Open House with Pat Roach

Hot Finds – [00:17:01]

• 🎧 Andres: Mindhunter on Netflix and... a pitcher plant carnivorous houseplant

• 📚 Pat: The Creative Act by Rick Rubin
  → Link to book

Flash Mob Chaos – [00:03:31]

• A Glen Ellyn pool party turns into a flash mob disaster

• A coach gets shoved into the pool

• Andres unpacks the racial dynamics and how media frames “rowdy teens”
  → Link to news story

RIP from the Headlines – [00:24:14]

• 🏡 Tom Petty’s home for sale – $15.5M

• 🏡 Jessica Alba sells her house – $18.2M

• 🏰 Paris Hilton buys Mark Wahlberg’s estate – $63.1M

• 🌴 Ivanka Trump rumored to buy a $1.4B island in Albania

• 🧓 A listing goes viral after Reddit jokes “Sorry Grandma”

• 🏛️ New Jersey raises its mansion tax

• ❗ And yes—Pat 100% says "$10 million" during the math segment

🎉 Congrats to Us – [00:38:07]

• The crew celebrates 20 episodes

• Andres insists, "We’ve been cooking since episode 1"

Main Topic: How New Construction Affects Home Prices – [00:39:27]

• Why you should track the price spread between new and existing homes

• What a healthy 15–20% spread looks like—and why 30%+ is a red flag

• Builders can’t just lower prices due to fixed costs like land, tariffs, and materials

• Use this spread to educate your clients and stand out as an expert

💌 Got thoughts, questions, or want to name your next real estate project?
Email us: [email protected]
📺 Follow us on YouTube, TikTok, and Instagram: Open House with Pat Roach

Big Discussion – [8:17]🎙️ “Would being a Black woman make it harder to succeed in real estate?”

• Pat shares a powerful, honest moment with a friend

• Andres offers thoughtful reflection on identity, bias, and human connection

• Camille Foster’s “I’m just human” take vs. Andres’ “proudly distinct” view

• Salsa dancing, cultural comfort zones, and expanding your friend group

• Why relationships are the real currency in real estate—and life

  Hot Finds – [22:04]

• 🎨 Andres: Wagner SprayTech paint sprayer — painted a wall in 4 minutes

• 🎧 Pat: The Tangle Podcast episode with Camille Foster (on identity, race, and politics)

• 🍖 Bonus Tangent: Alabama White BBQ sauce appreciation moment

RIP from the Headlines – [37:32]

• 🏝️ Bon Jovi vs. the Billionaire: Jon Bon Jovi says “no thanks” to a $250M Palm Beach estate deal

• 🏛️ Illinois Legislation Watch: New bill targets private listing loopholes, giving Zillow more ammo in its lawsuit vs. Compass

• 📉 Interest Rates: The Fed hints at possible cuts, but Pat reminds us: if your biz depends on rates, your value isn’t clear

Main Topic – [51:15]
🛑 When Should You Walk Away from a Deal?

• Foundation, water, or structural issues that make it a ticking time bomb

• Price way above market with zero flex

• A gut-check moment: does it still make sense with new loan/insurance numbers?

• Why walking away builds client trust and long-term credibility

💌 Got thoughts or something to share? Email us: [email protected]
🎥 Follow Open House with Pat Roach on YouTube, TikTok & Instagram

Hot Finds:

• [10:01] Pat: Cherry season is in full swing and he’s all in 🍒

• [11:00] Andres:

  • A heartwarming playlist for his daughter

  • A surprisingly compelling full-length Tucker Carlson vs. Ted Cruz interview (yes, really)

RIP from the Headlines:

• [18:52] Compass vs. Zillow (The Private Listing Fight Continues):

  • Compass sues Zillow over blocking listings that start as private

  • Andres sides with Zillow for fairness and transparency

• [27:15] Spam Lawsuits:

  • Keller Williams paid $40M for illegal robocalls—and is getting sued again

  • Realogy (Coldwell, Sotheby’s) and Compass are now also in hot water

• [34:27] Federal Fire Sale:

  • The U.S. government plans to sell off $500M in DC office buildings

  • Andres and Pat weigh in: drop in the $36 trillion debt bucket

Main Topic: Can AI Replace Your Realtor?

• [35:32] Intro to the AI Question:

  • Zillow Offers, Opendoor, Redfin Now—all tried and failed

  • Algorithms don’t understand emotional value (like gardens and vibes)

• [38:15] Why Real Estate is a Human Business:

  • Context, comfort, and conversation matter more than automation

  • AI can enhance, not replace

• [50:00] Using AI Creatively:

  • Andres uses it for brainstorming, strategy, and contradiction

  • Pat uses it for hilariously weird cartoon family portraits

  • Plus: AI calculates how far you drive blind when blinking at 200 mph 🚗💨

Bonus Banter:

• **[6:17] Andres is prepping his house for sale—and discovers his realtor is a local celeb

• [29:00] Spam call survival tip: answer in Spanish (seriously, it works)

• [56:00] AI still can’t tell when your remodeled basement is actually worth anything

💌 Got questions, feedback, or a playlist to recommend? Email us: [email protected]

Hot Finds:

• Pat: Summer Playlist—vibes for showings, car rides, and cookouts
  🎶 Listen here

• Andres: No product pick this week, just sharp strategy

• Ken: Loyal listener—Open House is what he plays while fixing his car

Special Guest: Ken
Ken joins Pat and Andres to answer some big questions about lending, markets, and working with buyers in today’s real estate landscape. With firsthand insight into the mortgage world and a sharp BS detector, Ken brings clarity—and a few laughs—to a packed episode.

Topics This Week:

🏠 Buyer Agent Breakdown

• What buyer agents need to understand post-NAR settlement

• The tone, timing, and phrasing that work with skeptical buyers

• Pat and Andres roleplay real-life scenarios—including the “we don’t work for free” dilemma

• The infamous $25K picket fence story: why agents must set expectations early

💰 Big Banks vs Mortgage Brokers

• Ken tackles: what are the pros and cons for buyers today?

• A breakdown of the 2008 crash and Freddie Mac’s role in the mess

• Why the Fed’s influence isn’t always logical

• “Markets can stay irrational longer than I can stay solvent” — what that really means for your clients

🎙️ Bonus Banter:

• Why agents need to find their voice—and what’s hurting quiet agents

• Confidence vs salesiness: how to explain your value without overdoing it

• Ken shares why he listens to Open House while fixing his car—and what keeps him coming back

💌 Got questions, feedback, or a product that needs naming? Email the show: [email protected]

• Pilates Pat is back!...and gets roasted by his instructor

• Andres tells a powerful personal story: ICE detains his neighbor just blocks from his home

Hot Finds:

• Andres: Baby butt cream that low-key heals everything (Earth Mama Organics)

• Pat: None this week... Hasn't found that spark.

RIP from the Headlines:

• A $285 million mega mansion is being built in Manalapan, Florida

• 54,000 sq ft, bowling alley, car museum, and a shooting range… because why not?

Main Topic: New Construction – Cost & Customization

• What’s the difference between an existing home, new build, and full custom?

• Pat breaks it down: cost, timeline, financing, location, and maintenance

• Andres brings the real-world buyer questions: "Can I tear down a trash house and start fresh?"

💌 Questions, comments, or your own real estate story? Email us: [email protected]

This week, Pat and Andres are back to break down three big real estate headlines—no main topic, just straight talk, smart takes, and a little SPF.

Hot Find
– Pat’s pick: Trader Joe’s sunscreen — lightweight, invisible, and officially part of the summer survival kit
– Andres is in the mix too, weighing in throughout the episode with reactions, insight, and the usual banter

Rip From the Headlines

1. NAR’s Hate Speech Policy Sparks Controversy – A Tennessee pastor and realtor sues the National Association of Realtors over its hate speech rule, claiming it violates his First Amendment rights. Pat and Andres explore the implications for the industry and where the line should be drawn between personal beliefs and professional standards.

2. National Market Forecasts Are Like Weather Reports – Just because it’s raining in Seattle doesn’t mean you need an umbrella in Phoenix. Pat explains why national housing headlines don’t always reflect local realities—and why local context is king.

3. Private Listing Networks Raise Questions – The guys dig into the shadowy world of private listings: who they benefit, what they mean for buyers, and the larger conversation around transparency and equity in real estate.

Got a question or a hot take of your own? Email us at [email protected] — we’re always listening.

For your sensitive skin: https://www.amazon.com/Trader-Joes-Sunscreen-Invisible-Fragrance/dp/B0B5HQ3PYG/ref=asc_df_B0B5HQ3PYG?mcid=99b4b324450638b89713419fd2ee8424&tag=hyprod-20&linkCode=df0&hvadid=693031565469&hvpos=&hvnetw=g&hvrand=9400923369049010673&hvpone=&hvptwo=&hvqmt=&hvdev=c&hvdvcmdl=&hvlocint=&hvlocphy=9193060&hvtargid=pla-1689744565861&psc=1&hvocijid=9400923369049010673-B0B5HQ3PYG-&hvexpln=0

This week we’re joined by Sarah Goss, open house expert extraordinaire, to talk all things strategy, vibe, and execution when it comes to hosting a truly successful open house. From creating flow to reading the room, Sarah shares what really works—and what agents need to stop doing immediately.

Hot Finds
– Andres is vibing hard to T-Pain’s cover of “Tennessee Whiskey”
– Pat’s Hot Find? More music that’s hitting just right this week

If you’ve ever wondered what separates a good open house from a great one—or just want to steal some pro tips—this episode’s for you.

Got a question or Hot Find of your own? Email us anytime at [email protected]!

This week, we’re diving into a listener-inspired topic from super-fan Kenny: So you want to be a house flipper? From financing to finding the right property to avoid rookie mistakes, we break down what it really takes to succeed in the flipping game.

Hot Finds
– Andres says Matt’s BBQ might just be better than what you’ll find in Texas (we said what we said)
– Pat loves The Alchemist by Paulo Coelho—for reasons that might surprise you

Rip From the Headlines
– Pat’s got a correction on the often-misunderstood 80/20 rule
– The rich and famous are making moves in the housing market
– Plus: meet Mary Wykes, the inspiring 100-year-old real estate agent still out there doing deals

Got your own burning real estate question? Send it to us at [email protected] — we might just tackle it in an upcoming episode!

Hot find Andres 18:00

Hot find Pat 20:00

RIP FROM THE HEADLINES 25:30

Rip 2: 29:30

Rip 3: 31:14

Main Topic: 35:30

The Alchemist by Paulo Coelho: https://www.amazon.com/Alchemist-Paulo-Coelho/dp/0062315005/ref=asc_df_0062315005?mcid=774de5cfdf96333a8c57d7d27541aeb7&tag=hyprod-20&linkCode=df0&hvadid=693363167167&hvpos=&hvnetw=g&hvrand=14442639473900227308&hvpone=&hvptwo=&hvqmt=&hvdev=c&hvdvcmdl=&hvlocint=&hvlocphy=9193060&hvtargid=pla-423024756464&psc=1&hvocijid=14442639473900227308-0062315005-&hvexpln=0Margaret Philbrick House of Honorhttps://margaretphilbrick.com/

We’ve got a full house this week! For the first time ever, we're joined by a crew of South Western Real Estate pros:
– Mark Fuller (Houston)
– Phil Zuehlke (Nashville)
– Nick Sproul (Florida)

They each break down what’s happening in their local markets and show why real estate is always hyper local—even when national headlines say otherwise.

Hot Finds
– Pat swears by the ElectroLux Sweater Shaver—the thing you didn’t know you needed
– Andres is deep into The Way of Kings from The Stormlight Archives and is officially converted to fantasy

Rip From the Headlines
– March housing numbers are up 6.1%
– 1 in 4 buyers are waiting for interest rates to drop

Got a question for the team? Hit us at [email protected]—we might just feature it on the next episode!

Shaver: https://www.amazon.com/Electrolux-Rechargeable-Furniture-Blankets-Portable/dp/B0CBL9ZHBX

Hot Finds: 7:27

Rip From The Headlines: 13:12

Main Topic: 23:35

This week, we’re diving into the spring real estate market—why it’s a hot time to sell, what you need to know as a seller, and how to make the most of the seasonal momentum.

Hot Finds
– Pat had a week of mild finds—nothing quite hot enough to share.
– Andres brings the heat with Dungeon Crawler Carl, a hilarious and unexpected book recommendation.

Rip From the Headlines
We’re talking about the hottest housing markets in the U.S. right now—where demand is high and things are moving fast.

Thinking of selling? Got a question or story to share? Email us at [email protected] — we’d love to hear from you!

Hot Finds 10:07Rip From The Headlines: 15:07

Main Topic: 25:40

Links Mentioned:

Jeff Bezos:https://www.msn.com/en-us/money/realestate/jeff-bezos-just-sold-one-of-his-many-seattle-mansions-for-63-million-take-a-look-at-the-lavish-us-properties-he-s-bought-over-the-years/ss-AA1Eq1kD#:~:text=Almost%20two%20years%20after%20moving,Business%20Journal%20reported%20in%20April.

Canada Prime Minister:

https://abcnews.go.com/GMA/News/video/new-canadian-pm-tells-trump-canada-sale-121550183