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Comment SPLIT and we'll send you this month's full market report.If your buyers went quiet this summer, it probably wasn...
09/28/2026

Comment SPLIT and we'll send you this month's full market report.

If your buyers went quiet this summer, it probably wasn't you.

There isn't one housing market right now. There are two, moving in opposite directions, and most agents are still working the half that stalled.

Starter home sales are down 5.4% year over year. Luxury is up 6.2%. Same twelve months.

It's cleaner when you line up the price bands:

Under $100K — down 3.2%
$100K to $250K — down 2.3%
$250K to $500K — up 4.6%
$500K to $750K — up 8.6%
$750K to $1M — up 11.1%
$1M and up — up 14.8%

That's not a soft market. That's a market that split.

Entry-level buyers are deciding in a hard economy — hiring slowed, prices still up, sentiment near record lows. People delay a house in that. Higher-income buyers never paused, because stock gains kept their purchasing power intact.

Here's the part nobody's saying out loud: the stalled half is where your buyer finally has power. Starter inventory is around 425,000 active listings against about 130,000 at the luxury end, and the gap is widening. That's not a dead market. That's the first time in five years a starter buyer gets to negotiate.

So go pull your last ten leads and find the price band. If they're all clustered at the bottom, you're not failing — you're in the slow half, and you should be selling the leverage, not the rate. If you have nothing above $500K, that's where the volume went.

Comment SPLIT and we'll send you the numbers.

Consistency Compounds. XOXO, The Jenns.

Comment HAUNTED and I’ll send you this template + the AI prompt to turn yourself into a spooky Victorian portrait like t...
09/28/2026

Comment HAUNTED and I’ll send you this template + the AI prompt to turn yourself into a spooky Victorian portrait like the one on the cover. 👻
Every city has ghost stories. Your buyers and your sphere love them, and this is an easy October post that has nothing to do with rates or inventory.
Swap in your city, drop in your local legends, put your spooky self on the cover and the last slide, and you’re done.
Save this for October and send it to the agent friend who’d actually post it.

Comment HAUNTED and I'll send you this template + the AI prompt to turn yourself into a spooky Victorian portrait like t...
09/28/2026

Comment HAUNTED and I'll send you this template + the AI prompt to turn yourself into a spooky Victorian portrait like the one on the cover. 👻

Every city has ghost stories. Your buyers and your sphere love them, and this is an easy October post that has nothing to do with rates or inventory.

Swap in your city, drop in your local legends, put your spooky self on the cover and the last slide, and you're done.

Save this for October and send it to the agent friend who'd actually post it.

Comment TEMPLATE and we'll send you this one.If {City} dressed up for Halloween, here's what each neighborhood would wea...
09/28/2026

Comment TEMPLATE and we'll send you this one.

If {City} dressed up for Halloween, here's what each neighborhood would wear.

That's the whole post. It has nothing to do with real estate, and that's exactly why it works.

Nobody argues with your market update. Everybody has an opinion about whether their neighborhood is the witch or the vampire.

Hyde Park is the classic witch — established, recognizable, never trying too hard. Downtown is the vampire, polished and at its best after dark. East Austin is the DIY costume that turns a thrift-store find into the best look in the room. Dripping Springs is the cowboy. Clarksville is the friendly ghost. Mueller is the group costume that never shows up alone.

Swap in your city and your neighborhoods. You already know which one is which.

Then close it the way we did: did I get them right?

Because someone who would never comment on a listing will absolutely tell you that you got their neighborhood wrong. And now your comments are full of people who live a few miles from your next listing.

Comment TEMPLATE.

Consistency Compounds. XOXO, The Jenns.

Comment OCTOBER and we'll send you the link to join us Wednesday.October starts Thursday. If you don't have a plan yet, ...
09/27/2026

Comment OCTOBER and we'll send you the link to join us Wednesday.

October starts Thursday. If you don't have a plan yet, this is the hour that fixes it.

Wednesday, September 30 at 12pm we go live inside The Realtor Hive community and walk through every piece of October's content — what each post is for, which week it belongs in, and what to change so it sounds like you.

A few of the things we'll open up:

The House You Lost in June — is probably still sitting there.
Legally Speaking — I can't tell you where rates are going. Neither can anyone else.
Keep Me in Your Thoughts — nothing's wrong, I just want you thinking of me when it's time to replace your roof.
Best Trick-or-Treating in {City} — and it has nothing to do with the candy.
Don't Move to {City} — if these are deal breakers.

Already in the Hive? Two ways to sign up. Go to therealtorhive.com, open your dashboard, tap Events, then Sign Up. Or open Community in the main menu and hit Live in the bottom left corner.

Not in yet? Comment OCTOBER and we'll send you the link.

Consistency Compounds. XOXO, The Jenns.

Comment WAITING with a price and your city, and Edgar and Jorge will send back what waiting a year actually costs at tha...
09/27/2026

Comment WAITING with a price and your city, and Edgar and Jorge will send back what waiting a year actually costs at that price — and what happens if rates go the other way.

Your buyer wants to wait for spring. You didn't push back, because what were you going to say. You're not the Fed.

Here's what to say.

Rates hit 7.43% on Friday, a one-year high. Fannie has them at 6.7% for all of next year. So the best case anyone credible is putting on the table is about three quarters of a point, sometime next year — and the Fed is raising, not cutting.

Now give your buyer their best case anyway.

Say they're right and rates land exactly on 6.7%. On a $425,000 house they save about $2,256 over the year. But waiting cost them $7,825 — the house costs more, and they paid nothing down.

Right about rates. Still $5,569 behind.

That's the whole conversation. You're not predicting anything, and you're not telling them rates will drop. You're handing them the outcome they're hoping for and showing it still doesn't work.

Meanwhile 44.7% of August sales came with a seller concession — the highest on record, and more than half of sales in Austin, Dallas, San Antonio and Houston. The help they're waiting for is already on the table.

Three things to do this week instead: ask the seller to pay for it, buy the rate down, say ARM without flinching.

Comment WAITING.

Consistency Compounds. XOXO, The Jenns.

Comment KIT and we'll send you the virtual open house kit.How to run a virtual open house people actually show up to. Ei...
09/27/2026

Comment KIT and we'll send you the virtual open house kit.

How to run a virtual open house people actually show up to. Eight steps, and none of them are a fancy camera.

First, why bother. Three people want to see this house and can't come Saturday. The out-of-town buyer. The one working a weekend shift. And the neighbor who's curious but won't walk in — that last one is the most valuable person on the list, because nosy neighbors become sellers.

Announce it three times, not once. Nobody clears their evening for something they saw four hours ago. Two days out that it's coming. The day before, the one weird thing about the house. An hour before, "starting at seven, come see it."

Do it on a weeknight, not Saturday at two. Saturday at two is when people are already out. Evening is when they're on the couch with their phone, and that's the whole advantage of a virtual one — it fits where a real one can't.

Start at the street, not the front door. Walk up to it the way a buyer would. Show what's across the road, say what's four minutes away. They can see the kitchen on Zillow. They can't see the walk up.

Narrate it like a showing, flaws included. "This room is smaller than it looks online, and here's what still fits in it." People trust the agent who says the second bedroom is tight.

Have somebody else on the comments. You can't hold a phone, talk, and read questions at once. Their job is to feed you questions out loud and write down every name.

End with one ask, not three. "Comment ADDRESS and I'll send the full walkthrough and what it'd cost monthly." Then send it within the hour. Not tomorrow — they're still on the couch.

And don't let it die in your camera roll. The walk-up, the one weird thing, the honest flaw, the neighborhood bit. Four reels out of forty minutes of work you already did.

All of it comes with a virtual open house kit — the three announcement posts, what to say in the first thirty seconds, the follow-up messages, and hooks for the four reels. Brackets where your address goes.

Pick a house. Pick a weeknight. Run one this week.

Consistency Compounds. XOXO, The Jenns.

Comment TEMPLATES and we'll send you September's content.Here's how to share a market update people actually want.The us...
09/27/2026

Comment TEMPLATES and we'll send you September's content.

Here's how to share a market update people actually want.

The usual one is a chart of median sale price, year over year, county-wide, with four decimal places nobody asked for. Eleven likes, and you know how this goes by now.

Nobody lives in a county. They live on a street, and that's the only market they think about.

So write it like you're texting the neighborhood group chat, because that's genuinely what it's competing with. Somebody in that chat already said "did you see the Hendersons listed." You want to be the one who knows why.

Name the actual streets. Not "the 78704 area." The streets people drive on. "Three houses went under contract between Bouldin and South First this week." Someone who lives there just stopped scrolling.

Say what's sitting, not just what's selling. Everyone posts the wins. The sitting is the interesting part. "Two on the same block have been up forty days, both priced off last spring." That's the thing a neighbor forwards to another neighbor.

Add the thing only you would know. You were in four of those houses. Nobody else was. Which one had the better lot. Why the cheaper one is actually the harder sell. This is the whole reason to follow an agent.

One number, not nine. You're not a market report, you're a person who watches one. Pick the single figure that changed and say why it matters to someone who isn't moving. Days on market usually beats price.

End with a question a neighbor can answer. "Thoughts?" is not a question — nobody has thoughts on request. "Anyone know what's going in where the dry cleaner was?" Now your comments are full of people who live within a mile of your listings.

And if you'd rather not start from a blank page, September's Content block has fourteen carousels with the captions already written. Brackets where your city goes.

Post one about your street this week. Watch who comes out of the woodwork.

Consistency Compounds. XOXO, The Jenns.

Comment TEMPLATES and we'll send you the one-page checklist.Your just-listed post got nine likes and six of them were ot...
09/26/2026

Comment TEMPLATES and we'll send you the one-page checklist.

Your just-listed post got nine likes and six of them were other agents.

We've all done it. Front elevation photo, "JUST LISTED," beds, baths, square footage, address. Maybe a flame emoji if you were feeling something. Then nothing happens and you decide the algorithm hates you.

The algorithm is fine. Nobody outside the business cares about square footage.

You're announcing inventory. They're looking for a life. Five things go in a listing post that actually moves, and none of them are the square footage.

Name who it's for in the first line. Not "great starter home." Say the actual person. "For whoever's been priced out of Travis Heights and refuses to give up on the walkability." Someone reading that knows a person.

Lead with the one weird thing. Every house has one. The window seat. The garage somebody actually finished properly. The tree. Whatever made you say "oh" when you walked in — that's the first photo and the first sentence.

Say something true that isn't flattering. This is the one nobody does and the one that works. "The kitchen is dated and priced like it." Credibility beats polish, and the buyer who's fine with a dated kitchen just raised their hand.

Put the neighborhood in, not the zip code. Where you'd get coffee. What's a four-minute walk. You're selling a life someone is about to live, and the coffee shop is closer to that than the lot size.

Ask for the forward, not the DM. "Tag someone who's been looking in this pocket." Nobody forwards a listing ad. Plenty of people tag a friend in a house that sounds like them.

We put all five on one page so you can pull it up before you write the next one. It takes about thirty seconds to run a post against it.

And if you'd rather not start from a blank page at all, September's Content block has fourteen carousels with the captions already written. Brackets where your city and your neighborhood go.

Your next listing deserves better than nine likes.

Consistency Compounds. XOXO, The Jenns.

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