In today’s episode, we dig into one of the most reliable ways to start real conversations in your farm: circle prospecting around recent activity. We open the session with a simple question that drives the whole practice: how do you talk to neighbors about a listing, sale, or escrow update in a way that feels natural and creates real opportunities?

Dan shares how he has used this exact dialogue to secure three listings and build a steady pipeline of leads. He explains why this script works, how he pivots when a homeowner is not planning to sell, and how he uses a complimentary valuation to stay top of mind.

From there, the team practices the dialogue live. You’ll hear how different agents open the call, confirm details, handle hesitation, and guide the conversation toward a valuation, CMA, or follow-up. The group also covers how to ask for property details, how to talk about upgrades, and how to keep the tone easy and conversational.

If you want the full script we used in this session, you can download it at:
 https://talk52.com/dialogue/week44-day-thursday

This episode gives you a clear, real-world look at what agents are saying right now and how these simple conversations can turn into listings.

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This content is for educational purposes only and does not guarantee specific outcomes. Always follow all federal and state Do Not Call rules. Check the Do Not Call Registry and your local guidelines before making outreach calls. We also recommend seeking guidance from your broker and advisors.

Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently of any real estate brokerage. The goal is to provide you with what we believe are valuable insights, practical tools, and actionable information to help you grow your practice.

Results may vary.

Music by Coma-Media from Pi...

In this episode of TALK52 Live Dialogue Practice, we explore how to confidently connect with homeowners who are selling on their own, better known as For Sale by Owners (FSBOs). You’ll hear how agents can replace pressure with value by asking the right questions, listening with curiosity, and showing genuine care.

The session walks through a full FSBO conversation using the TALK Framework: Target, Assess, Look, and Commit. The discussion highlights how trust and education can turn hesitation into opportunity. It also covers real examples of what to avoid, from legal pitfalls to missed communication cues, and how to keep every interaction professional, patient, and informative.

Practice the full dialogue here: https://talk52.com/dialogue/week44-day-tuesday

Want to join these sessions live?

Create your free agent account at talk52.com and start building better conversations today.

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This content is for educational purposes only and does not guarantee specific outcomes. Always follow all federal and state Do Not Call rules. Check the Do Not Call Registry and your local guidelines before making outreach calls. We also recommend seeking guidance from your broker and advisors.

Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently of any real estate brokerage. The goal is to provide you with what we believe are valuable insights, practical tools, and actionable information to help you grow your practice.

Results may vary.

Music by Coma-Media from Pi...

In this session, we walk through one of the most important conversations a real estate agent can master: the seller interview. You will practice how to uncover a homeowner’s motivations, timing, and expectations through calm, confident questions that build trust and lead naturally to a listing appointment.

We follow the TALK52 T.A.L.K. framework: Target, Assess, Look, Commit. This approach helps agents guide a clear, professional dialogue that feels natural rather than scripted. By the end of this episode, you will know how to:

• Ask discovery questions that reveal what truly matters to the seller
• Reflect and summarize to show understanding and build rapport
• Transition smoothly to scheduling an in-person listing consultation
• This week’s focus is on connection before conversion: listen first, plan second.

Read and practice the full dialogue here: https://talk52.com/dialogue/week44-day-monday

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This content is for educational purposes only and does not guarantee specific outcomes. Always follow all federal and state Do Not Call rules. Check the Do Not Call Registry and your local guidelines before making outreach calls. We also recommend seeking guidance from your broker and advisors.

Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently of any real estate brokerage. The goal is to provide you with what we believe are valuable insights, practical tools, and actionable information to help you grow your practice.

Results may vary.

Music by Coma-Media from Pi...

Scenario

In this scenario, you are the agent guiding a buyer through a situation where several offers are being made on the same property. The buyer wants to compete but is concerned about standing out among multiple offers.

Intention

The intention is to help the buyer understand their options and decide how to submit a strong, competitive offer that highlights their priorities while staying within their comfort zone.

Requirements

• Understand the buyer’s top priorities and flexibility.
• Craft a competitive offer beyond just the price.
• Communicate closely with the seller’s agent to gauge needs.
• Prepare the buyer for possible counteroffers or escalation.

Send us a text

👉 Free to Join: https://talk52.com/

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• Apple Podcasts
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This content is for educational purposes only and does not guarantee specific outcomes. Always follow all federal and state Do Not Call rules. Check the Do Not Call Registry and your local guidelines before making outreach calls. We also recommend seeking guidance from your broker and advisors.

Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently of any real estate brokerage. The goal is to provide you with what we believe are valuable insights, practical tools, and actionable information to help you grow your practice.

Results may vary.

Music by Coma-Media from Pi...

Today’s Practice: Positioning Yourself as the Go-to Real Estate Agent of the Neighborhood

Are you ready to become the go-to real estate expert in your neighborhood? In this episode, we dive into practical ways to introduce yourself, build genuine relationships, and stay top-of-mind with residents in your farm area.

Scenario
You’re connecting with homeowners in your community—not to pitch, but to build rapport and let them know you’re a friendly, knowledgeable resource for all things real estate.

Intention
Learn how to establish trust, gather what matters most to your neighbors, and plant seeds for future business. It’s about becoming the face people remember when real estate questions or opportunities arise.

Why Practice Matters
Repetition is the key to confidence. By practicing these conversations, you’ll strengthen your consistency and grow your influence as the neighborhood expert. That’s what TALK52 is all about: Confidence. Consistency. Closings.

Listener Question
What’s your favorite way to introduce yourself to neighbors or become known as the local real estate resource? Share your tips with us in the comments!

Want more dialogues and community?
Create your free TALK52 account to practice, set goals, and connect with other agents. All features—including dialogues and planning tools—are free right now.

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This content is for educational purposes only and does not guarantee specific outcomes. Always follow all federal and state Do Not Call rules. Check the Do Not Call Registry and your local guidelines before making outreach calls. We also recommend seeking guidance from your broker and advisors.

Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently of any real estate brokerage. The goal is to provide you with what we believe are valuable insights, practical tools, and actionable information to help you grow your practice.

Results may vary.

Music by Coma-Media from Pi...

One of the simplest yet most powerful lead generation strategies in real estate is also the one most often overlooked: calling the people you already know. In this session, we focused on reconnecting with your sphere of influence such as friends, family, past colleagues, and community contacts to strengthen relationships and open the door to referrals.

We introduced the “Ford Sandwich” method using F.O.R.D. (Family, Occupation, Recreation, Dreams) to begin and end conversations on a personal note while naturally weaving in real estate questions in the middle. This approach makes your calls authentic, conversational, and effective at uncovering opportunities that might otherwise be missed.

The key takeaway is that your sphere wants to hear from you. When you show up as a resource not just for them but for the people they know you create trust, expand your reach, and plant the seeds for future business. Consistency, curiosity, and care are what turn simple check-ins into long term success.

Special thanks to Ask Broker Dan for contributing valuable insights toward the end of today’s practice.

🎧 Listen now and start practicing today.
 Confidence. Consistency. Closings.

👉 Join the practice community: https://talk52.com/

🎙️ Subscribe to the TALK52 Podcast:
Apple: https://podcasts.apple.com/us/podcast/talk52/id1740632170

Spotify: https://open.spotify.com/show/3jj7W3EkfHCJg42wUZkNq9

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This content is for educational purposes only and does not guarantee specific outcomes. Always follow all federal and state Do Not Call rules. Check the Do Not Call Registry and your local guidelines before making outreach calls. We also recommend seeking guidance from your broker and advisors.

Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently of any real estate brokerage. The goal is to provide you with what we believe are valuable insights, practical tools, and actionable information to help you grow your practice.

Results may vary.

Music by Coma-Media from Pi...

This podcast is your daily seat at the table for real estate roleplay, skill building, and business growth.

In today’s episode of the Real Estate Practice Podcast, you will hear a live role-play of a seller’s agent negotiating with a buyer’s agent over an active offer. The conversation covers how to open the call, set the tone, and gather the details you need to guide your seller toward a confident decision. You will hear questions about price, buyer background, earnest money, contingencies, and other key terms that can make or break a deal.

We talk through how to:
 • Lead the conversation while keeping it collaborative
 • Uncover the buyer’s motivations without creating tension
 • Frame your questions so you get clear, actionable answers
 • Keep the discussion professional while protecting your client’s position

You will hear real exchanges, including how to smoothly shift from rapport-building into fact-finding, and how to close the call in a way that keeps the door open for continued negotiation.

At TALK52, we believe the only way to get better at high-stakes conversations like this is to practice them regularly. Repetition builds muscle memory so you can stay calm, think clearly, and respond effectively in the moment. That’s why we run live dialogue sessions every weekday, covering 52 weeks of real-world scenarios.

Join our live practice sessions at https://talk52.com.

Keep sharpening your skills on the go by subscribing to the Real Estate Practice Podcast:
🎙 Apple Podcasts: https://podcasts.apple.com/us/podcast/real-estate-practice-podcast/id1671880338
🎙 Spotify: https://open.spotify.com/show/4XjPedX9JijDJkySywasAL

Show up. Practice daily. Build the habits that close more deals.

#Talk52 #RealEstateTraining #NegotiationSkills #LeadGeneration #AgentSuccess #RealEstatePractice #DailyHabits #SkillBuilding #CommunicationSkills #CloseTheDeal

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• Blog
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This content is for educational purposes only and does not guarantee specific outcomes. Always follow all federal and state Do Not Call rules. Check the Do Not Call Registry and your local guidelines before making outreach calls. We also recommend seeking guidance from your broker and advisors.

Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently of any real estate brokerage. The goal is to provide you with what we believe are valuable insights, practical tools, and actionable information to help you grow your practice.

Results may vary.

Music by Coma-Media from Pi...

In this scenario, you are reaching out to a prospective homeowner who may be considering downsizing to a smaller home. Your goal is to discuss the benefits of downsizing and understand their needs and preferences.

• Strong communication skills
• Knowledge of local housing market
• Ability to build rapport and establish trust
• Understanding of downsizing benefits and options

The intention is to engage the homeowner in a meaningful conversation and position yourself as the right agent to help them make the transition, ultimately securing a listing client.

Send us a text

👉 Free to Join: https://talk52.com/

• Blog
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This content is for educational purposes only and does not guarantee specific outcomes. Always follow all federal and state Do Not Call rules. Check the Do Not Call Registry and your local guidelines before making outreach calls. We also recommend seeking guidance from your broker and advisors.

Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently of any real estate brokerage. The goal is to provide you with what we believe are valuable insights, practical tools, and actionable information to help you grow your practice.

Results may vary.

Music by Coma-Media from Pi...

In this scenario, you are engaging with For Sale By Owner (FSBO) homeowners. Your goal is to leave your business card with the homeowner and establish a mutually beneficial relationship.

Requirements:

• Confidence to approach FSBO homeowners.
• Effective communication skills.
• Professional appearance and demeanor.
• A willingness to assist homeowners with their questions.
• Download: Leave Business Cards with a For Sale By Owner (FSBO)

The intention is to establish a connection with the FSBO homeowner, offer assistance with potential buyers, and leave behind contact information for future collaboration.

Send us a text

👉 Free to Join: https://talk52.com/

• Blog
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This content is for educational purposes only and does not guarantee specific outcomes. Always follow all federal and state Do Not Call rules. Check the Do Not Call Registry and your local guidelines before making outreach calls. We also recommend seeking guidance from your broker and advisors.

Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently of any real estate brokerage. The goal is to provide you with what we believe are valuable insights, practical tools, and actionable information to help you grow your practice.

Results may vary.

Music by Coma-Media from Pi...

In this scenario, you conduct a brief “Care Call” to connect with your sphere of influence (SOI) such as friends, family, co-workers, etc. expressing genuine interest in their well-being (Use F.O.R.D.) while subtly introducing the possibility of assisting with any real estate needs and requesting contact information for potential opportunities.

Requirements:

• Genuine communication skills
• Familiarity with contacts’ lives
• Smooth transition to real estate
• Tactful request for information

The intention is to conduct a brief and genuine “Care Call” to connect with friends, family, and acquaintances, checking in on their well-being while subtly expressing your availability to assist with any real estate needs and requesting contact information if there’s interest in buying or selling a home.

Send us a text

👉 Free to Join: https://talk52.com/

• Blog
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This content is for educational purposes only and does not guarantee specific outcomes. Always follow all federal and state Do Not Call rules. Check the Do Not Call Registry and your local guidelines before making outreach calls. We also recommend seeking guidance from your broker and advisors.

Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently of any real estate brokerage. The goal is to provide you with what we believe are valuable insights, practical tools, and actionable information to help you grow your practice.

Results may vary.

Music by Coma-Media from Pi...