Real estate promises flexibility, but the pros win with discipline. That’s the heartbeat of this conversation with regional vice president Mike Grogan, whose journey from young agent to respected leader reveals what it really takes to grow in a market that refuses to sit still. We dig into the habits that separate consistent producers from the rest—showing up, blocking time, and treating the work like the career it is.

We get practical about pricing, too. Instead of clinging to old comps, Mike breaks down how to position a listing against live, active competition so your seller becomes the first home to sell, not the fifth. With buyers gaining time and choices in many areas, even as days on market stay low in pockets like Virginia Beach, agents need sharper scripts, faster feedback loops, and the courage to adjust. We also talk about the rising share of price reductions, why they rarely help, and how to avoid them with smarter launch strategies.

Social media and AI take center stage as growth levers. Short-form video on platforms like TikTok and Instagram isn’t fluff—it’s where attention lives, and agents are closing real business there. Mike shares how to use these channels without losing your voice, why polarizing posts can tank your pipeline, and where AI fits as time leverage for content, marketing, and ideas. Then we zoom out to teams: when to build one, why “because I’m busy” isn’t enough, and how to define roles so you scale without chaos.

We close on the one thing most agents skip—a written plan. Document your goals, map your weekly inputs, and lock in an accountability partner. Your database is the currency of 2026: clean it, grow it, and contact it with intention. Subscribe, share this with someone who needs a push, and leave a review telling us the one change you’ll make this week. We’re here to help you finish strong and start smarter.

Forget the scary headlines and start with the math. We sit down with industry veteran George Ellison to unpack the real size of the single family rental market, why institutions own a fraction of it, and how investors can use rates, leverage, and timing to their advantage. If you’ve ever wondered whether Wall Street is buying your neighborhood, the numbers will surprise you—and probably calm you down.

We chart the journey from the birth of SFR after the Great Financial Crisis to today’s data-rich approach to buying and operating rentals. George explains why there’s only one line of revenue but a dozen lines of expense, and how that simple truth separates solid performers from wishful thinking. We dig into rent trends with context—why single family rents remain resilient even as big apartments soften—and talk portfolio strategy: diversification, inflation hedging, and the role of real estate in balancing equity-heavy gains.

Then we go hands-on with Prop B, a platform built from institutional playbooks and rebuilt for everyday investors and the agents who guide them. See how filters by IRR, cap rate, cash‑on‑cash, hold period, and leverage narrow thousands of listings to a shortlist that actually fits your goals. The map view lays out comps, asking rents, and actual leases on one screen. Inspections deliver scoped rehab pricing, insurance and lending connect in-platform, and you can model HOA growth, tax reassessments, turnover costs, and capital needs over years—not just months. It’s the toolset pros use, paired with the human judgment that still wins deals.

If you want clear, data-driven answers on when to buy, what to pay, and how to price rent—without losing the local expertise that makes all the difference—this conversation is your blueprint. Subscribe, share with a colleague who works with investors, and leave a quick review to tell us which metric matters most to you.

Want a clear, no-spin read on where mortgage rates are headed and how to win in this market? We dig into why rates have stabilized in the mid-sixes, what the Jolts report and labor revisions signal, and how sticky inflation and tariff psychology keep pressure on the other side. Then we translate the macro into moves you can actually use: seller-paid buydowns that drop payments into the fives, first-time buyer programs that lower cash-to-close, and a buy-before-you-sell path that unlocks equity so you can pounce when the right house appears.

We walk through the mortgage math behind today’s stability, including the narrowing spread between mortgage-backed securities and the 10-year Treasury, and why that spread may put a five-handle within reach even without big moves in Treasurys. Builders have proven the leverage of payment over price; we show how resale sellers can compete by marketing a target payment and structuring smart concessions. On the demand side, life events continue to drive millions of sales each year, and with two-thirds of owners sitting on 50%+ equity, buyers and sellers have more options than headlines suggest.

Technology and AI are changing the process, not the relationship. Permission-based income and asset verification, AI-powered doc review, and agency risk scoring make approvals faster and more predictable, while seasoned pros focus on judgment, strategy, and trust. Appraisals have steadied as appreciation cools, and more granular data helps right-size value calls. Whether you’re renting at “100% interest,” trying to time a five-handle, or weighing concessions versus price cuts, this conversation arms you with concrete tactics and a realistic timeline.

If this helped you make sense of the market, follow the show, share it with a friend, and leave a quick review—what strategy are you considering next?

What does it take to thrive in real estate for over three decades? Robin DiBuono pulls back the curtain on her remarkable 33-year journey that began when she was just 21 years old and still finishing college.

From humble beginnings helping her future husband with paperwork to building a successful family business, Robin shares the principles that have guided her through recessions, market booms, and technological revolutions. Her refreshingly practical approach centers on three core tenets: showing up consistently ("every day is game day"), being thoroughly prepared, and demonstrating resilience through market fluctuations.

Robin's pricing philosophy stands out as particularly valuable in today's evolving market. She explains why "pricing overcomes all objections" and reveals her strategy of calling agents with pending sales to uncover transaction details most agents miss. This commitment to deeper market intelligence has given her listings a competitive edge for decades.

Perhaps most surprising is Robin's dedication to geographic farming—maintaining three neighborhood territories, one since 1991—in an era when many agents chase quick digital wins. Her story of a client who kept her postcard for nine years before listing demonstrates the compounding returns of consistency and patience.

The conversation also explores family dynamics in real estate, with two of Robin's children now working in the business. Her daughter Kristen handles their social media ("for job security," Robin laughs), highlighting the value of leveraging team strengths rather than trying to master everything yourself.

Whether you're new to real estate or a seasoned professional, Robin's insights offer a blueprint for sustainable success that balances timeless fundamentals with adaptability to change. Want to build a business that thrives through any market? Start by treating every interaction like game day.

When sportscaster Jay Colley steps up to the microphone for William & Mary games, he arrives early and meticulously prepared – the same principles that have kept him in the top 3% of real estate professionals nationwide since 1992. His journey from broadcasting booths to the real estate arena reveals powerful success strategies that work in any market.

Success leaves clues, and Colley's four-decade career provides a masterclass in fundamentals. "Be on time, be mentally and physically prepared and you'll be ahead of 90% of your competition," he explains. This disciplined approach built his broadcasting reputation across Nashville, Charlotte, and Rochester before he found his permanent home with William & Mary's Tribe and the real estate industry.

The transformation from solo agent to team leader didn't happen overnight. Starting informally by mentoring new agents, Colley built a proper team structure after his son-in-law joined the business in 2017. Today, his team provides the responsive service modern clients demand – something impossible to deliver consistently as a solo agent in fast-moving markets.

Perhaps most compelling is Colley's "bird dog" strategy – nurturing 10 key relationships that consistently generate referrals. His reward system? Delivering fresh-baked brownies to their workplaces, creating additional exposure when curious coworkers inquire about the treats. "They've done their job by giving you a name and number," Colley explains, emphasizing that he recognizes referrals regardless of whether they close.

His approach to pricing reveals equal wisdom. Using a two-step listing process that incorporates both preliminary research and in-depth property analysis, Colley provides sellers with realistic price ranges. By asking about timeline preferences on a scale of 1-10, he aligns pricing strategy with seller motivation. "The best agent can't sell an overpriced home, and the worst agent can sell an underpriced home," he reminds us.

Ready to elevate your real estate business? Implement three strategies from this episode, set attainable quarterly goals that build toward stretch annual targets, and remember: when challenges arise, look in the mirror first. As Colley's mother taught him, "Take care of the little things, and big things take care of themselves."

Courtenay's journey from hospitality management to real estate leadership reveals how seemingly unrelated skills become powerful assets in this relationship-driven business. The ability to navigate diverse personalities with "poise, class, and a sense of humor" translated perfectly from resort management to real estate transactions. For those considering a career change, this perspective on transferable skills could be career-changing.

Perhaps most striking is Courtenay's "butterfly effect" philosophy about transactions. She shares how military families she helped with PCS moves in her earliest days still reach out nearly two decades later - not just for themselves but for their children, nieces, and nephews. This multigenerational approach to client relationships demonstrates how one successful transaction can multiply into dozens over a career span when agents focus on genuine connections rather than quick commissions.

As market conditions evolve, Courtenay emphasizes her "Three M's" approach: Mindset, Mentorship, and Mastery. She's embracing technology while maintaining authenticity, hosting workshops that teach agents to leverage AI for database management while preserving the human touch that defines great service. "I'm using AI to buy my agents back time," she explains, showing how technology should enhance rather than replace relationship-building.

Whether you're new to real estate or a seasoned professional, this conversation offers a masterclass in creating a resilient business that thrives through market cycles. By focusing on personal branding, genuine connections, and strategic use of technology, you can build a reputation that generates opportunities for decades to come. Ready to transform your approach to this business? This episode is your roadmap.

The real estate market is finding balance with inventory up 27% across regions and over one million listings nationally for the first time since 2019. Despite more inventory, we're still in a soft seller's market with approximately three months supply, though competition among sellers is increasing as listings outpace sales growth.

• Inventory up 27% with over one million listings nationally for the first time since 2019
• Months supply of inventory at approximately 3 months in most regions, 5-6 months in mountain areas
• Days on market stabilized around 50 days, returning to more normal pace
• Pricing is critical - properties priced right still sell quickly, but overpriced listings face multiple reductions
• Sales pace up about 9% across regions during Q2
• Median price appreciation averaging around 2% with average price appreciation around 4%
• First-time homebuyers now averaging 36 years old and representing only 24% of transactions
• Intergenerational wealth transfers provide opportunities for parents/grandparents to help with down payments
• New construction and resale markets moving in same direction with builders offering significant concessions
• Interest rate buy-downs are effective negotiation strategies for both new construction and resale properties

Price strategically, understand your hyper-local market conditions, and don't fall victim to misleading headlines. For parents and grandparents, consider helping the next generation with their homeownership journey now, rather than waiting to pass wealth later.