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Real Estate Best Practices

Coaches, books, classes and seminars aim to capture real estate agents dollars with promises to teach them any number of ways to improve their business. From sales skills to how to close more deals to how to win with expireds (expired listings) and more, everyone has something to teach you.


There's nothing wrong with continuing education, whether it's keeping on top of new laws and regulations or learning how to be more productive. But before you spend an arm and a leg on any of those things, pull up a chair, put on your glasses and peruse the pages in this section of ActiveRain.


It is only here that you can tap into the world's largest online real estate community and actively engage with your peers. Find out what works and what doesn't from those that actually put into practice what others merely teach. Read how-to articles, advice on designations, certifications and continuing education classes. You never know where you will find the inspiration to take your business to the next level. So, pull up a chair and dig in!

Recent blogs on Real Estate Best Practices
By Mark Coppens, Luxury Referrals. Pay at Closing.
(LuxeScale | Luxury Referral Program)
Why the Best Listing Agents Earn Trust Before They Ever Ring the DoorbellQuick AnswerThe listing appointment isn't where you should be trying to convince a homeowner to hire you.Today's sellers have likely already searched your name on Google, read your reviews, visited your website, looked at your Zillow profile, watched your videos, and in many cases, asked AI tools like ChatGPT, Gemini, or Claude about choosing the right Realtor.By the time they invite you into their home, they should already believe you're qualified.The purpose of the appointment has changed.It's no longer about proving you're the right Realtor.It's about confirming the trust you've already built and understanding the client's motivations so you can create the right strategy for them.Question: Are Listing Presentati...
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By David John Medendorp, CCIM, GRI, Investments, Waterfront Homes, Muskegon
(Medendorp Real Estate Group Muskegon )
Here are ready-to-use prompts, organized by topic. Copy them as-is into Claude (or any AI) and fill in the bracketed details. Home sale tax consequences “I’m a homeowner considering selling my primary residence. Walk me through how the capital gains exclusion works for a home sale (the amount]. Explain in plain language, and flag anything I should ask a CPA about.” “Explain the difference between short-term and long-term capital gains as they apply to selling a house that isn’t my primary residence (investment/second home). Include how depreciation recapture works if I’ve rented it out.” “I’m 62 and thinking about selling my home to downsize. Explain how the sale proceeds could affect my Medicare premiums (IRMAA) two years from now, and how it might affect taxation of my Social Security...
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By Kelly McGovern, Working with Kelly is a good move
(Realty Concierge International)
Selecting a tenant for a residential rental isn’t just about paperwork - it’s about people. While a thorough application, background check, credit review, and criminal history screening are essential, they don’t tell the whole story. One of the most underrated but powerful tools in the tenant‑selection process is the simple meet‑and‑greet.Meeting prospective tenants face‑to‑face gives you insight no report can capture. You observe how they communicate, how they carry themselves, and whether they show respect for your time and your property. Sometimes you get an immediate gut feeling, good or bad, and that instinct is worth paying attention to. Landlords often say they “just knew” which applicant was the right fit after a brief conversation.Your intuition shouldn’t replace proper screeni...
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By Kelly McGovern, Working with Kelly is a good move
(Realty Concierge International)
Radon is one of those hidden home hazards that buyers and homeowners often overlook, yet it’s one of the most important environmental tests you can perform. Radon is a naturally occurring radioactive gas that comes from the breakdown of uranium in soil. You can’t see it, smell it, or taste it - which is exactly why monitoring matters. Long-term exposure to high radon levels is the second leading cause of lung cancer in the United States, making testing a critical part of responsible homeownership and real estate due diligence.Testing is simple. A licensed professional places a radon monitor in the lowest livable level of the home — often a basement, but not always. The device measures radon levels over 48 hours or longer. Results are reported in picocuries per liter (pCi/L). The EPA rec...
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By Gwen Fowler SC Lakes & Mountains 864-710-4518, Gwen Fowler Real Estate, Inc.
(Gwen Fowler Real Estate, Inc)
How to Evaluate a Steep Driveway Before BuyingIntroductionA steep driveway may come with privacy, elevation, and a beautiful mountain view, but buyers should understand how it will function in everyday life before making an offer.1. Look at the Driveway Surface Gravel, concrete, asphalt, or a combination Signs of rutting, loose gravel, cracking, or erosion Whether the surface provides enough traction during rain, frost, or icy weather Whether the steepest sections need additional traction or improvement 2. Check the Drainage Where stormwater flows Whether water crosses or runs down the driveway Condition of ditches, culverts, and drainage pipes Evidence of washouts or repeated repairs Whether melting ice or snow can drain safely without refreezing 3. Consider Your Vehicle Whether a low-...
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By Bob "RealMan" Timm, Owner of Ward Co Notary Services retired RE Broker
(Ward County Notary Services)
Timmothy's cartoon today is easy to relate to Real Estate on many levels. Let's start with:Stinky HomesA home that stinks is NOT going to sell at the same price as comparable homes on the market. The stink makes your home not comparable. What makes a home stink? Pet smells and often food smells, i.e. greasy fried fish. I think it's important, as a Realtor, to point out that bad smells are not limited to "stinky" things. Most home buyers/shoppers recognize when air fresheners are being used to cover up stinky things.Stinky AttitudesKeep in mind that everyone has his/her day and a stinky attitude may not be a permanent or even semi-permanent thing, HOWEVER if you encounter that attitude from someone two or more times it may be time to move on to another: Realtor, Lender, Contractor, etc.T...
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By Mark Coppens, Luxury Referrals. Pay at Closing.
(LuxeScale | Luxury Referral Program)
How Luxury REALTORS® Get Listings: 10 Proven Strategies Top Agents UseDiscover how successful luxury real estate agents consistently attract high-end listings without relying solely on cold calling, internet leads, or expensive advertising.Luxury real estate often appears mysterious from the outside.Many newer agents assume top producers win luxury listings because they drive exotic cars, spend thousands on marketing, or have decades of experience.The reality is much different.The majority of successful luxury agents build their businesses through authority, relationships, reputation, and strategic positioning long before they're invited into a listing appointment.If you've ever asked questions like... How do luxury Realtors get listings? How do you break into luxury real estate? How do...
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By Daniel Ramsey, MyOutDesk - Real Estate Virtual Professionals
(MyOutDesk)
Every real estate professional has been there: you capture a great new lead, feel a surge of excitement, and then… work happens. Life happens. Showings, client communication, paperwork, holidays, etc. It all gets in the way. And before you know it, that once hot lead has gone cold, lost to a competitor who simply followed up a little faster.According to a study by Harvard Business Review, companies that respond to leads within an hour are seven times more likely to qualify a lead than those who respond after an hour, and 60x more likely than those who wait 24 hours or more.This is the lead follow-up gap. And it’s not just frustrating, it’s costing you real deal, real revenue, and real growth. In this article, I’ll be covering everything you need to know about lead follow-up gaps and how...
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By Bob "RealMan" Timm, Owner of Ward Co Notary Services retired RE Broker
(Ward County Notary Services)
I subscribe to the financial theory that competition is healthy. Physical competition should be left to the young, trained, professionals.We all have had complicated Real Estate transaction that left us wishing that we could be put is a boxing ring with our opponents (especially if our opponent was being held back by an ally like the picture above).Thank God that the world of Real Estate doesn't endorse  settling disputes in a boxing/wrestling ring. There would probably be a few Buyers and Sellers joining in that ring as well.I, for one, truly enjoyed the mental gymnastics involved in the diplomacy of Real Estate. There is no victory like the victory of moving from the thought... "are you F-ing Nuts" to "We've got a deal".On that note, I will add that the mental gymnastics involved can ...
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By Kelly McGovern, Working with Kelly is a good move
(Realty Concierge International)
Today, a new tenant is lucky to call 1C Hawthorne Village, Franklin, HOME!The new family will enjoy a spacious townhouse featuring four bedrooms, 3.5 bathrooms, and a loft with a balcony overlooking the cozy living room with a fireplace. This property has so much to offer, and it took some time to find the perfect tenant willing to rent for more than a year - but we did it!When both the landlord and tenants are excited and get along wonderfully, you know it’s a perfect match.If you need an agent to help lease your investment property, give me a call - I’d be happy to help!
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By Bob "RealMan" Timm, Owner of Ward Co Notary Services retired RE Broker
(Ward County Notary Services)
The eating competition between the guinea pigs (Titus & Philemon) is over. Philemon wins! I do have a Real Estate message here BUT during this series of cartoons the most famous eaters name has come up, Joey Chestnut, more than once.Joseph Christian Chestnut is an American competitive eater who holds 55 world records across 55 disciplines, and is ranked first in the world by Major League Eating. He has won the Mustard Yellow Belt a world record 17 times. Chestnut is considered to be the greatest competitive eater in history. Wikipedia.Tying eating hot dogs and Real Estate together may be a stretch BUT in some markets purchasing your dream home is harder than beating Joey Chestnut's downing 70+ hot dogs in 10 minutes.Competitive bidding on a home in Minot North Dakota is very rare. Not s...
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By William Piotrowski, Just Call William 630-881-8655
(Diamond Residential Mortgage Corporation )
🏡 Mortgage Activity Was Essentially Flat in JuneMortgage activity remained relatively steady in June as higher interest rates kept many buyers and homeowners on the sidelines. While refinancing slowed, purchase activity showed modest improvement despite affordability challenges.Here are the key highlights from the latest Mortgage Bankers Association (MBA) report:📊 Total mortgage applications were essentially unchanged, slipping just 0.3% from May.🏠 Purchase applications increased 0.7%, a positive sign that homebuyer demand remains resilient.🔄 Refinance applications declined 2.5% for the month but remain 15.6% higher than one year ago.📈 The average 30-year fixed mortgage rate increased slightly to 6.59%, but is still 0.27% lower than a year ago.📉 Adjustable-rate mortgage (ARM) applicatio...
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By Wanda Kubat-Nerdin - Wanda Can!, Southern Utah's Preferred Real Estate Agent.
(Red Rock Real Estate (435) 632-9374)
Nerdin Gardens: I'm A Bee Watcher!  Lookey at 'em wee honey bees go, Touchin' upon bloomers all in a row.   Streamlined & wearin' pollen bling, Bringin’ bright smiles to everything.   These honey-do’s, movin’ on the fly, Enjoyin’ every pass when zooming by.   I’m a bee watcher, ever gleeful to see, These little wonders buzzin' 'round me! ~ Wanda Kubat-Nerdin - c 26 The Nerdin Gardens honey bee hive is thriving, thanks to an optimum setting. Under the shade of mature trees, they have a direct line to their landing pad before getting inspected and granted entry.   Honey bees have special guard bees at the hive entrance that check every bee that attempts to enter thru a sniff test. Each hive has its own unique scent made from chemicals on their bodies and the hive itself.   If the bee smel...
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By Shirley Coomer, Realtor, Keller Williams Realty, Phoenix Az
(Keller Williams Realty Sonoran Living)
Some investors do not fall out of love with real estate. They fall out of love with the operating role that came with it.That distinction matters in our business because we often meet rental owners at the moment when the property still looks successful from the outside. It has equity. It may have appreciated significantly. The rent is coming in. On paper, the asset may appear to be doing its job.In practice, though, the owner may be carrying a very different reality. Tenant calls feel heavier. Repairs feel less routine. Vacancy risk feels more disruptive. The next roof, HVAC system, insurance increase, or property management issue may not be financially impossible, but it may no longer fit the owner's life.That is where conversations about 1031 exchanges and Delaware Statutory Trusts of...
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By Shirley Coomer, Realtor, Keller Williams Realty, Phoenix Az
(Keller Williams Realty Sonoran Living)
In real estate, tax consequences are never a small detail. They shape timing, strategy, family conversations, and sometimes the willingness to make any move at all.But there is a point where taxes stop being one part of the analysis and quietly become the decision-maker.I see this often with long-held rental property. The owner knows the property is not serving the same purpose it once did. The cash flow may be modest. Repairs may be increasing. Management may feel heavier. The next generation may have little interest in inheriting the responsibility.Yet the conversation stops at one sentence: "I do not want to pay the taxes."That is a real concern. It is also an incomplete investment review. Why Tax Fear Freezes Good AnalysisMost experienced agents have heard some version of this from ...
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By Shirley Coomer, Realtor, Keller Williams Realty, Phoenix Az
(Keller Williams Realty Sonoran Living)
Appreciation has a way of quieting the harder questions.In the Phoenix metro area, many long-term rental owners have benefited from years of rising values. From the outside, that can look like a clear win. The property went up. The owner built equity. The investment "worked."But in practice, appreciation can also make an average asset look better than it really is.For those of us who work with rental owners, especially owners nearing retirement or thinking through estate transitions, the conversation often shifts from what the property is worth to what the property is actually doing. Those are not the same question. A rental can have strong equity and still produce modest income, require constant attention, or create more operational drag than the owner expected at this stage of life.Th...
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By Shirley Coomer, Realtor, Keller Williams Realty, Phoenix Az
(Keller Williams Realty Sonoran Living)
Landlord fatigue rarely announces itself as a single event. More often, it shows up in the small comments owners make before they are ready to say they are done."The tenant called again.""I do not want another turnover.""My kids do not want this property.""I like the income, but I hate the management."Those comments matter because they often surface before the financials look broken. The rent may still come in. The equity may look strong. The location may still be desirable. On paper, the property can appear successful.In practice, the owner may already be emotionally and operationally past the point where the rental still fits.That is an important distinction for real estate professionals. We can be quick to evaluate the obvious pieces: value, rent, repairs, market timing, and tax expo...
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By Shirley Coomer, Realtor, Keller Williams Realty, Phoenix Az
(Keller Williams Realty Sonoran Living)
Rental owners often stay with a property far longer than the numbers, the workload, or the life stage would justify. As real estate professionals, we see this pattern often. A property that once made perfect sense can quietly drift out of alignment while the owner continues to describe it as a "good rental."That phrase deserves more scrutiny than it usually gets.A good rental is not good simply because the tenant pays on time. It is not good simply because the property has appreciated. It is not good simply because the owner has held it for many years and feels attached to it.A rental property is an asset. More specifically, it is an asset with a job to do.That is why I often think of rental property less like something to preserve emotionally and more like an employee inside the owner'...
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By William Piotrowski, Just Call William 630-881-8655
(Diamond Residential Mortgage Corporation )
📊 U.S. Economy Added 57,000 Jobs in June as Hiring Continued to SlowThe latest jobs report showed the labor market losing momentum, with employers adding 57,000 jobs in June—the smallest monthly gain since February. Previous job gains for April and May were also revised lower, suggesting hiring has been softer than originally reported.Here are the key takeaways:📉 57,000 new jobs were added in June.📊 The unemployment rate edged down to 4.2%, but largely because fewer people were participating in the labor force—not because hiring accelerated.👷 Construction employment increased by 11,000 jobs, but residential construction lost 8,600 jobs, marking the 16th consecutive month of year-over-year declines in residential construction employment.🏗️ Over the past year, residential construction has...
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By William Piotrowski, Just Call William 630-881-8655
(Diamond Residential Mortgage Corporation )
📊 Consumer Confidence Inched Higher in JuneConsumer confidence improved slightly in June as lower oil prices helped ease inflation concerns and consumers felt a bit more optimistic about the economy. However, many Americans remain cautious about the job market.Here are the key takeaways from the latest Conference Board Consumer Confidence Index:📈 Consumer Confidence increased from 90.6 to 91.2 in June.🏢 Consumers had a more positive outlook on future business conditions, but confidence remains well below pre-pandemic levels.💼 Concern about the labor market continues to grow. The percentage of consumers who say jobs are "hard to get" reached its highest level in more than five years.🏡 The percentage of consumers planning to purchase a home within the next six months edged up slightly to ...
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