Over 50,000 real estate contracts fell through in one month. That’s roughly 1 in 7 deals.

Sounds scary… but here’s what most headlines are missing.

In this episode of Tom’s Take, we break down what’s really happening behind rising contract cancellations—and why the Greater Philadelphia market is telling a very different story.

You’ll learn:

* Why deals are falling apart nationally


* Why Philly and the suburbs are NOT a buyer’s market


* What this means if you’re selling your home


* How buyers can win in competitive situations


* The mistakes agents and consumers are making right now

The data shows hesitation—but locally, demand is still strong and competition is real.

If you’re buying or selling in Chester County, Delaware County, the Main Line, or Philadelphia, this is what you actually need to know.

🆕 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:

💰 📊 • Homeowners with they knew Before Buying a Home about Down Payment Options, Pending Sales Show Yearly Growth with Mortgage Rates Falling, and Private Listing News

📰 🏫 • Main Line News: Philly School Closure Plan, QVC Restructuring, and Top Pizza Places According to Washington Post

🏠 🔧 • Kevin Hamill and Alliances Insurance: Roofs When Buying a Home

🏡 📅 • New Listings and Open Houses this weekend

Cold feet can kill deals fast if you handle them the wrong way. In this video, I break down how to respond when buyers or sellers get nervous, how to separate macro fears from house-specific concerns, and how to lead with clarity instead of pressure. You’ll learn a simple framework to acknowledge concerns, re-anchor motivation, present options, and help clients make the right decision while protecting the relationship long term.

How’s the market? It’s the number one question in real estate, and in this episode of Tom’s Take, we break down the March 2026 housing data for the Greater Philadelphia area.

We cover what’s happening across Chester County, Delaware County, Montgomery County, Philadelphia, Bucks County, South Jersey, and beyond, including:

* Closed sales trends


* Median sales price growth


* Days on market


* Active inventory increases


* Mortgage rate movement


* What it all means for buyers and sellers in Q2, Q3, and the rest of 2026


The big story: prices are still rising, inventory is improving, and homes are still selling quickly, especially in the suburban counties. If you're a buyer, there are more options than last year. If you're a seller, strong demand and rising prices are still working in your favor.

This is the local market update you need if you're planning to buy or sell in the Philadelphia suburbs.

🆕 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:

🔥 📈 • Pennsylvania is Rated a Top 10 Hot Market, Homeowners are Renovating for Functionality, and Bi-furcation of the Market

📰 🏗️ • Main Line News: How Philadelphia and Neighboring Counties Rank in terms of Budgeting, Redevelopment of Kennett Industrial Site Stalls, Exton Mall Saga, and Plymouth Meeting Mall Updates

🏡 📅 • New Listings and Open Houses this weekend

We’re in appointment season—and if you’re not practicing your scripts, dialogs, and presentation, you’re leaving deals on the table.

In this video, I break down how to master buyer and listing appointments using the rule of three, daily roleplay, and real objection handling. Plus, the 5 advanced skills top agents use to convert at a higher level: tonality, pacing, the power of the pause, eye contact, and body language.

Q2 is where the business happens. Appointments are the currency. If you want to close more deals, this is what you need to focus on right now.

1 in 3 homeowners say nothing will entice them to sell, and it’s all because of low mortgage rates.

In this video, we break down what the “lock-in effect” really means for the 2026 housing market, and why this data isn’t as bad as it sounds.

You’ll learn how rising inventory, steady mortgage rates, and shifting seller behavior are impacting buyers and sellers right now, especially in the Greater Philadelphia market.

If you’re thinking about buying or selling, this is what you need to know before making your next move.

🆕 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:

📊🏡 • Housing demand still growing post Fed meeting, IRAN update, FINCEN & anti-money laundering rule

🔥📍 • Main Line News: There’s a new proposed 4 AM bar closing time & Delaware County EMS also has a new proposal

🏡📍 • New Listings and Open Houses this weekend

There’s a lot of negativity around mortgage rates right now—but here’s the truth: rates were higher this time last year, and homes still sold.

In this video, I break down exactly how to move past the rate conversation and focus on what actually drives business: motivation and conversations.

You’ll learn 4 proven talking points to engage buyers and sellers, how to uncover real motivation (the key to every deal), and the simple daily formula to set more appointments and win in Q2.

If you’re serious about growing your real estate business, this is the playbook.

The National Association of Realtors just revised its 2026 home sales forecast—and it’s a big signal for the market.

In this episode of Tom’s Take, we break down what’s actually happening and what it means for buyers and sellers in today’s market.

Here’s what you need to know:

* Why NAR is lowering expectations for 2026 home sales


* How mortgage rates around 6% vs mid-6% are impacting demand


* Why inventory is rising (+8.9% locally in the Philly market)


* What lower showings mean for buyer competition


* Why this market isn’t that different from last year


Most importantly, we cover how to navigate the noise and focus on what actually matters when making a real estate decision.

If you’re buying, selling, or planning a move in the Greater Philadelphia area, this is a must-watch.