Here’s your no-nonsense Greater Philadelphia market update using the latest data through October. Prices are up, inventory is rising, sales are flat, and showings are dipping — and what you do next depends on the type of property you own and your timeline. Whether you're buying or selling in Chester, Delaware, Montgomery, Bucks, or the City of Philadelphia, this breakdown shows how to prepare for 2026 and make smart moves now.

This week, Tom Toole breaks down a simple but powerful client attraction strategy: the Black Friday email. Learn how to engage your database, support local businesses, and build goodwill without asking for anything in return. Perfect for agents looking to stay top-of-mind through the holidays. Presented by Tom Toole Sales Group at RE/MAX Main Line.

🆕 Stay up to date on all the latest topics while Tom Toole and Sarah Tymon give our community a place to learn about the real estate market and industry trends on Toole Time Real Estate Radio ... ⏰

👀 Tune in LIVE on WWDB-AM 860 and this page EVERY TUESDAY @3:00PM! 🎙

👉🏼  This week's topic recap:

💵🤝 • Assumable and Portable Loans

📉🏚️ • Main Line News: Woman loses home to tax sale, SEPTA Issues, Willow Grove Navy Base Transformation

🏡📍• New Listings and Open Houses this weekend

Home sellers across the Greater Philadelphia area are wondering whether to list now or wait until 2026. Instead of opinions, we break down real data from Chester, Delaware, Montgomery County, and Philadelphia—months supply, pending sales, competition cycles, and the best timing windows. If you need a personalized plan, schedule a call with our team in the comments.

🆕 Stay up to date on all the latest topics while Tom Toole and Sarah Tymon give our community a place to learn about the real estate market and industry trends on Toole Time Real Estate Radio ... ⏰

👀 Tune in LIVE on WWDB-AM 860 and this page EVERY TUESDAY @3:00PM! 🎙

👉🏼  This week's topic recap:

🏦📉 • 50 Year Mortgage Proposal

🎓🏙️ • Main Line News: Temple University to open Center City Campus and The Wanamaker Light Show

🏡📍• New Listings and Open Houses this weekend

NAR projects membership will drop by 200K in 2026 — and with an 87% agent failure rate, the market is unforgiving. In this video, Tom breaks down the #1 roadblock stopping agents from reaching their potential — and the proven process top performers use to win. If you're ready to track your numbers, run plays that work, and build consistency, watch now.

Only 2.8% of U.S. homes sold in 2025 — the lowest turnover rate since the 1990s — and first-time buyers just hit a record low at 21%.

Why is this happening? What does it mean for buyers + sellers?

Here, I break down:

✅ Why turnover is so low

✅ How low inventory + affordability are reshaping the market

✅ Advice for buying + selling in 2025

🆕 Stay up to date on all the latest topics while Tom Toole and Sarah Tymon give our community a place to learn about the real estate market and industry trends on Toole Time Real Estate Radio ... ⏰

👀 Tune in LIVE on WWDB-AM 860 and this page EVERY TUESDAY @3:00PM! 🎙

👉🏼  This week's topic recap:

📈🏦 • Post FED Meeting

🏗️📰 • Main Line News: Radnor Township vision for Wayne, Shoppes at Concord in Chadds Ford, New Major Tenant in King of Prussia, New Sir Charles Restaurant

💸📊 • Cross Country Mortgage

Most agents lose clients after a great meeting because they fail to set clear next steps. In this video, Tom breaks down BAMFAM — Book A Meeting From A Meeting — the simple process top producers use to keep momentum, handle objections, and move clients through the funnel. Learn the exact questions to ask, how to lock in next appointments, and easily increase conversions.

Jerome Powell’s latest comments rattled the markets after a widely expected 25 bps rate cut — pushing mortgage rates back up despite hitting 3-year lows earlier in the week. Here’s what happened, why Powell’s wording matters, and what buyers & sellers in Greater Philadelphia should do now. We break down inflation data, jobs, predictions for December, and how to navigate housing decisions today.