What does it take to build a thriving small business in one of the fastest-growing cities in America?

In Episode 105 of The Closing Table with Lawyers Title, host Tamera Gaede sits down with Traci Miller, owner of Terramania — one of downtown Celina’s most-loved home décor shops.

Traci shares the REAL behind-the-scenes story of building her business:
✅  Pivoting her store from furniture to décor
✅  Navigating growth in Celina
✅  Evolving with customer needs & trends
✅  Offering services big box stores can’t compete with
✅  Building a strong team and supportive “shop family”
✅  How Terramania became the go-to spot for closing gifts, home styling, and custom gift boxes

🌵 Visit Terramania: https://terramaniashop.com/
📍 Downtown Celina, Texas

Whether you’re a small business owner, Realtor, or fan of thoughtful home décor — this episode will inspire you, educate you, and give you a behind-the-scenes look at what it takes to succeed in today’s marketplace.

CHAPTERS
00:00 – Welcome to Episode 105
00:35 – Meet Traci Miller, Owner of Terramania
01:20 – Three Years in Business: How the Shop Has Evolved
02:30 – From “Boho” to Western Influence: The Store’s Style Shift
03:45 – How Celina’s Culture Shaped Terramania
05:05 – Pivoting: How Traci Decides When to Change Inventory
06:10 – The Challenges of Brick & Mortar vs Online Retail
07:45 – Social Media + Storytelling: Terramania’s Secret Weapon
09:15 – House Calls: Bringing Décor Straight Into Customers’ Homes
10:50 – The Growing Celina Community & Its Impact
12:40 – The Reality of Downtown Turnover & Rent Challenges
14:30 – Why Terramania Thrives with Celina’s EDC Support
16:10 – The Importance of Sundays & 7-Day Operation
17:00 – The Power of Community Events & Shop Traffic
18:25 – The Role of Her Support System & Staff Culture
20:40 – Traci’s Team: Each Person’s Strengths
22:00 – Andrew Stories: Behind-the-Scenes Realness & Humor
23:20 – Building Relationships with Customers
24:30 – Realtor Relationships & Closing Gift Boxes
26:05 – Home Builder Partnerships
27:00 – Gift Box Options & Pricing
29:00 – What Goes Inside a Terramania Gift Box
31:30 – How Realtors Order & Customize Gift Boxes
32:30 – Advice for Women Wanting to Start a Business
33:20 – The Power of Community, Faith & Support
34:00 – Closing Remarks

Want to wow your guests—or your clients—this holiday season?  In this episode of The Closing Table with Lawyers Title, Tamera Gaede sits down with Kristen Bullard, owner of Full Bloom, a woman-owned florist serving Celina, Frisco, and all of Collin County.
 
Kristen shares insider secrets for creating long-lasting bouquets, hosting unforgettable client appreciation events, and decorating your home with show-stopping floral arrangements. From DIY fall pumpkins to elegant Christmas centerpieces, this conversation is packed with ideas to make your holidays bloom beautifully.
 
You’ll Learn:

• Why locally sourced flowers last longer than grocery-store bouquets
• How to host a “Make Your Own Bouquet” client event 
• The top flowers for Thanksgiving & Christmas tables
• Tips for keeping your arrangements fresh longer
• Kristen’s new SAS Luxury Scent Line – perfect for holiday gifting

Support small businesses and shop local this season! Full Bloom: https://fullbloomtx.com | Celina & Frisco, TX


Chapters:
0:00 – Welcome to Episode #106
0:45 – Meet Kristen Bullard, Owner of Full Bloom
2:10 – Partnering with Baylor Scott & White PGA & The Cowboys
3:50 – Hosting Client Appreciation Events in the Full Bloom Warehouse
6:05 – The Secret to Long-Lasting Bouquets
8:45 – Customer Service Built on the Golden Rule
10:15 – Tips to Extend Flower Life at Home
12:30 – Favorite Flowers for Thanksgiving & Christmas
15:00 – Holiday Bouquet Designs & DIY Pumpkin Decor
20:15 – SAS Luxury Scent Line – New Gift Idea!
23:45 – How to Order from Full Bloom
25:15 – Closing & Tamera’s Takeaway

Real estate is not a 9-to-5 job — it’s a 24/7 commitment — so how do you build a successful career without losing yourself, your family, or your sanity along the way?

In this Participate in Life Together Series: Women in Business episode, host Tamera Gaede sits down with Stacey Feltman, top producing agent and  team leader of the Stacey Feltman Real Estate Group, and team member Jodi Smith to talk about work-life balance, setting boundaries in real estate, staying present for family, preventing burnout, and building a referral-driven business through relationships.

Both women are top-producing real estate professionals, team leaders, and moms who keep it real—sharing not just what success looks like on paper, but what it really takes behind the scenes. If you’ve ever struggled with client boundaries, mom guilt, time blocking, burnout, or trying to grow a real estate business without losing your mind, this conversation is for you.

In this episode:
✅  Why real estate agents struggle to set boundaries early in their careers
✅  How to protect time for family without losing clients
✅  Building a real estate business based on referrals and relationships
✅  The importance of having a support system and team you trust
✅  Prioritizing mental health and preventing burnout in real estate
✅  How women in business can lead with both strength and heart
✅  Using AI to save hours weekly and stay efficient
✅  Redefining success beyond awards and production

If you’re in real estate and need a reminder that you can be successful AND present for your life — this episode will speak to you.

⸻

👍 If you enjoy the show, don’t forget to:
✔️ Subscribe for more real conversations in real estate
⭐ Leave a 5-star review to support the podcast
📩 Contact Tamera and the Lawyers Title team for your title and escrow needs

CHAPTERS
00:00 Intro – Episode theme: Women in business
00:36 Meet Stacey Feltman & Jodi “Jojo” Smith
02:02 Why real estate is not a 9–5 career
02:49 Setting boundaries with clients
04:18 Learning to say no and still succeed
05:54 Open houses and lead generation today
07:13 Building support systems in real estate
08:30 Family support and team dynamics
10:00 Marriage, partnership, and balance
11:32 Time blocking and scheduling life
13:10 Staying organized as a busy agent
14:47 Empty nest life transitions
17:05 When kids come home again
19:15 Mom life meets real estate life
21:32 Emotional balance and family priorities
23:51 Putting family first without losing business
26:02 Support from other agents and community
27:15 How they use AI in real estate
30:21 The problem with fake AI content
32:10 AI ethics and future concerns
33:15 Burnout in real estate and how to prevent it
35:05 Stress relief and mental reset
36:32 Defining success beyond production
38:20 Relationship-based business model
40:05 Final thoughts and wrap up

Clear Cooperation has become one of the most controversial topics in real estate—but most agents still don’t fully understand how it really affects their business, their listings, and their fiduciary responsibility. In this episode, Tamera Gaede sits down with Chris Ohlig and Melissa Hailey to uncover the real issues behind Clear Cooperation, MLS control, delayed listing strategies, syndication, and how platforms like Zillow benefit more than sellers or agents.
 
This conversation isn’t about being for or against Clear Cooperation—it’s about exposing the full truth so real estate professionals can make educated decisions in today’s market. Whether you’re a team leader, broker, solo agent, or someone in a real estate-adjacent business, this episode breaks down exactly what NAR’s policy changes mean and how they impact your business.
In this episode:

• Why Clear Cooperation was actually created
• What NAR doesn’t explain about MLS control
• The difference between “Office Exclusive” and “Delayed Marketing”
• How syndication impacts YOUR listings
• Why Zillow benefits from CCP more than agents
• Does Clear Cooperation violate fiduciary duty?
• Who really wins—and who loses—from this policy

🎧 If you’re in real estate, you need to hear this.

👍 Enjoyed the episode?
✅ Subscribe for more real estate conversations
⭐ Leave a 5-star review to support the show
💬 Drop a comment with your thoughts on Clear Cooperation
📩 Want to partner with a title team that protects your deals? Reach out to Tamera Gaede today.

CHAPTERS
00:00 Welcome to The Closing Table Podcast  
00:42 Episode intro – Why this topic matters  
02:10 What is Clear Cooperation?  
04:35 The origins of MLS and property sharing  
07:32 Why NAR created Clear Cooperation  
09:58 Pocket listings vs. off-market vs. office exclusives  
12:45 The rules around "public marketing"  
15:50 What triggers Clear Cooperation violations  
18:05 One-business-day rule explained  
20:34 Coming Soon status vs. Active status  
22:11 Fines and penalties for violations  
24:18 Delayed Marketing Exempt Listings update  
26:40 Who controls listing exposure?  
29:45 Does Clear Cooperation help or hurt sellers?  
32:54 Testing price and feedback before MLS  
34:50 Example: Celebrity and privacy concerns  
37:12 Fiduciary duty vs. NAR rules  
39:40 Does CCP benefit brokers more than sellers?  
42:25 Zillow and data syndication issues  
45:10 Should brokers stop syndicating to Zillow?  
47:18 Controlling MLS data in the future  
50:02 Who wins and loses from Clear Cooperation  
53:10 Final thoughts and takeaway  
54:30 Closing + Call to action

October is Breast Cancer Awareness Month, and in this heartfelt episode, Tamera Gaede sits down with two incredible women — Terri Phillips (Radius Group with Compass) and Jamie Brannagan (eXp Realty) — who openly share their courageous journeys through breast cancer diagnosis, treatment, and recovery.

From finding their first lumps to facing double mastectomies and chemotherapy, Terri and Jamie walk us through the emotional, physical, and mental challenges of fighting breast cancer — and the strength it takes to keep going.

💬 They discuss:
• How they discovered their cancer and made treatment decisions.
• The emotional toll and how they stayed positive through chemo and surgery.
• The importance of self-advocacy, mental health, and support systems.
• Advice for newly diagnosed women.
• Ways friends and family can truly help (and what not to say).
• The power of community, faith, and redefining beauty after cancer.

This episode is both inspiring and raw, offering comfort, humor, and wisdom for anyone facing breast cancer — or supporting someone who is.

🎗️ Key takeaway: You are stronger than you think. Advocate for yourself, celebrate the small wins, and never lose faith in your future.

🔗 Resources Mentioned:
 • Flatwater Foundation — https://flatwater.org/ — Therapy for cancer patients and families
 • Women Rock, Inc. — https://www.womenrockinc.org/ — Financial support for women in treatment

👉 Don’t forget:
If this episode moved you, please leave a 5-star review on Apple Podcasts or Spotify. It helps others find these powerful stories and supports our mission to raise awareness and hope.

CHAPTERS
00:00 – Introduction: Honoring Breast Cancer Awareness Month
01:00 – Terri’s Diagnosis: From an Uber to a Life-Changing Email
03:00 – The Decision for a Double Mastectomy and Self-Advocacy
05:00 – Meeting Jamie: The Power of Shared Experience
07:00 – Jamie’s Story: Finding a Lump Before Age 40
09:00 – The Reality of Chemo, Hair Loss, and Strength
12:00 – “Ringing the Bell” and What It Really Means
14:00 – Coping Mentally and the Importance of Therapy
18:00 – Positivity vs. Fear: The Internal Battle
19:00 – Why You Should Never Go to Chemo Alone
21:00 – How to Truly Support a Friend During Cancer Treatment
24:00 – Gift Cards, Meal Trains, and Acts of Kindness
28:00 – Finding Humor Amid the Hardship
29:00 – Terri’s Advice: Advocate, Lean on Your Tribe, Redefine Beauty
32:00 – Believing in Your Future After Cancer
34:00 – Paying It Forward: Helping Other Survivors
36:00 – How to Donate Responsibly and Where Funds Should Go
39:00 – Life After Treatment: Living with Gratitude and Fear
43:00 – Finding Joy, Humor, and Kindness Through the Journey
45:00 – Final Thoughts: Go Get Your Mammogram

Are you overwhelmed by the flood of new AI tools in real estate? In this power-packed episode of The Closing Table with Lawyers Title, host Tamera Gaede sits down with returning guest Jason Esparza – “The Rook” – to break down the 4 must-have AI tools every REALTOR® should start using today to work smarter, market better, and close more deals.
 
Jason shares practical examples of how these tools save hours on CRM tasks, uncover real-time market insights, analyze MLS spreadsheets for pricing strategies, and create high-quality marketing content in minutes. You’ll learn:

• AI Studio by Google: the ultimate on-screen guide for mastering CRMs and Excel without endless tutorials.
• Perplexity: a real-time AI search engine to uncover neighborhood trends, demographics, and buyer interests for niche farming.
• Manus: the “data translator” that analyzes MLS exports to reveal pricing patterns, days-on-market trends, and even predicts emerging hot neighborhoods.
• ChatGPT & Claude: how to turn research into powerful copy for posts, reels, emails, and scripts—without relying on hallucinated data.

We also dive into negative prompts, prompt engineering made simple, voice-cloning with 11 Labs, and future-proofing your marketing workflow so you can spend less time learning tech and more time serving clients.
 
👉 If you’re ready to cut the overwhelm and finally leverage AI for lead generation, marketing consistency, and better client communication—this episode is your playbook.

⭐ Enjoy the show? Don’t forget to subscribe, hit the 🔔 to get new episodes every week, and leave us a 5-star review on Apple Podcasts or Spotify to help other agents find the show!

CHAPTERS
00:00 – Welcome to Episode 101: 4 AI Tools Realtors Need
01:00 – Why AI Feels Overwhelming to Most Agents
02:15 – Conferences & The Explosion of 1,300+ AI Tools
04:10 – Tool #1: AI Studio by Google – Your On-Screen Assistant
06:20 – Top Realtor Use Case: Master Your CRM and Excel with AI
07:10 – Tool #2: Perplexity – Real-Time Search for Trends & Farming
09:00 – Using Perplexity to Target Luxury Markets and Mom Groups
10:00 – Tool #3: Manus – The Data Translator for MLS Insights
12:00 – Predictive Market Analysis & Pricing Strategies with Manus
13:20 – Tool #4: ChatGPT & Claude – Content & Copywriting Powerhouses
15:30 – Strengths & Weaknesses of ChatGPT (Hallucinations Explained)
18:15 – Prompt Engineering Simplified: Why Detailed Instructions Matter
20:30 – Avoiding Tone Drift & Using Negative Prompts Effectively
23:30 – Building Efficient AI Workflows for Emails and Marketing
26:00 – Cloning Your Voice & Video for Client Communication
28:10 – Introducing Claude for Long-Form Conversational Content
30:15 – Future of AI in Real Estate: Voice Notes and Hyper-Real Video
33:00 – How to Choose the Right AI Tool for Each Job
35:00 – AI Path for Creating High-Impact Reels & Posts
39:00 – 2 Big Goals for Agents: Efficiency & Cloning Yourself
42:00 – Most Common AI Requests from Realtors
43:30 – Special Giveaway: AI Decision Engine & Prompt Coach
44:50 – Final Thoughts & Closing Remarks

Are mortgage rates really plummeting—or is it just media hype?

In this episode of The Closing Table with Lawyers Title (Ep. 103), host Tamera Gaede sits down with Aaron Bush, Senior Loan Officer at Fairway Home Mortgage, to cut through the noise around interest rates, the Federal Reserve, and the housing market.

Aaron shares insights from his 27+ years of experience in the mortgage industry, breaking down:

✅  Where rates started in 2025 and where they are now
✅  Why media headlines don’t always tell the full story
✅  What the Fed actually looks at when making rate decisions (jobs, inflation, and more)
✅  The psychological impact of rates starting with a “5”
✅  What buyers and sellers need to know to make smart moves right now
✅  How tools like Mortgage Coach can help buyers understand their true affordability

Whether you’re a real estate professional, a buyer, or a seller, this episode will help you understand what’s happening behind the scenes—and how it impacts your local market.

👉 If you enjoy this conversation, don’t forget to subscribe for more real estate insights and leave us a 5-star review on your favorite podcast platform!

CHAPTERS
00:00 Introduction – Tamera welcomes listeners
01:00 Meet Aaron Bush – 27 years in mortgage lending
02:00 Where interest rates started vs. where they are now 
04:00 Should buyers feel urgency in today’s market?
06:00 The “magic number” of rates starting with a 5
08:00 How the Fed makes decisions (jobs & inflation)
10:00 Why employment data may be flawed
12:15 Key dates & reports to watch this fall
14:00 Why Fed cuts don’t directly equal mortgage rate drops
16:00 What’s happening inside the Fed – division and politics
18:00 Upcoming Fed meetings & predictions for more cuts
22:00 Do tariffs impact interest rates?
24:00 Bringing it back to the local market – what matters most
26:00 Explaining savings in dollars, not percentages
28:00 How Mortgage Coach helps buyers understand affordability
30:00 What lower rates mean for sellers & days on market
32:30 Creative seller strategies: rate buydowns & advertising
34:00 Conventional loan limits rising – what it means for buyers
35:30 Advice for realtors: stay educated on rates & the Fed
36:30 Closing thoughts & episode wrap-up

Ever wondered what it’s really like to help celebrities and pro athletes buy and sell luxury real estate? In this episode of The Closing Table with Lawyers Title, host Tamera Gaede sits down with Rod and Laura Watson—luxury realtors and founders of Distinct Concierge Real Estate in Los Angeles and San Diego.

Rod, a former professional athlete, and Laura share how they broke into the sports and entertainment market, what it takes to earn trust with high-profile clients, and the strategies that set them apart in an ultra-competitive luxury real estate space. From exclusive curated events to managing complex transactions for NBA and NFL players, this episode is packed with insights for agents who want to elevate their business.

What you’ll learn in this episode:

✅  How Rod and Laura landed their first celebrity client.
✅  The role of networking, authenticity, and strategic events in breaking into luxury real estate.
✅  Why exclusivity and curated experiences attract high-net-worth buyers.
✅  How to manage complex deals with athletes, celebrities, and their teams of advisors.
✅  The importance of mindset and adaptability in today’s real estate market.

If you’re a realtor, investor, or simply curious about the behind-the-scenes of luxury real estate with celebrities and professional athletes, you won’t want to miss this conversation.

👉 Don’t forget to like, subscribe, and share this video to help more people discover the show!
⭐ And if you’re listening on Apple Podcasts or Spotify, please leave us a 5-star review—it really helps others find the podcast.

CHAPTERS
00:00 – Introduction: Meet Rod & Laura Watson
01:20 – Breaking into luxury real estate with athletes & celebrities
03:10 – Landing their first celebrity client in Houston
05:00 – Leveraging ESPN & curated events to build momentum
08:30 – The importance of networking and authenticity
10:15 – Creating exclusivity with mansion events & private parties
14:00 – How events helped them build a 40,000+ client database
17:00 – Overcoming credibility challenges with high-level agents
20:30 – Why they pivoted away from large events to curated showcases
22:15 – Managing expectations with celebrity and athlete clients
25:00 – Working with agents, managers, and advisors in complex deals
28:00 – A behind-the-scenes story of closing a top NBA player’s $10M+ deal
33:00 – Negotiation strategies and protecting client privacy
35:00 – Adapting to today’s shifting real estate market
37:00 – Closing thoughts & takeaways

Discover What’s Next for Celina, TX with the EDC!

In this episode of The Closing Table with Lawyer’s Title, host Tamera Gaede sits down with Anthony Satarino (Executive Director, Celina EDC) and Andy Buffington (Director of Community Development & Downtown Services). Together, they unpack the rapid growth, new businesses, and long-term vision shaping one of North Texas’ fastest-growing cities.

👉 What you’ll learn in this episode:

• The role of the Celina Economic Development Corporation (EDC) and how it impacts jobs, growth, and sales tax.
• Major projects coming to Preston Road Corridor—including Costco, Lowe’s, Walmart, and Home Depot.
• Why Walmart’s “Store of the Future” concept is different from traditional Walmarts.
• How Celina is balancing big-box retailers with support for local small businesses through the new Local Business Support Program.
• Updates on the Dallas North Tollway expansion and what it means for residents.
• The surge in housing permits and population growth—with projections up to 130,000 residents by 2030.
• Diversification of housing: single-family homes, multi-family developments, and mixed-use plans.
• How sales tax helps relieve pressure on property taxes for Celina homeowners.
• Celina’s 150th anniversary celebration and future long-range planning.

Whether you’re a real estate professional, investor, or a current/future resident of Celina, this episode provides valuable insight into the city’s future and what it means for the community.

✨ If you enjoyed this episode, don’t forget to subscribe, leave a 5-star review on Apple Podcasts/Spotify, and share this with someone interested in Celina’s growth!

CHAPTERS
00:00 – Introduction & Guest Welcome
01:20 – What does the Celina EDC do?
02:30 – Major developments on Preston Road (Costco, Lowe’s, Walmart, Home Depot)
04:15 – Walmart’s “Store of the Future” concept explained
06:30 – Supporting local restaurants & small businesses
08:00 – Launching the Local Business Support Program
10:00 – Challenges for small businesses: rent increases & sustainability
13:00 – Programs to help local businesses thrive
15:00 – New businesses & restaurants in Downtown Celina
16:30 – Dallas North Tollway expansion update (opening 2027)
19:00 – Transportation planning & city foresight
20:00 – Methodist Hospital and Celina’s medical growth
22:30 – Population boom & housing permits in Celina
24:00 – Celina’s growth vs. Frisco’s land area
26:30 – Diversification of housing: apartments, mixed-use, affordability
29:30 – Balancing housing costs, rents, and property values
30:45 – EDC land ownership & mixed-use planning near downtown
31:30 – How sales tax offsets property taxes in Celina
33:00 – Encouraging residents to “shop local”
34:00 – Celina’s 150th anniversary celebration
35:00 – Family-centered community events in Celina
36:00 – Long-range planning & downtown master plan recognition
38:00 – How realtors can plug into Celina EDC & chamber resources
40:30 – Closing thoughts & wrap-up

Balancing Business, Family & Self-Care in Real Estate | The Closing Table Podcast

How do top-producing women in real estate manage the constant balancing act between business, family, and self-care? In this inspiring episode of The Closing Table with Lawyers Title, host Tamera Gaede sits down with Lisa Elliott and Luann Clancy-Flaherty from The Hershenberg Group to talk about navigating life transitions, adapting to market shifts, and staying relevant in today’s fast-changing industry.

Lisa and Luann share candid insights on:
✅ Juggling family responsibilities while running a thriving real estate business
✅ The challenges of being an empty nester and redefining family dynamics
✅ Why self-care and health must become non-negotiables for long-term success
✅ The role of social media and AI in modern real estate
✅ Lessons learned from raising kids, supporting adult children, and building sustainable careers

Whether you’re a seasoned agent or just starting your journey, this conversation offers practical wisdom and encouragement to help you balance it all.

🎧 Tune in now and discover how these powerhouse women continue to pivot, grow, and thrive in both business and life.

👉 If you enjoyed this episode, please leave a 5-star review on your favorite podcast platform—it helps more people discover the show!
-p0
CHAPTERS
00:00 – Intro & Welcome to Episode 96
01:00 – Meet Lisa & Luann: Top Producers and Moms in Transition
03:00 – Leaving Corporate America for Real Estate Flexibility
05:00 – Shifting Roles: From Raising Kids to Empty Nesting
08:00 – Parenting Transitions: Boundaries, Grown Kids & Respect
12:00 – Letting Go: Kids Chasing Dreams & Finding Independence
15:00 – The Importance of Self-Care in Business & Life
18:00 – Health, Pain Management & Prioritizing Wellness
20:00 – Routines, Quiet Time & Adjusting to Family Coming Home
23:00 – Connecting with Adult Children Through Business Conversations
24:30 – Staying Relevant with Social Media & AI in Real Estate
28:00 – AI Tools Realtors Are Using Today
30:00 – Social Media Shifts: Instagram, TikTok & Beyond
31:30 – Creative Branding Ideas for Open Houses
32:30 – Final Thoughts & Episode Wrap-Up