Welcome to 2026! 

Before we make any resolutions about doing better, let's talk about all the real estate ish that needs to stay in 2025.

This episode is your complete guide to everything we're leaving behind: coaches still denying the NAR settlement mattered, agents going viral for steering content and threatening critics, companies creating fake AI testimonials, RESPA violations dressed up as "networking," and brokers who conveniently ignored their top producers crossing every ethical line.

My "Just In Case" folder nearly crashed my laptop this year with screenshots, contracts, and social media posts that consumers definitely shouldn't have seen. So let's unpack it all, the Camp B coaches, the builder bonuses, the ego-driven commission wars, and the agent who literally looked up someone's phone number to threaten them for posting a critique.

But it's not all doom and gloom! There's actually some good news: Pennsylvania is moving forward with legislation to restrict predatory home equity agreement companies. Progress is possible when we demand better.

Plus: A personal update on why things got quiet around here at the end of 2025 (spoiler: health stuff, family stuff, life stuff), and what's coming in 2026, including special guests and our Housing Rebel provider member events with Rob Hahn on January 21st and Hunterbrook Media on February 18th for a belated Valentine's special on how much we love captive lending and new construction chaos.

Real Estate Ish We're Leaving in 2025:

• Coaches pretending nothing was wrong with pre-settlement practices
• Agents making steering content "for the algorithm"
• Fake testimonials and AI-generated marketing
• FSBO hostage situations and buyer manipulation
• "I don't do interviews" energy from agents with paid Zillow badges
• Builder bonuses to other people's fiduciaries
• RESPA violations disguised as "business strategies"

This episode is based on content from Housing Rebel. All examples are from publicly posted content by real estate professionals.

If you're looking for industry cheerleading, this ain't it. But if you're ready for honest talk about what went wrong and how we fix it, you're in the right place.

Got a question?

State laws and regulations may vary.

Have a story you would like to share with other sellers or buyers?
Hit us up here.

Special Episode!

Between July and September 2025, we did something crazy: we pretended to be homebuyers and called 281 real estate agents across 26 cities to see what they're ACTUALLY telling consumers about commissions post-settlement.

The NAR settlement was supposed to introduce price competition and transparency. So what happened?

In this special one-off episode, I break down what we found:

• Why agents in 8 major cities ALL quoted the exact same rate (down to the decimal point)
• The #1 lie agents told us over and over (spoiler: it violates the DOJ-NAR agreement)
• How three agents in one Cincinnati suburb likely misled 175 consumers in a single year
• The one bright spot: two-thirds of agents WILL negotiate if you push back (they just won't tell you that)
• Tactical advice for home buyers and sellers entering the market

Whether you're buying, selling, or working in the industry, you need to hear this.

Read The Full Report

Get Help Finding An Agent

Got a question?

State laws and regulations may vary.

Have a story you would like to share with other sellers or buyers?
Hit us up here.

In this episode, we sit down with David Friend, who spent over a decade at the Consumer Financial Protection Bureau (CFPB) from the recovery for the market crash through 2022.

Think the CFPB is a regulatory monster killing innovation? That's exactly what certain billionaire tech leaders want you to believe, because consumer protection tends to get in the way of "moving fast and breaking things" (especially when those "things" are your financial wellbeing).

David takes us inside the agency that was created to prevent another economic meltdown, explaining what it was actually like working there and why the constant attacks on this consumer protection agency benefit exactly one group: the people who profit when regulations disappear.

We're diving into:

• Why the CFPB was created and what it actually does
• How open banking should have been standard practice years ago and who is against it
• The truth behind "debanking" claims (spoiler: it's just banks protecting their assets, not political warfare)
• What happens when you gut a consumer protection agency down to 10% of its former capacity

Recorded this summer with some delightful breaks, because working from home without help is always an adventure with hungry kids.

If you've ever wondered why the loudest voices against consumer protection are the ones who profit most without it, this episode is for you.

Contact David Friend

Got a question?

State laws and regulations may vary.

Have a story you would like to share with other sellers or buyers?
Hit us up here.

We're Back!  Did you miss us?

In this eye-opening episode, we sit down with Sam Koppelman, Publisher of Hunterbrook Media, to discuss their groundbreaking investigative work exposing some of the biggest names in real estate.

Sam takes us inside their investigations into DR Horton and Lennar's construction nightmares, where new homebuyers discovered serious defects in properties they thought were their dream homes. We explore Hunterbrook's reporting on UWM and the mortgage broker referral practices that raise serious questions about consumer choice and steering to one lender. Sam also reveals their findings on LGI Homes' "affordable housing" model that promises low prices but leaves buyers trapped in loans they can't sustain, leading to mass defaults.

This is investigative journalism that's changing the real estate industry. Whether you're a homebuyer, investor, or industry professional, you need to hear what Hunterbrook uncovered before you (or your clients) buy a home or get a mortgage.

Support Housing Rebel by Selling Later

UWM Report

House From Hell Report

LGI Report

Lennar Mold Home

Got a question?

State laws and regulations may vary.

Have a story you would like to share with other sellers or buyers?
Hit us up here.

Buckle up!  

This episode is part consumer warning, part investigative rundown, and part Wendy's personal bitch session (you’ve been warned).

After tracking more than 30 companies using fake testimonials, undisclosed paid actors, and shady lead generation tactics, Wendy went full watchdog: reporting them to state AGs, the FTC, and even someone high up at TikTok... only to be met with the bureaucratic equivalent of “meh.”

This episode pulls no punches and drops no names (just kidding, we might drop a few). It’s a raw look at the mess behind those feel-good ads and a blunt reminder that when it comes to real estate and finance, you can’t trust the pitch, especially when it’s coming from someone reading a script.

Got a question?

State laws and regulations may vary.

Have a story you would like to share with other sellers or buyers?
Hit us up here.

It’s a solo episode today—just me, a mic, and a whole lot of truth bombs.  I was in such a rush to push this out, that I even forgot to add the teaser and closer.   In a way, I am doing you a favor and saving you a few minutes (getting right to the point)!

We’re diving deep into pocket listings; what they are, who’s pushing them, and why they’re suddenly everywhere. Spoiler alert: it’s not about “exclusivity” or “better service.” It’s about control, commissions, and keeping you, the buyer or seller, just informed enough to sign, but not enough to question.

I’ll break down the biggest players driving this trend (looking at you, Compass, Homes.com, and even Zillow), what they’re really after, and how it all adds up to a power grab that benefits them—not you.

This episode is your inside look at the game behind the scenes, the one most people don’t realize they’re playing until it’s too late. Because in an industry that’s supposed to help you find a home, sometimes you have to REBEL to actually see the full picture.

Read more here

As promised: Zillow's cut on Flex agent leads

Got a question?

State laws and regulations may vary.

Have a story you would like to share with other sellers or buyers?
Hit us up here.

Quick cash, no interest, no monthly payments—sounds like a sweet deal, right? Wrong. In this episode of Real Estate REPlay, Wendy Gilch teams up with her no-nonsense lender BFF, Chelle Prunkel, to call BS on the slick marketing behind Home Equity Agreements (HEAs). These so-called “loan alternatives” might sound like a dream, but spoiler alert: they’re a nightmare waiting to happen.

From shady equity grabs to terms that can double your payout, Wendy and Chelle rip the curtain off these equity-stealing scams and explain why they’re basically the payday loans of homeownership. Want to keep your house and your sanity? They’ll show you smarter ways to unlock your home’s value without losing your shirt—or your generational wealth.

Plus, we’ll throw shade at predatory ads, highlight how HEAs sidestep key consumer protections, and give you the lowdown on why a nosy loan officer is the hero you didn’t know you needed.

Tune in now for the real talk (and maybe a few F-bombs) you need to protect your biggest investment—your home.

🎧 Links & Resources Mentioned:

• Rate My Mortgage Rate: Get Help With Your Loan Estimate
• Washington State Report on HEAs
• Selling Later's HEA Breakdown
• Contact Chelle Prunkel
• CFPB New Report on HEAs
  • Even though they never respond to anything we send them, we wanted to include this new report from the Consumer Financial Protection Bureau as it confirms just how concerned we should all be about these types of agreements.

Got a question?

State laws and regulations may vary.

Have a story you would like to share with other sellers or buyers?
Hit us up here.

What was supposed to be a week off took an unexpected turn after a Reddit post about a buyer asking their real estate agent some simple, reasonable questions left me frustrated—and fired up. Why? Because some agents don’t like being held accountable or challenged by informed buyers. Spoiler alert: That’s their problem, not yours!

In this episode, we’re diving into why it’s essential for homebuyers to ask the right questions before choosing a real estate agent. Not all agents are created equal, and interviewing them is the first step to protecting yourself and your biggest investment.

Here’s what we’ll cover:

• The key questions every homebuyer should ask a potential agent before signing on.
• Why these questions matter and how they empower you to make better decisions.
• The red-flag answers that should have you running for the door.
• How you can access a free resource from Selling Later with these questions (and more!) to help guide you through the process, whether you’re buying or selling.

We believe every buyer and seller deserves the tools to protect themselves and their equity. That’s why Selling Later offers free resources, including this complete list of questions, to make sure you’re prepared to navigate the real estate process with confidence.

Don’t let anyone make you feel bad for doing your due diligence. Tune in and learn how to take control of your homebuying journey!

Got a question?

State laws and regulations may vary.

Have a story you would like to share with other sellers or buyers?
Hit us up here.

In this episode of Real Estate REPlay, we unravel the chaos surrounding the latest commission settlement with special guest Summer Goralik, a real estate compliance consultant and former California Department of Real Estate investigator. Summer has spent years helping agents and brokers navigate complex rules, and she’s here to shed light on why no one seems to know exactly what they should be doing post-settlement.

We’ll break it down into two parts:

• Part 1: For agents and brokers, we’ll discuss why the new rules have sparked so much confusion, the risks of getting it wrong, and what steps they can take to stay compliant.
• Part 2: For buyers and sellers, we’ll explore how the uncertainty might affect their transactions, what they should watch out for, and how they can protect themselves.  This section starts around the 28:00 mark.

If you’ve ever wondered why the real estate industry feels like it’s stuck in a game of “he said, she said,” this episode will help you make sense of the noise. With Summer’s expertise, we’ll untangle the confusion and uncover what this all means for the future of real estate. Don’t miss this insightful and practical conversation!

 Contact Summer Goralik
Contact Wendy Gilch

Got a question?

State laws and regulations may vary.

Have a story you would like to share with other sellers or buyers?
Hit us up here.

What’s on the horizon for homebuyers and sellers in 2025?  Spoiler: It’s a mix of opportunity, challenges, and the same old industry antics. In this casual episode, we’re breaking it all down with the help of Fred Glick, a non-traditional broker and founder of Arrivva, who likes to shake things up in real estate.

We dive into the murky waters of dual agency (and why you should run the other way), the growing prevalence of pocket listings, and the lawsuits that could change the rules of the game...again. Fred brings his candid insights on bad brokerage practices and shares how consumers can better protect themselves and their wallets.

But wait, there’s more! We also veer off track a bit—because sometimes the juiciest revelations come from the unexpected.  We will talk about the hit piece on the CFPB, the Department of Justice and more!

Whether you’re planning to buy, sell, or just stay informed, this episode is packed with real talk, practical advice, and a few moments of WTF real estate conversations that we normally edit out so that we don't get cease and desist letters!

Enjoy!

Got a question?

State laws and regulations may vary.

Have a story you would like to share with other sellers or buyers?
Hit us up here.