Pat and Andres open with a sponsor nod and a pair of Hot Finds, then sprint through headlines (Compass v. Zillow hearing, NAR’s 2026 rebound call, and a shrinking agent pool) before digging into a rare inside look at a real Code of Ethics case—told as a “hypothetical” to honor confidentiality—where an unpresented offer triggers a grievance, a hearing, and actual penalties.

Hot Finds – [00:08:46]

• Pat’s pick: Spindrift Tropical Lemonade (neck-and-neck with POG; yes, he bought cases).

• Andres’ pick: John Mayer – Live at the Nokia Theatre (2007) — “top five” solo performance with a blues stretch that still hits.

• Sponsor: Thanks to Fidelity National Title for re-upping support (“Fridays are casual”).

Rip From the Headlines – [00:16:23]

• Compass v. Zillow: the first hearing kicks off (Nov 18), and the coverage is “pretty spicy.”

• NAR forecast: Lawrence Yun sees a 2026 rebound (≈14% more sales) if rates average ~6%; builders perk up sub-5.8%.

• Agent count: NAR membership drifting from 1.6M (2022) → 1.4M (2025) → ~1.28M (2026); fewer agents may mean healthier balance.

Main Topic – [00:23:49]

• The “Mysterious Case of the Vanishing Offer” — when a listing agent doesn’t promptly present a full-price buyer offer.

• How it works: Realtors must present offers as quickly as possible; failure can trigger a grievance and a board hearing.

• Outcome (told carefully): panel finds a violation and levies education hours, a hearing fee, and a $2,000 fine—real consequences meant to protect buyers and industry trust.

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