Coaching in real estate… is it worth it?

In this episode, Shannon and James break down the real impact coaching has on a real estate career, from business coaching and life coaching to fitness coaching and mindset development. They share firsthand experiences, lessons learned, and what Georgia REALTORS® should actually look for when choosing a coach.

If you’re a real estate agent working in Metro Atlanta, Stockbridge, McDonough, Marietta, Woodstock, Henry County, or anywhere in the Georgia real estate market, this conversation hits home. From agent burnout and accountability to growth strategies and avoiding being “sold,” this is the honest discussion many agents need but rarely hear.

Whether you're a new agent, seasoned REALTOR®, or building a team, this episode dives into what coaching really means for your business, your income, and your long-term success in real estate.

What’s really happening in the Georgia real estate market? Shannon and James unpack falling mortgage rates, listing strategy, buyer behavior, and why so many Atlanta agents are feeling the pressure.

From Metro Atlanta to Stockbridge, McDonough, Marietta, Woodstock, Henry County, and beyond, this episode dives into pricing challenges, picky buyers, stubborn sellers, interest rate shifts, and the realities REALTORS® are navigating across Georgia.

If you’re an agent working in Atlanta or anywhere in the Georgia housing market, this is the conversation everyone in real estate is already having.

Welcome to The Real Estate Playbook, where Georgia agents come to level up. Hosted by top-producing brokers from the Metro Atlanta market, this podcast dives deep into what it really takes to thrive in real estate—from Henry County to Cherokee, Cobb to Clayton, and everywhere in between.

Whether you're closing your first deal, running a team, or eyeing expansion, we’re covering the daily grind, the big wins, and the behind-the-scenes broker talk no one else is having. Expect real conversations with local REALTORS®, insights on working leads in Atlanta’s shifting market, what’s working right now, and how to build a sustainable business in Georgia real estate.

✔️ Weekly episodes
✔️ Interviews with agents & team leaders
✔️ Recruiting, retention, referrals & results
✔️ Atlanta market updates & brokerage culture talk
✔️ Tips for both solo agents and teams

If you’re a Georgia agent ready to grow, this is the show for you.

In this week’s episode of The Real Estate Playbook, Shannon and James are joined by loan expert Noah Hebert from LoneSky Mortgage to break down what every Georgia real estate investor needs to know about flipping, renting, and creative financing in today’s market.

Whether you’re buying a home to renovate and resell or looking to build long-term passive income, this episode dives into:

• How to evaluate the ARV (After Repair Value)

• The 1% rule and when a rental makes more sense than a flip

• Financing options: FHA 203(k), HELOCs, cash-out refis, and subject-to deals

• Holding costs, capital gains taxes, and what’s changing in 2026

• How to protect yourself (and your sellers) in subject-to transactions

• Diversifying with REITs, syndications, and private lending

• Real stories from our own investments in Henry County, Rome, and Atlanta

Thinking about getting into real estate or leveling up your investment game? This episode breaks down the math, mindset, and methods behind building wealth through Georgia real estate.

📍 Featured areas: Henry County, Rome, GA, Atlanta

🎧 Listen now and tag us with your biggest takeaway. Want help getting started? Reach out to Noah at Loan Sky Mortgage or text 770‑282‑0167!

This week on The Real Estate Playbook, Shannon and James take you on a neighborhood spotlight tour of one of Atlanta’s quirkiest and most iconic areas — Little Five Points.

If you're into colorful street art, vintage shops, eclectic restaurants like The Vortex, and a strong community vibe, this might be your spot. But is it a good place to live? And what does it actually cost to rent or buy there? We break down:

• The difference between Little Five Points and Five Points in Downtown Atlanta

• Rental prices (wait till you hear what a 2BR goes for…)

• Nearby neighborhoods like Inman Park, Candler Park, and Virginia Highlands

• Walkability, access to I-20, MARTA, and proximity to the Atlanta BeltLine

• Safety, style, and what to expect if you're just visiting or thinking about relocating

• Fun facts like where to catch comedy shows, the best thrift shops, and a historic loft that used to be a junior high

We also chat about real estate prices, older homes in the area, and how Little Five stacks up to other artsy Atlanta communities like Hapeville.

Whether you're moving to Georgia, just visiting Atlanta, or curious about the vibe in each pocket of the city, this episode gives you an honest, inside look at a local favorite.

🌇 Want us to cover another Georgia neighborhood? DM us or leave a comment — we’re spotlighting new ones each month!

In this episode of The Real Estate Playbook, Shannon and James dive into some of the biggest questions on everyone's minds as we start 2026:

• What’s happening with the Federal Reserve and how does it really impact mortgage rates?

• Why aren't prices dropping even though rates are falling?

• Is affordable housing in Georgia even realistic anymore?

• And what happens when hedge funds buy up entire neighborhoods?

They break down how Fed decisions (like short-term rate cuts) affect long-term mortgage rates for everyday buyers across Metro Atlanta, from McDonough to Marietta. Shannon shares what’s actually happening in the market right now, including buyer activity, rising inventory, and what her team is seeing in their day-to-day deals.

You’ll also hear:

• The difference between the Federal Funds Rate vs. mortgage interest rates

• The reality of renting vs. owning in places like Stockbridge, Fayetteville, and Woodstock

• How first-time buyers are being priced out—and what can actually fix it

• Real-life examples of affordability (or lack of) in new construction vs. older homes

• Why “date the rate, marry the house” is making a comeback

• Shannon’s take on government-run housing, big box rentals, and what reform might actually help

• Plus: What Katy Perry’s $15M lawsuit has to do with protecting real estate contracts

This episode is packed with both practical advice and honest conversations—perfect for anyone living in, moving to, or working in Georgia real estate.

🎙️ Whether you're a buyer thinking about rates, an investor looking at cash flow, or just trying to wrap your head around where housing is headed—this is one of those must-listen episodes.

Are you thinking about buying a home in Georgia? Whether you’re moving here from out of state, relocating within the state, or transitioning from apartment living to homeownership, this episode of The Real Estate Playbook covers all the quirky, important, and easy‑to‑overlook details that make Georgia real estate different from what you might expect.

In this episode, Shannon and James discuss real situations they’ve encountered with buyers who didn’t realize there’s more to homeownership than just closing on the house. From septic systems to well water, home inspections, trash service, and even HVAC misconceptions, you’ll hear the practical knowledge every Georgia buyer needs before writing an offer.

Topics Covered:

• Septic vs. sewer systems: Why a septic tank matters and how it affects maintenance and inspections.

• Well water vs. county/public water: What to test for and why well systems require extra attention.

• Home inspections: Not just “what’s broken” — but how inspections teach you about your home and protect your investment.

• Pool and hot tub add‑ons: Why these require separate inspections beyond a standard home check.

• HVAC systems in Georgia: The realities of cooling/heating and why you can’t test heat in summer — and what that means for buyers.

• Radon and environmental testing: Why radon can show up around Panola Mountain and other granite‑rich areas.

• Common Georgia home issues: From Chinese drywall to older electrical panels and termite concerns.

• Practical homeowner differences: Trash pickup, utilities, maintenance responsibilities vs. apartment living.

This episode is especially useful if you are:
✅ a first‑time homebuyer in Georgia
✅ relocating to Atlanta, Marietta, Alpharetta, or other GA markets
✅ buying a home with septic, well water, or a pool
✅ an agent looking to better educate your clients

Your agent should always know your background — especially if you’ve never owned a home before. Good communication now helps ensure you understand what you’re buying, how to maintain it, and what to expect in Georgia’s unique housing market.

Helpful Resources & Links Mentioned

• Home Inspection Basics & What They Cover

• Septic System Info for Georgia Homeowners

• Understanding Well Water & Water Testing in GA

• Radon in Georgia Real Estate (EPA Guidelines)

• Chinese Drywall Risks & What to Look For

• Georgia Realtor Resources

In this week’s episode of The Real Estate Playbook, Shannon and James sit down with Georgia real estate attorney Blake Edge to break down the 3 Ds that cause the most chaos in real estate deals: Death, Divorce, and Dummies (aka no estate planning).

Whether you're:

• Going through a divorce

• Selling an inherited home

• Or still don’t have a will in Georgia

…this episode has crucial legal tips you need to hear. Blake shares how title transfers really work, when a divorce will delay your closing, and why Georgia’s Transfer on Death Deed could be a game changer for your family.

Plus:
✅ Why NOT to add your kids or your “throuple” to the deed
✅ What happens if someone dies mid-transaction
✅ The biggest mistake people make with DIY wills
✅ How long probate takes in Henry County, Fayette County, and Clayton County
✅ And what the Georgia courts won’t care about when you're selling

🎧 Whether you’re a Georgia homeowner, agent, or investor—this is a must-listen to keep your deal from derailing.

📍Mentioned in the episode:

• EK Law LLC – Edge & Kimball Attorneys

• Georgia Probate Court Forms

• Watkins Real Estate Associates

• Shannon Sells Team

• Georgia Legal Aid – Transfer on Death Deeds

• Georgia Real Estate Commission

In this candid and powerful episode of The Real Estate Playbook, Shannon tells her full story — from growing up in Section 8 housing and working 9 jobs in a year, to building a powerhouse team and launching one of Metro Atlanta’s fastest-growing independent brokerages: Watkins Real Estate Associates.

If you’re new to real estate, feeling stuck, or dreaming about starting your own team or brokerage someday, this episode is your blueprint.

Inside this episode:

• How Shannon got into real estate (spoiler: it was a “happy accident”)

• Failing forward and why her first real estate year almost ended before it began

• Lessons from building the Shannon Sells Team from scratch

• Why 4 of her former team members now lead teams or brokerages of their own

• What she learned from working at Keller Williams, Southside, and running a commercial cleaning company

• The day she bought a brokerage building… on the anniversary of her father’s death

• How she grew Watkins from 16 to 50 agents in just 6 months (without recruiting!)

• Why she supports agent-led teams and how WREA is different from most brokerages

• Her favorite mentors, struggles with leadership, and what keeps her up at night

This is the story behind the name — Watkins Real Estate Associates — and the mission behind it all.

👉 Whether you're thinking of becoming an agent, starting a team, or just want to know what it really takes to build a life in real estate, this one is for you.

🛎️ Hit play and get inspired. Then connect with us to learn how we help agents thrive in Georgia and beyond.

🔗 Also mentioned:

• Georgia Real Estate Commission

• Atlanta BeltLine

• Delta, Coca-Cola, UPS

• Georgia MLS search

• HOPE Scholarship Info

In this deep-dive episode of The Real Estate Playbook, Shannon and James break down everything you should know about living in Atlanta and moving to Georgia. From major employers and iconic neighborhoods to traffic patterns, real estate trends, food, schools, and beyond, this is your go-to guide if you're even thinking about making Georgia home.

We cover:

• ✈️ Hartsfield-Jackson Atlanta International Airport

• 🏙️ Living ITP (Inside the Perimeter) vs. OTP (Outside the Perimeter)

• 🚶‍♂️ Atlanta BeltLine and walkable living

• 🌳 Piedmont Park, Grant Park, and other green spaces

• 📦 Major companies like Delta Airlines, Coca-Cola, UPS, Home Depot, and Chick-fil-A

• 🍽️ Shannon’s must-try Atlanta restaurants: Kevin Rathbun Steak, BeetleCat, Taqueria del Sol, Gunshow, and more

• 🎓 Schools and education options like Georgia Tech, Kennesaw State, Emory University, and the HOPE Scholarship

• 🏡 Real estate market trends: up-and-coming areas like Hapeville, Cabbagetown, and Reynoldstown vs. luxury spots like Buckhead and Morningside

• 🎬 Georgia’s booming film industry, including Tyler Perry Studios and Trilith Studios

• 🚲 Silver Comet Trail and Sweetwater Creek State Park

• 🌸 Atlanta Botanical Garden and Fernbank Museum

Thinking of relocating to Atlanta or buying a home in Georgia? This episode gives you the inside scoop on the culture, cost of living, climate (hello, pollen season), and day-to-day reality of Metro-Atlanta life.

📲 Connect with us if you’re ready to start your home search or just want help narrowing down the best neighborhoods for your lifestyle.