Real Estate Coaching Radio

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There are many ways to a better rate, and most buyers only know about one. Tim and Julie share the script for buyers who want to wait for rates or spring, what waiting could cost, why buyers don't buy rates but payments, how ARMs, a 2-1 buydown and permanent buydowns lower the payment, how owner financing and a seller-carried second widen the buyer pool, and listener questions on lead follow-up and vendor take-back mortgages. Premier Coaching: PremierCoaching.com. Free newsletter: HarrisRealEstateDaily.com.

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Is new construction really cheaper? Tim and Julie show how to compare new and resale apples to apples, why most buyers really choose new construction for the payment, what builders are offering right now, how flex cash works and how resale sellers can offer their own version with concessions, how new build reps become a steady referral source, and a listener question about a builder refusing to pay the buyer's agent. Premier Coaching: PremierCoaching.com. Free newsletter: HarrisRealEstateDaily.com.

Chapters

Free training and newsletter: HarrisRealEstateDaily.com

👉 Join the Harris AI Real Estate Team: https://ai-team.timandjulieharris.com

Tim and Julie walk through the work you should already be handing to AI in your real estate business so you can get your hours back: lead follow-up that never sleeps, social media content, a CRM agent that reacts like a human, and the whole listing process, not just descriptions. They share how AI caught overcharges in their own rental business, why human teams stopped paying, AI script role-play, and listener questions on virtual staging and being busy versus productive. Premier Coaching: PremierCoaching.com. The full list of all 10, with notes and prompts, is in the free newsletter: HarrisRealEstateDaily.com.

Chapters

Free training and newsletter: HarrisRealEstateDaily.com

👉 Join the Harris AI Real Estate Team: https://ai-team.timandjulieharris.com

The new UAD 3.6 appraisal report becomes mandatory November 2. Tim and Julie explain what changed (more detail, not lower values), why some lenders can use the old format until May 19, 2027, and how a pre-inspection and a house binder help sellers get credit for their upgrades.

Plus an expired-listing script, FHA and VA appraisal issues, square footage and basement egress, and listener questions.

Source: Andi Wagner, Harris Real Estate Daily.

Free training and newsletter: HarrisRealEstateDaily.com

👉 Join the Harris AI Real Estate Team: https://ai-team.timandjulieharris.com

Your renter says, "We'd love to buy, but we just don't have enough saved for a down payment." Most agents say, "Let me know when you're ready." A year later, they're still renting, or they bought with the agent who knew about the programs for them.

Here's the truth: most of those renters aren't short on income. They're short on information.

There are more than 2,700 down payment assistance programs in this country, and most of them serve people earning over $100,000 a year.

In this episode, Tim and Julie Harris cover what down payment assistance is, who qualifies (first-time usually just means you haven't owned a home in three years), the difference between grants and forgivable, deferred and repayable seconds, why you need at least three lenders, and how to find the programs in your market.

Plus listener questions: do sellers see DPA offers as weaker, and can a buyer combine DPA with a seller-paid rate buydown?

Free training and newsletter: HarrisRealEstateDaily.com

👉 Join the Harris AI Real Estate Team: https://ai-team.timandjulieharris.com

Rates are over 7%, and your buyer just said they're going to wait. But somewhere in your market, a homeowner is sitting on a 2.75% VA loan with no idea that their low rate could be the most valuable thing about their house.

A buyer can take that loan over: the rate, the payment, all of it.

In this episode, Tim and Julie Harris show you how assumable mortgages work: why FHA assumptions more than doubled in two years, the math that puts about $850 a month back in your buyer's pocket, what's assumable on FHA, VA and USDA loans, and why your buyer doesn't have to be a veteran to assume a VA loan.

You'll hear why the closing costs are lower, how to handle the cash gap with a seller second mortgage, why expired listings are a goldmine, and the tool that finds assumable loans in your market.

Plus listener questions from Carla in Jacksonville and Michelle in Virginia Beach.

This might be the best reason to pick up the phone you've had all year.

Free training and newsletter: HarrisRealEstateDaily.com

Somewhere in your market this weekend, a neighbor at the coffee shop asked an agent, "So how's the market?" The agent said it's going to be real slow until rates improve, the conversation ended, and two weeks later that neighbor listed with somebody else.

Here's the thing: knowledge equals confidence, and ignorance equals fear.

In this episode, Tim and Julie Harris show you how to train your AI business bot to give you a local market briefing every morning: whether prices are going up, steady or dropping, how many listings are cutting their prices, how much sellers come down before they sell, the hot price range, and today's rates.

You'll hear why nearly half of agents now use AI every week; why builders are advertising rates under 4% while the weekly average sits around 7.4% (on a $400,000 loan, that's $2,770 vs. $1,890 a month); how to turn one data point into a seller email and a social campaign; and why the national numbers are not your market.

Plus a role play for the buyer who wants to wait for rates, and two listener questions: should you talk to buyers about adjustable-rate mortgages, and can you send an AI-written market update straight to your clients?

The agent with the knowledge gets the conversation and moves it forward.

Free training and newsletter: HarrisRealEstateDaily.com
Coaching: premiercoaching.timandjulieharris.com
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Text Tim Direct: 512-758-0206
Opinions are my own and not the views of eXp Realty.

Somewhere in your market this morning, an agent is still waiting for the crash. They're holding off on calling their sphere, holding off on the farm mailer, holding off on asking for the listing.

Here's the hard truth: the crash already happened. It happened three years ago, and the agents who stopped waiting are the ones taking the listings.

In this episode, Tim and Julie Harris break down why the doom headlines don't match what's happening on your street: eXp CEO Leo Pareja's take on what "normal" looks like now, why Austin is down 4.4% while Abilene, Texas is up 9% in the same state, and why payments, not rates or prices alone, are the real problem buyers face.

You'll learn the short list of numbers every agent should know cold (months of supply, absorption rate and days on market by price range); how to explain a seller's, balanced or buyer's market in plain English; the script for buyers who keep making lowball offers, starting with "What does a great deal mean to you?"; and how to keep sellers informed when a listing starts to sit.

Plus a listener question from Whitney: should you pay for staging upfront? Tim and Julie share the halfway approach that protects your money, and the advanced tip that lets the stager deliver the hard news about condition.

And stay to the end for our announcement about the new Harris AI Real Estate Team.

These are the numbers that make sellers trust you and make you sound like the expert in every conversation.

Free training and newsletter: HarrisRealEstateDaily.com
Coaching: premiercoaching.timandjulieharris.com
Harris AI: HarrisAITeam.com
Join eXp + Libertas: WhyLibertas.com/Harris
Text Tim Direct: 512-758-0206
Opinions are my own and not the views of eXp Realty.

Nearly 14 million homes are about to change hands over the next ten years, and most of them are the family homes your buyers are dying to get.

It's the biggest listing opportunity most of us will see in our careers. And most agents are going to miss it, because they don't know how to talk to a 75-year-old homeowner and their grown kids.

In this episode, Tim and Julie Harris break down Realtor.com's projection that baby boomers and the generation before them will free up 13.9 million homes by 2036, why there are even more buyers coming behind them, and why the agents winning right now are doing the work they don't want to do. Plus the latest AI tools for agents, including what eXp announced at eXpcon.

You'll learn the sphere script that turns "do you know anybody?" into real leads; why these sellers care about safety, family, health and peace of mind, not your marketing plan; how to build your list and offer help instead of a pitch; how to bring the family in while remembering who your client is; the team of partners (consignment, estate sales, auctioneers) that makes you the first call; and the big secret to getting a downsizer moving.

Plus a listener question: how do you work with adult children who are pushing their parents to sell? Tim and Julie answer it with the story of a listing appointment where the right advice was to stay.

The agents who earn trust now are the ones those families will call.

Free training and newsletter: HarrisRealEstateDaily.com
Coaching: premiercoaching.timandjulieharris.com
Harris AI: HarrisAITeam.com
Join eXp + Libertas: WhyLibertas.com/Harris
Text Tim Direct: 512-758-0206
Opinions are my own and not the views of eXp Realty.

One in five sellers cut their price last month, the most for any September on record.

If you have listings, the price conversation is coming. Have it in week three and you keep the listing and the seller's trust. Wait until week 12 and you're headed for an expired.

In this episode, Tim and Julie Harris break down the headlines behind it: NAR counts 1.62 million homes for sale, a five-month supply and the most in over a decade, and Redfin says 21% of sellers cut their asking price in the four weeks ending September 20th. Buyers have more choices than they've had in years, and they know it.

You'll learn how to set up the price conversation at the listing appointment so it never feels like a surprise; why you should preview the competing and pending listings before every appointment; the "two weeks or 10 showings" gauge (and why you should know your own market stats first); why you say "reposition" instead of "lower the price"; the script for "Why aren't you the one showing my house?"; and why you have to make the seller calls yourself instead of hiding behind digital updates.

Plus a listener question: should you call expired listings now or wait until January? Tim and Julie walk through the full conversation, from "What does spring mean to you?" to "Can I tell you why that scares me for you?"

The key to being a successful listing agent is having the listing when it sells.

Free training and newsletter: HarrisRealEstateDaily.com
Coaching: premiercoaching.timandjulieharris.com
Harris AI: HarrisAITeam.com
Join eXp + Libertas: WhyLibertas.com/Harris
Text Tim Direct: 512-758-0206
Opinions are my own and not the views of eXp Realty.