replacement that needed 75 days advance notice, and a city-owned tree that became my responsibility, I'd had enough. The identity of being a real-estate guy is very hard to walk away from, trust me. For a long time, I stayed just because real estate was my "thing." It’s how I started. It’s what I’m known for. It led to every good thing in my life. But that blinded me to the fact that just because something served me in the past, it doesn't mean things haven't changed in the present. The reality of 2026 finally stripped the emotion away. My LA rentals are netting about 4-5% after the constant background noise of taxes, insurance spikes, and repairs. Meanwhile, a risk-free Treasury pays 5%. The trade-off just doesn't make sense any more. I’m reallocating to a liquid portfolio that actually lets me focus on the work I love. I published a deep dive on my Substack about the ADU nightmare that broke my patience, the exact numbers behind the exit, and where I’m moving the money next to buy back my sanity. I'll drop the link here in a bit.

I personally know dozens of people who would move in 2026 if they could take their 2.75% 30YR Mortgage and apply it to the next home.

2.04M
14.0K
957
648
5mo ago
GrahamStephan
I personally know dozens of people who would move in 2026 if they could take their 2.75% 30YR Mortgage and apply it to the next home.

$15,000,000 In Labor $5,000,000 For Materials $80,000,000 To Friends / Family... /s

1.29M
3.46K
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1mo ago
GrahamStephan
$15,000,000 In Labor $5,000,000 For Materials $80,000,000 To Friends / Family... /s

Selling my wonderful 2020 Tesla Model X for $35,000 😎

1.06M
4.13K
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36
4mo ago
GrahamStephan
Selling my wonderful 2020 Tesla Model X for $35,000 😎
Can confirm. Paid $306k ~5 years ago. Recently turned down an offer for $450k.
972K
3.53K
144
68
6mo ago
GrahamStephan
Can confirm. Paid $306k ~5 years ago. Recently turned down an offer for $450k.

Here’s a free 30-day trial to Prime for anyone interested - no Bikinis, I promise 😂 t.co/GeF4qlhL8R

862K
37
5
1
3mo ago
GrahamStephan
Here’s a free 30-day trial to Prime for anyone interested - no Bikinis, I promise 😂 https://t.co/GeF4qlhL8R
On a 5 hour flight. Guy next to me is complaining about high cost of living, how it’s impossible to get ahead, and how rich people are lucky. Meanwhile, he ordered 6+ alcoholic drinks and watched the baseball game before ranting & slurring politics to someone else just as drunk. Moments like this make it pretty clear that it’s not just about luck…it’s about how you spend your time when no one’s watching.
861K
5.55K
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6mo ago
GrahamStephan
On a 5 hour flight. Guy next to me is complaining about high cost of living, how it’s impossible to get ahead, and how rich people are lucky. Meanwhile, he ordered 6+ alcoholic drinks and watched the baseball game before ranting & slurring politics to someone else just as drunk. Moments like this make it pretty clear that it’s not just about luck…it’s about how you spend your time when no one’s watching.
I sold my "forever home" in LA. I bought it in 2020 planning to keep it for decades. Instead, I left it completely empty for 5 years. I turned down ~$600,000 in potential rent. Here is the math on why it’s now safer to earn $0 than to be a landlord in LA. 🧵
756K
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4mo ago
GrahamStephan
I sold my "forever home" in LA. I bought it in 2020 planning to keep it for decades. Instead, I left it completely empty for 5 years. I turned down ~$600,000 in potential rent. Here is the math on why it’s now safer to earn $0 than to be a landlord in LA. 🧵

@lucawashenko Reach out to any criminal fraud department / file FBI IC3 Report. Wire recall immediately. Escalate as fast as possible. If you don’t reverse this asap, it’ll be impossible to get back - especially with a holiday / weekend.

723K
3.00K
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4mo ago
GrahamStephan
@lucawashenko Reach out to any criminal fraud department / file FBI IC3 Report. Wire recall immediately. Escalate as fast as possible. If you don’t reverse this asap, it’ll be impossible to get back - especially with a holiday / weekend.

A 50-Year Mortgage would allow you to buy approximately 10% more house (or save about 10%) at the expense of nearly DOUBLING your payment schedule. There's no way that ends well. A 50-year mortgage isn't worth it and won't add much benefit since your mortgage interest is front-loaded. Homeowners will have very little, if any equity by the time they sell (homeowners keep their home an average of 11.8 years). It sounds good on paper, but financially, it makes very little sense. Instead, here's what would make a real difference: 1. Increase capital gains exclusion to $1M married filing jointly, and increase it every year with CPI. This will incentivize more sellers to finally let go of their home. 2. Allow you to take your existing mortgage with you to the next home, as long as you're "Trading Up," opening up lower-priced inventory. 3. Allow people to write off the first $1.5M worth of mortgage interest, instead of $750,000, for new mortgages as of 2026. This would help unlock way more inventory. Follow for more random thoughts.

615K
2.52K
359
377
5mo ago
GrahamStephan
A 50-Year Mortgage would allow you to buy approximately 10% more house (or save about 10%) at the expense of nearly DOUBLING your payment schedule. There's no way that ends well. A 50-year mortgage isn't worth it and won't add much benefit since your mortgage interest is front-loaded. Homeowners will have very little, if any equity by the time they sell (homeowners keep their home an average of 11.8 years). It sounds good on paper, but financially, it makes very little sense. Instead, here's what would make a real difference: 1. Increase capital gains exclusion to $1M married filing jointly, and increase it every year with CPI. This will incentivize more sellers to finally let go of their home. 2. Allow you to take your existing mortgage with you to the next home, as long as you're "Trading Up," opening up lower-priced inventory. 3. Allow people to write off the first $1.5M worth of mortgage interest, instead of $750,000, for new mortgages as of 2026. This would help unlock way more inventory. Follow for more random thoughts.

Me: Read this file and summarize it. ChatGPT: You’re working too hard, take a break with this special offer from Southwest Airlines to visit a Disney Resort! Offer valid February 1-15th. Me: No, read this document and summarize it. ChatGPT: You’re right! But while I read your document, get 15% off your next McDonalds visit with code LOSER

599K
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3mo ago
GrahamStephan
Me: Read this file and summarize it. ChatGPT: You’re working too hard, take a break with this special offer from Southwest Airlines to visit a Disney Resort! Offer valid February 1-15th. Me: No, read this document and summarize it. ChatGPT: You’re right! But while I read your document, get 15% off your next McDonalds visit with code LOSER

Peak Chipotle was 2011-2015 when a bowl was $12 and it was loaded so high that it could barely close.

592K
6.65K
466
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5mo ago
GrahamStephan
Peak Chipotle was 2011-2015 when a bowl was $12 and it was loaded so high that it could barely close.

Mathematically dumb. Emotionally, I get why.

579K
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5mo ago
GrahamStephan
Mathematically dumb. Emotionally, I get why.

The most worrying stat of the year: Homebuyers over 70 now outnumber buyers under 35.

547K
15.3K
334
1.15K
3mo ago
GrahamStephan
The most worrying stat of the year: Homebuyers over 70 now outnumber buyers under 35.

@NickSabel2 @grok At least I didn’t skip leg day

484K
374
13
0
3mo ago
GrahamStephan
@NickSabel2 @grok At least I didn’t skip leg day
My real estate portfolio is hitting all-time highs, yet I’m selling everything. Here is the silent killer that nobody is talking about: On paper, the portfolio is doing great. My property values have appreciated, rents are stable, and vacancies are low. But if you look beneath the surface, the math is fundamentally broken. We are currently witnessing a massive divergence between Nominal Returns (the price on Zillow) and Real Returns (what you actually keep). While headline inflation has cooled to around 3%, the "Landlord CPI" is currently running at double-digit speeds, eating investors alive from the bottom up. Here are the three anchors weighing down portfolios in 2026: 1. The Insurance Spike 📉: In states like California and Florida, we aren't seeing small bumps. We are seeing 50% year-over-year premiums increases. There are properties where the insurance cost has now surpassed the mortgage interest. That is a cash-flow killer that no amount of rent increases can ethically (or legally) cover. 2. The Tax Drag 🏛️: Local governments are strapped for cash, and property owners are the easiest target. Appraisals are soaring, meaning your property tax bill is rising significantly faster than your rental income. In places like Texas, we are seeing 20%+ hikes in valuations. 3. The "Real" Loss 💸: This is the part most investors miss. If your home value rises by 2% this year, but inflation is 3%, you haven't made money. You have technically LOST 1% of your purchasing power. You are taking on debt, liability, and stress just to go backward in real terms. For the last decade, Real Estate was a no-brainer. Low Rates + Low Overhead = High Returns. 2026 is turning it into a grind. High Overhead + Sticky Inflation = Negative Real Yields. I recently sat down and calculated my Return on Equity (ROE) across my entire portfolio. I realized I had millions of dollars in equity trapped in properties that were barely yielding 4.5% after these new costs. I can get 4.5% in a risk-free savings account without worrying about 2 AM emergency calls, squatters, or a new roof. I could get much more in a diversified portfolio of index funds. That is why I’m selling. I’m moving from Asset Accumulation to Capital Flexibility. If you are a landlord, you need to run these numbers today. You might be working for your house, rather than your house working for you. But if you are someone looking to buy your first house, there are still cases where this might make sense for you. I broke down the exact math, the specific markets I’m watching, and where I’m moving my capital in this week’s newsletter. I'll drop the link here in a bit.
454K
1.49K
203
214
3mo ago
GrahamStephan
My real estate portfolio is hitting all-time highs, yet I’m selling everything. Here is the silent killer that nobody is talking about: On paper, the portfolio is doing great. My property values have appreciated, rents are stable, and vacancies are low. But if you look beneath the surface, the math is fundamentally broken. We are currently witnessing a massive divergence between Nominal Returns (the price on Zillow) and Real Returns (what you actually keep). While headline inflation has cooled to around 3%, the "Landlord CPI" is currently running at double-digit speeds, eating investors alive from the bottom up. Here are the three anchors weighing down portfolios in 2026: 1. The Insurance Spike 📉: In states like California and Florida, we aren't seeing small bumps. We are seeing 50% year-over-year premiums increases. There are properties where the insurance cost has now surpassed the mortgage interest. That is a cash-flow killer that no amount of rent increases can ethically (or legally) cover. 2. The Tax Drag 🏛️: Local governments are strapped for cash, and property owners are the easiest target. Appraisals are soaring, meaning your property tax bill is rising significantly faster than your rental income. In places like Texas, we are seeing 20%+ hikes in valuations. 3. The "Real" Loss 💸: This is the part most investors miss. If your home value rises by 2% this year, but inflation is 3%, you haven't made money. You have technically LOST 1% of your purchasing power. You are taking on debt, liability, and stress just to go backward in real terms. For the last decade, Real Estate was a no-brainer. Low Rates + Low Overhead = High Returns. 2026 is turning it into a grind. High Overhead + Sticky Inflation = Negative Real Yields. I recently sat down and calculated my Return on Equity (ROE) across my entire portfolio. I realized I had millions of dollars in equity trapped in properties that were barely yielding 4.5% after these new costs. I can get 4.5% in a risk-free savings account without worrying about 2 AM emergency calls, squatters, or a new roof. I could get much more in a diversified portfolio of index funds. That is why I’m selling. I’m moving from Asset Accumulation to Capital Flexibility. If you are a landlord, you need to run these numbers today. You might be working for your house, rather than your house working for you. But if you are someone looking to buy your first house, there are still cases where this might make sense for you. I broke down the exact math, the specific markets I’m watching, and where I’m moving my capital in this week’s newsletter. I'll drop the link here in a bit.

How dumb could you be to seriously think a wealth tax is a good idea.

449K
3.06K
460
111
3w ago
GrahamStephan
How dumb could you be to seriously think a wealth tax is a good idea.

I have health insurance and purposely pay for everything out of pocket. As a result, I wind up paying 80% less for the same service, no waits, no hassle, and I get to go whatever I want without needing to be referred from one doctor to another. If you’re healthy and only go to the doctor for routine checkups - health insurance is such an inflated mess.

415K
1.26K
125
98
6mo ago
GrahamStephan
I have health insurance and purposely pay for everything out of pocket. As a result, I wind up paying 80% less for the same service, no waits, no hassle, and I get to go whatever I want without needing to be referred from one doctor to another. If you’re healthy and only go to the doctor for routine checkups - health insurance is such an inflated mess.

I recently flew Southwest after the seat assignment change. I paid extra for a larger seat near the front of the plane. However, once I boarded, I had to stow my suitcase about 7 rows behind me because the luggage above my seat was completely filled. Deboarding was a pain in the ass, I waited until half the flight was empty to grab my bag so I didn’t have to interrupt the flow of people leaving. I wasn’t the only one, either - seems like several people had the same issue. I thought it was a one-off fluke since this has never happened to me before. Know I know I’m not the only one.

394K
1.22K
93
90
2mo ago
GrahamStephan
I recently flew Southwest after the seat assignment change. I paid extra for a larger seat near the front of the plane. However, once I boarded, I had to stow my suitcase about 7 rows behind me because the luggage above my seat was completely filled. Deboarding was a pain in the ass, I waited until half the flight was empty to grab my bag so I didn’t have to interrupt the flow of people leaving. I wasn’t the only one, either - seems like several people had the same issue. I thought it was a one-off fluke since this has never happened to me before. Know I know I’m not the only one.

Graham Stephan (@GrahamStephan) X Stats & Analytics

Graham Stephan (@GrahamStephan) has 211K X followers with a 0.49% engagement rate over the past 12 months. Across 423 posts, Graham Stephan received 189K total likes and 41.7M impressions, averaging 447 likes per post. This page tracks Graham Stephan's performance metrics, top content, and engagement trends — updated daily.

Graham Stephan (@GrahamStephan) X Analytics FAQ

How many X (Twitter) followers does Graham Stephan have?+
Graham Stephan (@GrahamStephan) has 211K X (Twitter) followers as of April 2026.
What is Graham Stephan's X (Twitter) engagement rate?+
Graham Stephan's X (Twitter) engagement rate is 0.49% over the last 12 months, based on 423 posts.
How many likes does Graham Stephan get on X (Twitter)?+
Graham Stephan received 189K total likes across 423 posts in the last 12 months, averaging 447 likes per post.
How many X (Twitter) impressions does Graham Stephan get?+
Graham Stephan's X (Twitter) content generated 41.7M total impressions over the last 12 months.