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Real Estate Best Practices

Coaches, books, classes and seminars aim to capture real estate agents dollars with promises to teach them any number of ways to improve their business. From sales skills to how to close more deals to how to win with expireds (expired listings) and more, everyone has something to teach you.


There's nothing wrong with continuing education, whether it's keeping on top of new laws and regulations or learning how to be more productive. But before you spend an arm and a leg on any of those things, pull up a chair, put on your glasses and peruse the pages in this section of ActiveRain.


It is only here that you can tap into the world's largest online real estate community and actively engage with your peers. Find out what works and what doesn't from those that actually put into practice what others merely teach. Read how-to articles, advice on designations, certifications and continuing education classes. You never know where you will find the inspiration to take your business to the next level. So, pull up a chair and dig in!

Recent blogs on Real Estate Best Practices
By Gwen Fowler SC Lakes & Mountains 864-710-4518, Gwen Fowler Real Estate, Inc.
(Gwen Fowler Real Estate, Inc)
At What Point Do You Give Up and Retire from Real Estate?After many years in real estate, the question does come up.At what point do you just give up and retire?Real estate is not an easy business. It is not just showing pretty houses and putting signs in yards. It is contracts, deadlines, inspections, financing, septic permits, surveys, appraisals, emotions, marketing, continuing education, technology, rule changes, and constant availability.There are days when retirement sounds peaceful.There are also days when helping someone buy or sell a home still feels meaningful.The truth is, retirement from real estate is not always about age. Sometimes it is about energy, health, patience, joy, and whether the business still gives back enough to justify the effort.Reasons to Stay in Real Estat...
Comments 13
By Gwen Fowler SC Lakes & Mountains 864-710-4518, Gwen Fowler Real Estate, Inc.
(Gwen Fowler Real Estate, Inc)
Sometimes You Need to Stop Shopping and Write the OfferLooking at homes is exciting. It is fun to compare kitchens, porches, views, floor plans, yards, and neighborhoods. Buyers often start out wanting to “see what is out there,” and that is a normal part of the process.But there comes a point when shopping can turn into hesitation.If you have found a home that meets your needs, fits your budget, is in the right location, and feels like a good match, it may be time to stop shopping and write the offer.One important thing buyers need to remember is this: you are not the only one looking at these properties. Other buyers are watching the same listings, touring the same homes, and waiting for the right opportunity. The buyer who takes action is often the buyer who gets the deal moving.Many...
Comments 3
By Kelly McGovern, Working with Kelly is a good move
(Realty Concierge International)
When your home is listed for sale, stepping out during showings is one of the simplest ways to help your property make the best possible impression. Buyers need to feel comfortable the moment they walk through the door. When a seller is present, even quietly, buyers often feel watched, rushed, or hesitant to speak openly. That discomfort can shorten the showing and prevent them from forming a genuine connection with the home.A seller’s presence can also unintentionally get in the way. Pointing out features, following buyers from room to room, or trying to “sell” the home can create pressure rather than confidence. Even well‑intentioned comments can highlight things that should be left for the buyer to discover naturally or avoided altogether.When the home is unoccupied, buyers can roam ...
Comments 7
By Wanda Kubat-Nerdin - Wanda Can!, Southern Utah's Preferred Real Estate Agent.
(Red Rock Real Estate (435) 632-9374)
This Agent's Sincere Apology To Her Family     Dearest family,     Early on, were so many times when getting it wrong, especially in my drive to prove that success was just one more phone call, email or text away. Those lost hours and days weigh heavy. I remember the boys buzzing with excitement, snacks & drinks packed, music playing and the plan of spending quality time together, with no distractions.     Then my phone rang, I took the call.     A buyer who really needed to see homes today was on the other end. Without hesitation, My Honey, you turned the car around in support of my dreams after opting for the showing. You understood, pivoted and found ways to console the boys while chasing what I thought was important, convincing myself, it was only this-one-time.             Again, ...
Comments 24
By Dee Toohey, Broker, ABR, AHWD, CIPS, FMS, ePro
(Innovative Realty Solutions Group)
Lake County, Florida is part of the Central Florida Community. As of today, there are 55 of 3,123 listings that are short sales in the County. All listings range from $59,000 to $5,690,000. Short sales listings are listed from $139,000 to $1,340,000.There are 702 pending listings including 13 short sales in the County.Sold listings in the past 60 days are 1686 of which 60 were short sales.Short sales are increasing in the county. If you are not familiar with a short sale, it's time to get familiar. I don't see a huge market drop line we saw nearly 20 years ago because lenders learned from their past mistake of flooding the market. However, there is bound to be a market shift as a result of short sales.If you want information, feel free to contact me. I did over a hundred short sales bac...
Comments 1
By Brett Furniss, Charlotte Property Manager
(BDF Realty, Inc.)
I remember approximately five years ago when the Charlotte Mecklenburg area libraries stopped charging late fees for overdue books. My first thought was, “How will they ever get their books back on time?” To be fair, they put some checks in place.  If a book was two weeks overdue, no other books could be checked out on the account.  If it was a month overdue, the cost of the book was charged to the account.  But if the book was brought back within a year, the cost of the book was refunded to the account so there was no charge (it just created more work for the librarian!). So if I checked out Calvin & Hobbes and got really into it, I’d have 364 days to get it back to the library without incurring any type of monetary penalty.  That is really borrower friendly! Local governments thought ...
Comments 4
By Vince Divarco, DUCTZ Air Duct Cleaning of Tucson & Green Valley
(DUCTZ of Greater Tucson and Oro Valley)
 Realtors: Looking for ways to add value for your clients before listing or closing?A clean HVAC system can improve indoor air quality, reduce odors, and help create a more comfortable environment for buyers. At DUCTZ Arizona, we help property managers reduce tenant complaints and protect HVAC assets—and we do the same for homeowners preparing to sell.A healthier home starts with cleaner air.Contact NADCA Certified DUCTZ Arizona to learn how professional air duct and HVAC system cleaning can help your clients put their best foot forward. 520-343-4355#RealtorTips #ArizonaRealEstate #IndoorAirQuality #HVACMaintenance #DUCTZArizona
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By Wanda Kubat-Nerdin - Wanda Can!, Southern Utah's Preferred Real Estate Agent.
(Red Rock Real Estate (435) 632-9374)
Say It Ain’t So! Short Sales Are Coming Back. As painful as this is to write, short sales are again on the rise and will become prevalent across markets in the United States. Many buyers who purchased high, back in the Wuhan Flu days, are unable to sell without taking a huge loss or have lost a job, are experiencing the onset of a severe illness or going through divorce. As the market shifts, I’m seeing more short sale opportunities popping up and whether I’m working with buyers or sellers, it’s clear these deals require a different mindset. Short sales aren’t the typical transaction, they come with longer timelines, lender approvals, extra paperwork and plenty of uncertainty.    For sellersPrepare them for a lot of of documentation, financial disclosures, hardship letters, tax returns,...
Comments 36
By Kelly McGovern, Working with Kelly is a good move
(Realty Concierge International)
Large, mature trees can be beautiful, but when they sit too close to a home, they often create more problems than charm. Overhanging branches invite pests such as ants, squirrels, and termites, giving them an easy pathway onto your roof and eventually into your home. Excessive shade can also trap moisture, leading to mildew, moss, and rot on siding, roofs, and decks -issues that can be costly to remediate.And then there’s the biggest risk: falling limbs or entire trees during storms. Even if the damage is covered by insurance, you’re still dealing with the stress of repairs, potential displacement, deductibles, and the possibility of premium increases. Why go through all that when proactive care can prevent it? Trimming branches back, removing hazardous trees, or creating a safe buffer ...
Comments 4
By Lorrie Semler, REALTOR® in the Dallas area. Call/text 972-416-3417, Real Service. Real Results. Real Estate
(HomeSmart Stars)
This sign sprouted in my neighborhood this morning:The owners recently held an estate sale and we surmised they'd be moving out soon. It seems like they conducted the estate sale themselves as it wasn't advertised in the usual places, there were not many directional signs, and the sign in the front yard could barely be seen from the street. There was little traffic when I drove past.It didn't come as surprise that they didn't engage a REALTOR to sell the house. But is it a FSBO? The sign lists a website and a phone number.  The website has only 3 pages: home, photos, and details. The name and number shown on the home and details pages belong to someone who is not licensed by the Texas Real Estate Commission, and it's not the name of the owners.  It appears this person creates minimal we...
Comments 5
By Dr. Paula McDonald, Granbury, TX 936-203-0279
(Beam & Branch Realty)
I am sure that many of you are aware of the ongoing buyer Zoom scam.  This growing scam involves a "buyer" who reaches out expressing a strong interest in purchasing property, often luxury homes, investment properties, or commercial real estate. They seem knowledgeable, financially qualified, and eager to move quickly. However, there is one unusual condition: they insist that all communication occur through Zoom or other video conferencing platforms.Their goal is to get the agent to actually engage with them and participate in one of these Zoom calls. What happens is it will typically progress through multiple video calls designed to build trust. The "buyer" may discuss offers, request contracts, and involve supposed attorneys, accountants, or business partners. The goal is to convince ...
Comments 29
By Hannah Williams, Expertise NE Philadelphia & Bucks 215-820-3376
(HomeStarr Realty)
 Co-op Courtesy: Why Communication is the Key to a Smooth TransactionHow many times have you worked with an agent on a transaction where communication was practically non-existent?We all know we owe strict fiduciary duties to our clients, but to truly serve them, we also need to communicate effectively with one another. It is as simple as answering the phone, promptly returning a text message, or actively finding answers to property questions and flexibility on dates.Cooperation Over ConfrontationAs licensed professionals, it is a pleasure to cooperate and work alongside one another to create a seamless, stress-free transaction for both buyers and sellers. Our job is to advocate for our clients, not to create a hostile atmosphere during negotiations. Confrontation doesn't solve problems...
Comments 21
By Christopher Pataki, Hockessin Delaware Realtor
(RE/MAX Associates)
If you're thinking about moving to a 55+ community in New Castle County, you probably have one question that no brochure seems to answer directly: what about the grandkids?It's one of the most common things I hear from empty nesters rightsizing in Northern Delaware. And the answer is more flexible than most people expect, but it does depend on the specific community you choose.Here's what you need to know before you buy.The Law Allows Age-Restricted CommunitiesUnder the Housing for Older Persons Act of 1995 (HOPA), 55+ communities are legal under specific conditions. The most common is the 80/20 rule: at least 80% of occupied units must have at least one resident who is 55 or older. That framework is what allows these communities to exist while also staying within Fair Housing guideline...
Comments 2
By Joe Stephenson, Real Estate Agent serving the KC metro area
(Joe Stephenson)
Everyone tracks GCI. But if you could only track one leading indicator, what would it be?Mine is listing appointments set, and I'll tell you why.By the time GCI drops, I'm of the mindset that the damage was already done months ago.Appointments tell me what my business will look like 30 to 90 days from now. That's the number I watch when I want to know if I actually have a problem. Ideally, I want to identify this before it shows up in my income.The funnel most agents never look atMost agents know their closings. But they have no idea where business is being lost. A simple funnel looks like this. 100 Leads ↓ 40 Conversations ↓ 12 Appointments ↓ 5 Signed Clients ↓ 2 Closings If closings drop, you need to know exactly where the leak happened. Otherwise you're guessing.How to diagnose where...
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By Bob "RealMan" Timm, Owner of Ward Co Notary Services retired RE Broker
(Ward County Notary Services)
As a kid I remember the old phone prank: "I'm taking a survey, is your refrigerator running? Yes. "Than you better go chase it". 😁I know exactly where this cartoon came from. In our home we have had to implement the rule: You don't leave the bathroom until the toilet stops running. The culprit is almost always the valve inside the tank.Toilet valves are usually easy to replace as evidenced by this one and a half minute video by Home Depot.In my 64 years of home ownership I have replaced many toilet valves. As scary as it may seem this is truly a simple repair. Just a guess, I'd say that if you have owned a home for 10 years you have had to have a toilet valve replaced. It's a little harder than the video leads you to believe but it still is pretty simple.Another simple repair associated...
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By Bob "RealMan" Timm, Owner of Ward Co Notary Services retired RE Broker
(Ward County Notary Services)
 A kite is not a tool BUT it helps me make a point about over kill in Real Estate. Tim Allen made a comedic career about overkill with his TV show "Home Improvement". Here is a clip of Tim and Bob Villa in The Great Lawnmower Race.Of course a jet engine on a lawnmower is way more than overkill, but it makes a point: Overkill can be a waste of time and money and may even be dangerous as well.If you are a do it yourself guy like me you may want to ask yourself "would a professional do it this way?".It's not just DIY projects that can waist money and resources in the world of Real Estate. Chasing trends, over building, and even over insuring may not be dangerous but they can certainly be a waste of money.   
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By Dr. Paula McDonald, Granbury, TX 936-203-0279
(Beam & Branch Realty)
I recently read a story about Japanese soccer fans who stayed after a World Cup match to clean the stadium—not because they made the mess, but because they believed leaving a place better than they found it was simply the right thing to do. This has become the norm for these fans.I was so impressed by this and thought about how real estate can be much the same. There are times when we step into transactions where communication has broken down, expectations weren't set, details were missed, or problems have been ignored. While it may not be our mess, it becomes our responsibility to help find solutions.A competent agent doesn't waste time assigning blame to others. Instead, they roll up their sleeves, solve the problems, restore confidence, and keep moving the transaction forward. The go...
Comments 13
By Mike Young, FHA 203k Consultant 916-758-1809 cell direct
(203kOnLine.com, covering the USA)
Can a Homeowner Supply Materials on an FHA 203(k) Project?The Kitchen Cabinets That Almost Killed the DealA few years ago, a borrower called me with what he thought was a brilliant plan."Mike, I've figured out how to save about $12,000."That statement usually gets my attention.He was buying a fixer upper through an FHA 203(k) loan. The house needed a complete kitchen remodel, flooring, paint, electrical upgrades, and several other repairs.Like many borrowers, he had spent weeks watching home renovation shows.He had found beautiful kitchen cabinets online.Countertops on sale.Luxury vinyl flooring at a liquidation warehouse.Lighting fixtures from a friend who worked at a supply house.His plan sounded simple."I'll buy all the materials myself. The contractor can just install them."On the s...
Comments 3
By Kelly McGovern, Working with Kelly is a good move
(Realty Concierge International)
One of the most underrated strengths in real estate is simple: working well with other agents. Today was the perfect reminder. I hosted an open house, and another agent in the same condo complex reached out to let me know he’d be holding one too. Our units were different but in the same price point, so instead of viewing each other as competition, we chose cooperation.I wished him luck, told him I’d happily direct visitors his way once they finished with mine, and he offered the same in return. He even stopped by afterward to see my listing and thank me for the professionalism.This is what our industry needs more of. When agents communicate, support one another, and treat each other with respect, everyone benefits - the clients, the community, and the transaction. Real estate is smoothe...
Comments 10
By Bob "RealMan" Timm, Owner of Ward Co Notary Services retired RE Broker
(Ward County Notary Services)
I don't remember the last time I encountered someone with really bad body order but I don't need a reminder of how unpleasant it is either.That being said, I sweat pretty easily if the temp is above 75 and I am active. A good example is the last time that I mowed the lawn it was in the upper 80's. I needed a shower immediately after.Having been in sales all my life I know the importance of good grooming. If you are face to face with a client or potential client the last thing you want to do is to give a negative impression to that client. We are often defined in peoples minds by actions that turn a person off.Throughout my careers(s) I tried to dress my best with the wardrobe I owned. On occasion it was too much for some people but all in all it worked out well for me.As we say, all Rea...
Comments 6
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