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Turn One Listing into Ten: The Circle Prospecting Playbook that Actually Converts
Stop just putting a sign in the yard—it’s time to activate your listings.
In Episode 127 of The Closing Table with Lawyers Title, Tamera Gaede sits down with Ty and Sarah Duncan to unpack their exhaustive 5-phase circle prospecting system. While many agents rely solely on their sphere, the Duncans share how they use every new listing as a vehicle to build long-term, high-value relationships in target neighborhoods.
In this episode, you’ll discover:
✅ The $10 Million Ripple Effect: A real-world case study of how one $2.1M listing generated additional million-dollar buyers and sellers through consistent neighborhood touches.
✅ The 5 Phases of Prospecting: A breakdown of the tasks required during Pre-Listing, Coming Soon, Active, Pending, and Sold phases.
✅ Door Hangers vs. Postcards: Why the Duncans favor "antiquated" methods to stand out from the digital noise.
✅ The Sneak Preview Strategy: Hosting private "Neighbor-Only" open houses an hour before the public event to embrace the "nosy neighbor."
✅ Low-Cost Entry Points: Expert advice for new agents on how to start circle prospecting with zero budget through handwritten notes and intentional emails.
Connect with the Lawyers Title Team: Ready to pull the 100-home data list for your next circle prospecting campaign? Visit: https://dfw.ltic.com/
CHAPTERS
00:00 – Turning One Listing into Multiple Opportunities
01:45 – Meet Ty & Sarah Duncan: The Marketing & Broker Team
02:30 – The Mindset: Listings as a Growth Vehicle
04:45 – Case Study: The 2024 Hughes Listing Ripple Effect
08:20 – Sign Calls & Riders: Why the "Under Contract" Change Matters
11:30 – Building Relationships with Unrepresented Buyers
13:15 – The 5 Phases of the Circle Prospecting System
14:30 – Why Door Hangers Beat Postcards in 2026
17:45 – The 100-Home List: No Exclusions, Full Communication
20:15 – The "Sneak Preview": Exclusive Neighbor Open Houses
23:45 – Curated Open Houses: Live Music, Coffee Carts, and Twilight Hours
26:30 – The "Story of Sold": Messaging Success to the Neighbors
28:45 – Origins: Developing the "Viral Listing Strategy"
30:45 – Advice for New Agents: Starting on a Budget
33:20 – The Power of Intentional, Value-Driven Email
36:00 – Grassroots Hustle: Handwritten Notes and Door Knocking
37:30 – Closing Thoughts: Providing True Neighborhood Value
In Episode 127 of The Closing Table with Lawyers Title, Tamera Gaede sits down with Ty and Sarah Duncan to unpack their exhaustive 5-phase circle prospecting system. While many agents rely solely on their sphere, the Duncans share how they use every new listing as a vehicle to build long-term, high-value relationships in target neighborhoods.
In this episode, you’ll discover:
✅ The $10 Million Ripple Effect: A real-world case study of how one $2.1M listing generated additional million-dollar buyers and sellers through consistent neighborhood touches.
✅ The 5 Phases of Prospecting: A breakdown of the tasks required during Pre-Listing, Coming Soon, Active, Pending, and Sold phases.
✅ Door Hangers vs. Postcards: Why the Duncans favor "antiquated" methods to stand out from the digital noise.
✅ The Sneak Preview Strategy: Hosting private "Neighbor-Only" open houses an hour before the public event to embrace the "nosy neighbor."
✅ Low-Cost Entry Points: Expert advice for new agents on how to start circle prospecting with zero budget through handwritten notes and intentional emails.
Connect with the Lawyers Title Team: Ready to pull the 100-home data list for your next circle prospecting campaign? Visit: https://dfw.ltic.com/
CHAPTERS
00:00 – Turning One Listing into Multiple Opportunities
01:45 – Meet Ty & Sarah Duncan: The Marketing & Broker Team
02:30 – The Mindset: Listings as a Growth Vehicle
04:45 – Case Study: The 2024 Hughes Listing Ripple Effect
08:20 – Sign Calls & Riders: Why the "Under Contract" Change Matters
11:30 – Building Relationships with Unrepresented Buyers
13:15 – The 5 Phases of the Circle Prospecting System
14:30 – Why Door Hangers Beat Postcards in 2026
17:45 – The 100-Home List: No Exclusions, Full Communication
20:15 – The "Sneak Preview": Exclusive Neighbor Open Houses
23:45 – Curated Open Houses: Live Music, Coffee Carts, and Twilight Hours
26:30 – The "Story of Sold": Messaging Success to the Neighbors
28:45 – Origins: Developing the "Viral Listing Strategy"
30:45 – Advice for New Agents: Starting on a Budget
33:20 – The Power of Intentional, Value-Driven Email
36:00 – Grassroots Hustle: Handwritten Notes and Door Knocking
37:30 – Closing Thoughts: Providing True Neighborhood Value
View all episodes
By Tamera GaedeStop just putting a sign in the yard—it’s time to activate your listings.
In Episode 127 of The Closing Table with Lawyers Title, Tamera Gaede sits down with Ty and Sarah Duncan to unpack their exhaustive 5-phase circle prospecting system. While many agents rely solely on their sphere, the Duncans share how they use every new listing as a vehicle to build long-term, high-value relationships in target neighborhoods.
In this episode, you’ll discover:
✅ The $10 Million Ripple Effect: A real-world case study of how one $2.1M listing generated additional million-dollar buyers and sellers through consistent neighborhood touches.
✅ The 5 Phases of Prospecting: A breakdown of the tasks required during Pre-Listing, Coming Soon, Active, Pending, and Sold phases.
✅ Door Hangers vs. Postcards: Why the Duncans favor "antiquated" methods to stand out from the digital noise.
✅ The Sneak Preview Strategy: Hosting private "Neighbor-Only" open houses an hour before the public event to embrace the "nosy neighbor."
✅ Low-Cost Entry Points: Expert advice for new agents on how to start circle prospecting with zero budget through handwritten notes and intentional emails.
Connect with the Lawyers Title Team: Ready to pull the 100-home data list for your next circle prospecting campaign? Visit: https://dfw.ltic.com/
CHAPTERS
00:00 – Turning One Listing into Multiple Opportunities
01:45 – Meet Ty & Sarah Duncan: The Marketing & Broker Team
02:30 – The Mindset: Listings as a Growth Vehicle
04:45 – Case Study: The 2024 Hughes Listing Ripple Effect
08:20 – Sign Calls & Riders: Why the "Under Contract" Change Matters
11:30 – Building Relationships with Unrepresented Buyers
13:15 – The 5 Phases of the Circle Prospecting System
14:30 – Why Door Hangers Beat Postcards in 2026
17:45 – The 100-Home List: No Exclusions, Full Communication
20:15 – The "Sneak Preview": Exclusive Neighbor Open Houses
23:45 – Curated Open Houses: Live Music, Coffee Carts, and Twilight Hours
26:30 – The "Story of Sold": Messaging Success to the Neighbors
28:45 – Origins: Developing the "Viral Listing Strategy"
30:45 – Advice for New Agents: Starting on a Budget
33:20 – The Power of Intentional, Value-Driven Email
36:00 – Grassroots Hustle: Handwritten Notes and Door Knocking
37:30 – Closing Thoughts: Providing True Neighborhood Value
In Episode 127 of The Closing Table with Lawyers Title, Tamera Gaede sits down with Ty and Sarah Duncan to unpack their exhaustive 5-phase circle prospecting system. While many agents rely solely on their sphere, the Duncans share how they use every new listing as a vehicle to build long-term, high-value relationships in target neighborhoods.
In this episode, you’ll discover:
✅ The $10 Million Ripple Effect: A real-world case study of how one $2.1M listing generated additional million-dollar buyers and sellers through consistent neighborhood touches.
✅ The 5 Phases of Prospecting: A breakdown of the tasks required during Pre-Listing, Coming Soon, Active, Pending, and Sold phases.
✅ Door Hangers vs. Postcards: Why the Duncans favor "antiquated" methods to stand out from the digital noise.
✅ The Sneak Preview Strategy: Hosting private "Neighbor-Only" open houses an hour before the public event to embrace the "nosy neighbor."
✅ Low-Cost Entry Points: Expert advice for new agents on how to start circle prospecting with zero budget through handwritten notes and intentional emails.
Connect with the Lawyers Title Team: Ready to pull the 100-home data list for your next circle prospecting campaign? Visit: https://dfw.ltic.com/
CHAPTERS
00:00 – Turning One Listing into Multiple Opportunities
01:45 – Meet Ty & Sarah Duncan: The Marketing & Broker Team
02:30 – The Mindset: Listings as a Growth Vehicle
04:45 – Case Study: The 2024 Hughes Listing Ripple Effect
08:20 – Sign Calls & Riders: Why the "Under Contract" Change Matters
11:30 – Building Relationships with Unrepresented Buyers
13:15 – The 5 Phases of the Circle Prospecting System
14:30 – Why Door Hangers Beat Postcards in 2026
17:45 – The 100-Home List: No Exclusions, Full Communication
20:15 – The "Sneak Preview": Exclusive Neighbor Open Houses
23:45 – Curated Open Houses: Live Music, Coffee Carts, and Twilight Hours
26:30 – The "Story of Sold": Messaging Success to the Neighbors
28:45 – Origins: Developing the "Viral Listing Strategy"
30:45 – Advice for New Agents: Starting on a Budget
33:20 – The Power of Intentional, Value-Driven Email
36:00 – Grassroots Hustle: Handwritten Notes and Door Knocking
37:30 – Closing Thoughts: Providing True Neighborhood Value