Think your home is ready to list? Think again. Mike and Rachael Novak break down their exact week-by-week game plan for getting a home market-ready in 30 days flat — and why skipping even one step could cost you tens of thousands.

Episode Highlights:

• The week one non-negotiables that literally nothing else matters without
• Why a $500 pre-inspection is the cheapest insurance policy you'll ever buy
• The single interior upgrade that gives the fastest visual transformation for buyers
• Rachael's "Broadway actor" analogy that changes how you think about staging forever
• One curb appeal move most sellers completely overlook (hint: it's staring you in the face every time you walk in)
• Mike reveals the #1 culprit behind listings that don't sell — and it's not price
• The "carpet credit" myth that's costing sellers thousands
• Why rushing to market without preparation is the most expensive shortcut you'll ever take

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After hundreds of transactions working with couples, we've noticed a pattern. The ones who do these 7 things before buying? They love their home years later. The ones who skip them? They're calling us back within 6-12 months wanting out.

In this episode, we're breaking down the unsexy but critical conversations every couple needs to have before making the biggest financial decision of their lives together. We're talking credit surprises, the most awkward conversation you'll ever have with your partner, why the bank's approval number can actually hurt you, and the real story of a family who turned a $270K starter home into their forever property.

If you're even thinking about buying a house with someone, listen to this one first.

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Think spring is the best time to list your home? The data says otherwise.

In this episode, Mike and Rachael break down 9 years of market trends to reveal when sellers actually get top dollar - and why waiting until April or May could cost you thousands.

What we cover:

→ Why February is the "new spring" (and how to work backwards from closed sale data)

→ The 60-day reset strategy that turned a 5-month dead listing into a 48-hour full-price sale

→ How competition crushes your price when everyone lists at the same time

→ The one property type you should NEVER list early

→ Why "list it next week" sellers almost always leave money on the table

Bottom line: The best time to sell is before everybody else does. This episode shows you how.

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2025 crushed agents. 100,000 quit. 7 out of 10 didn't sell a single house.

If you're buying or selling in 2026, that stat should scare you. Hiring the wrong agent costs you in price, stress, and regret.

This episode draws a line in the sand. No fluff. No headlines. No hopium. Just what we're seeing on the ground after 1,500+ transactions and $125M+ in annual production.

What we cover:

→ Why waiting for rates to drop is a losing strategy (and what smart buyers are doing instead)

→ The expectation gap that's killing deals before they start

→ Why six-month-old comps are sabotaging your pricing strategy

→ Where buyer leverage actually exists right now

→ The one question every buyer and seller needs to ask before hiring an agent

The "part-time easy money" era is dead. 2026 belongs to agents who are active, sharp, and honest. And clients who know how to find them.

Listen now and stop guessing.

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One out of four deals nationwide fell apart in 2025.

That's not bad luck. That's bad systems.

In this episode, we break down the 7 things top producers do differently to hold deals together when everyone else is watching them collapse.

What you'll learn: 

→ The pre-offer conversation that eliminates 90% of fallout 

→ Why pre-inspections flip the power dynamic in your favor 

→ The payment shock mistake killing deals before they close 

→ How to hold your client accountable without losing the relationship 

→ The communication rhythm that keeps panicked clients grounded

Plus: A real story about a septic nightmare that should have killed a deal, and how two strong agents saved it anyway.

If you're tired of doing all the work just to watch deals die at the finish line, this one's for you.

🎧 Listen now.

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Most buyers don't lose money because the market crashed.

They lose money because they bought the wrong house. At the wrong price. For the wrong reason.

This episode is a warning label.

After touring thousands of homes and closing hundreds of transactions, we've watched buyers fall into the same expensive traps over and over again.

Sometimes because their agent didn't know better. Sometimes because their agent just wanted the sale.

We're breaking down the 5 types of homes that quietly crush your resale value, drain your wallet, and leave you stuck.

One of them looks amazing on Zillow… until you step outside.

One of them has a simple "golf ball test" that tells you everything you need to know.

And one of them? It's actually an opportunity hiding in plain sight—if you know how to read between the lines.

These aren't "never buys." But they ARE homes that require serious due diligence before you sign.

Because any house can make sense at the right price.

But only if you know where to look.

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Building a business with your spouse? You're either building a weapon or building a divorce.

Most couples don't fall apart because they stopped loving each other. They fall apart because they stopped protecting the relationship while the business kept taking more.

In this episode, Mike and Rachael Novak share the five-rule operating system they live by to stay connected, stay aligned, and keep winning without burning the marriage down.

What you'll learn:

The non-negotiables that protect the marriage before the business model

Why every "yes" has a hidden "no" (and how to stop letting your calendar destroy you)

The difference between real growth and reactive chaos with a cute name

How to have hard conversations early so resentment never builds

Why seasons change but your standards shouldn't

Plus: Why "work-life balance" is a lie and what to aim for instead.

No fluff. No fantasies. Just rules that actually work.

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Most sellers think the listing starts when it goes live.
Wrong.
Your listing is either winning or dying months before it ever hits the MLS.

Because buyers don’t “tour” your home.
They hunt for reasons to disqualify it.
And the second your house feels sketchy, messy, or slapped together…
They’re out.

This episode is the no-BS walkthrough of what silently murders your sale before it starts.

WHAT WE COVER
THE “LIPSTICK ON A PIG” PROBLEM
Random paint blotches. Bad patches. Weird texture.
If you touch up paint like an amateur, you just told buyers you’re hiding something.
Paint the whole wall. Corner to corner. Top to bottom.

YOUR NOSE KNOWS
If you get smacked by air fresheners the second you walk in…
That’s not “fresh.”
That’s a cover-up.
Cat, smoke, mildew, mold, soaked carpet padding.
You don’t mask it. You remediate it.

THE SMALL CLUES THAT SIGNAL BIG PROBLEMS
Doors that stick. Doors that don’t latch.
One door? Settling.
Multiple doors? Now we’re talking foundation, movement, and real money.

THE “PATCHWORK HOUSE” TURN-OFF
New flooring in one random spot.
Four different floors in one hallway.
Mulch stacked up against siding.
Painted-over caulking.
These aren’t always deal breakers.
But stacked together? It screams: neglected house.

THE STUFF THAT LOW-KEY DESTROYS SHOWINGS
Personal photos everywhere.
Trendy word decor.
Religious or polarizing displays.
Countertops packed with gadgets.
Oversized furniture crammed into rooms.
Souvenir collections and magnet-covered fridges.

Here’s the truth.
Buyers can’t picture themselves in your home when your home feels like your life.
Your job is to remove distractions so the house becomes the hero.

THE ACTION PLAN THAT ACTUALLY WORKS
Remove 30–50% of your stuff.
Clear horizontal surfaces.
Neutralize the entire vibe.
Stop hiding issues with cheap shortcuts.
And if you’re smart…
Get a seller inspection months before you list.
Build the handyman list early.
Walk into the market with receipts, not excuses.

THIS IS THE CORE MESSAGE
A well-maintained home sells faster.
Sells smoother.
And sells for more.
Because buyers pay for peace of mind.
They want turnkey.
Not your unfinished DIY projects and hidden problems.

If you’re planning to sell in Snohomish County in the next 3–9 months…

This episode can literally be worth tens of thousands.
Don’t wing it.
Don’t guess.
Don’t “hope” it works.

Fix it before the market punishes you.

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Core Idea
Most agents used to “wing it” with buyers. No clear expectations. No defined process. No value explained. The consultation fixes that. It establishes you as the professional, sets agency + compensation expectations early, and creates a clean, repeatable path from first call → signed agreement → showings → offer.

Why Agents Freaked Out in 2024

• Buyers were used to the idea that “the buyer doesn’t pay the agent,” so agents never built the muscle of explaining value.
• Buyer agency became formal, and agents suddenly had to articulate: what they do, how they protect the buyer, and how they get paid.

The 5 Moves That Make This Consultation Work

1) Explain the Point of the Meeting (So They Show Up)
You must clearly answer: “Why are we meeting?”Your 3-point script:

• “I’m going to walk you through the home-buying process.”
• “I’m going to explain what’s happening in the market so you know what to expect.”
• “We’re going to get crystal clear on what you want—must-haves, nice-to-haves, and location—so we don’t waste time.”
• “Does 4:00 or 5:00 tomorrow work better?”
   Not: “How does that sound?” or “Would you find value in that?”

2) Build Trust and Authority Before You Even Meet
Send two short videos immediately after booking 

• Video 1: The buying process overview (so they hear it twice and feel prepared).
• Video 2: “Why work with me?” (your differentiation in plain language).

Differentiators to highlight (even if you’re solo, you can “duct tape” this with partners):

• Showings covered even when you’re unavailable (coverage partners).
• A client home-search system/app + alerts.
• Transaction coordination support (TC or partner TC).
• Strong lender + vendor relationships.
• 7-days-a-week availability via leverage.

3) Dial In a Buyer Guide That Drives the Close

The key pages:

• Buying roadmap (phase-by-phase).
• Agency explained (buyer agent vs listing agent, and how representation works).
• Why not to go to open houses alone (listing agent leverage).
• Closing costs (what buyer pays vs what seller pays).
• “Next Steps” page (this is your bridge to signing).

Your close is simple:

• “The next step is deciding to work together. Would you like me to be your agent?”

4) Follow a Tight Timeline (Structure Prevents Rambling)

A clean structure keeps it professional and repeatable:

• First 5–10 minutes: connect, ask questions, learn their story (don’t open the packet yet).
• Next 20–30 minutes: buyer guide (go deepest on the roadmap and immediate next steps).
• Last 5 minutes: sign + next steps.

5) Move Fast After the Consultation (Momentum = Commitment)
The consult isn’t the finish line. It’s the launch.

• Set up search + add them to your “active buyer” list.
• Connect them with a lender (or confirm pre-approval).
• Start sending listings multiple times per week.
• For hot buyers: get BCC’d on their alerts so you

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December separates leaders from drifters. When the world coasts, you compound. Keep it simple, stay ruthlessly consistent, and you’ll start January already moving.

Core Idea

• Q1 is built now. Real estate runs on ~90-day cycles. What you do in Nov/Dec becomes your Feb/March checks.
• Don’t launch new projects. Double down on the few moves that already work.

Business — Market-Share Grab

Your December play:

• Daily (60–90 min): CRM follow-ups, speed-to-lead, appointment setting. No skipping.
• Weekly: Pipeline audit, listing prep checklists, offer/escrow negotiations, refresh ad copy and action plans (not platforms).
• Absolutely not: Changing CRMs, “going dark,” starting shiny new initiatives.

Micro-targets (per weekday):

• 30+ outbound conversations
• 2+ nurtures moved forward (appt set / LO intro / CMA delivered)
• 1 new face-to-face set (buyer consult or listing appt)

Scoreboard (track daily): Conversations | Appts Set | Appts Held | New Escrows | New Listings

Body — Discipline Through Holidays

Rules of engagement:

• Non-negotiables: Train, steps, protein, water, sleep.
• Indulgence window: Enjoy the holiday meal, not the weekend. Back on plan next meal.
• Party protocol: Eat a clean meal beforehand, pick 1–2 “treat” items, keep alcohol low, hydrate.

Weekly checklist: 4–6 training sessions | 8–10k+ steps/day | 7+ hrs sleep | log intake 5+ days

Balance — Presence Over Presents
Lead at home:

• Schedule weekly date night (do not cancel).
• Block two device-free family windows each week.
• Say no to low-value events so your people don’t get the leftovers version of you.
  
  

Simple wins: One family ritual (game, walk, cocoa & lights) | One 1:1 with each kid

Being — Anchor Your Spirit
Daily 10–15 minutes:

• Gratitude (3 specifics), short prayer/meditation, 3 lines of reflection.
• Keep your identity and standards intact while the calendar gets noisy.

14-Day December Sprint (repeat to New Year)

• Mon–Fri: 60–90 min power hour (CRM + dials), train, log food, family block.
• Sat: 30–45 min pipeline clean-up + active clients; light cardio; date night.
• Sun: 20-min weekly plan, meals/gym times set, gratitude stack.

Success criteria (per 14 days):

• 10+ set appts | 2+ signed (listing or buyer) | All actives touched twice weekly | Training hit 10–12 sessions | 2 date nights | 14 being blocks

Don’t Do List (non-negotiable)

• Don’t switch systems/platforms in Q4.
• Don’t “wait for January” to start habits.
• Don’t ghost your phone/clients.
• Don’t let one off-plan meal become a 4-day slide.
  
  

Lead now. Keep it simple. Stack small wins daily. You’ll roll into January fresh, funded, and already ahead.

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💪 Want to be Mentored by Rachael and Mike?
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🔥 Want to Learn the Proven Processes of Becoming a Top Agent?
Check out our Buyer and Seller Fundamental courses where we share our systems, scripts, workflows and processes we have used to sell over $800M of real estate. Only $47
Check Out the Course