Advertise on podcast: Real Estate Practice Podcast by TALK52

This episode practices Asking Past Clients Who They May Know That Wants to Buy or Sell, from the TALK52 Dialogue Library: https://talk52.com/dialogue/asking-past-clients-who-they-may-know-that-wants-to-buy-or-s?week=44&day=tuesday. A Tuesday morning live practice works the referral conversation three times: the dialogue as written, a full role play, and a two-minute speed round that turns the phone call into a Zoom call. The ask never lands on the first try, and that is the point: how to ask again, and how to do it without pressure. What we cover Opening a past-client catch-up so the referral ask grows out of the conversation instead of arriving out of nowhereAsking who they know, then asking again with school, work, and church when the first answer is noPermission first: the client approves the introduction before any number changes hands, and the digital business card that makes passing it along easyTurning a phone check-in into a face-to-face: the quick Zoom call when you have not seen a client in a whilePractice and Join: https://talk52.com/Listen to the PodcastCheck Out Our BlogConnect on LinkedInFollow Us On TikTokThis content is for educational purposes only and does not guarantee results. Follow all Do Not Call regulations. Check the National Do Not Call Registry and local guidelines before outreach. Consult your broker or legal advisor when needed. Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently and not affiliated with any brokerage. The goal is simple: help you practice, lead generate, follow up, and track activity so you can build a consistent business. Make progress count. Results may vary. Legal Music by Coma-Media from PixabayPrivacy Policy...

This episode practices Gaining Commitment to Buyer Representation, from the TALK52 Dialogue Library: https://talk52.com/dialogue/gaining-commitment-to-buyer-representation?week=39&day=friday. When a buyer hesitates at the representation agreement, they are rarely objecting to you. They are asking what the signature commits them to. This session practices that conversation three ways: word for word, in your own voice, and freestyle, with the buyer played live. What we cover Leading with agreement questions (tie-downs) that build small yeses on the way to commitmentThe reassurance that works: if I am not doing my job, tell me, and we tear it up and part as friendsAnswering "Am I going to have to pay you directly?" with seller-paid compensation, shorter terms, and the walk-away optionMirroring and matching the buyer so the agreement feels like protection, not pressurePractice and Join: https://talk52.com/Listen to the PodcastCheck Out Our BlogConnect on LinkedInFollow Us On TikTokThis content is for educational purposes only and does not guarantee results. Follow all Do Not Call regulations. Check the National Do Not Call Registry and local guidelines before outreach. Consult your broker or legal advisor when needed. Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently and not affiliated with any brokerage. The goal is simple: help you practice, lead generate, follow up, and track activity so you can build a consistent business. Make progress count. Results may vary. Legal Music by Coma-Media from PixabayPrivacy Policy...

This episode practices Compensation and the Seller Net Sheet, from the TALK52 Dialogue Library: https://talk52.com/dialogue/compensation-and-the-seller-net-sheet?week=44&day=monday. A homeowner asks what percentage you charge to sell their home, and this practice works the conversation that answers with the whole picture: the seller net sheet, every expense of selling, and what the seller actually walks away with. What we cover: - Why answering the percentage question cold anchors the seller, and what to do instead - Walking the seller net sheet so your compensation sits inside the full cost picture - Handling "another agent quoted me 4%" with facts and proceeds, not a discount - Defending your fee with the list of everything an agent actually does Practice and Join: https://talk52.com/Listen to the PodcastCheck Out Our BlogConnect on LinkedInFollow Us On TikTokThis content is for educational purposes only and does not guarantee results. Follow all Do Not Call regulations. Check the National Do Not Call Registry and local guidelines before outreach. Consult your broker or legal advisor when needed. Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently and not affiliated with any brokerage. The goal is simple: help you practice, lead generate, follow up, and track activity so you can build a consistent business. Make progress count. Results may vary. Legal Music by Coma-Media from PixabayPrivacy Policy...

This episode practices Asking Friends and Family for Referrals, from the TALK52 Dialogue Library: https://talk52.com/dialogue/asking-friends-and-family-for-referrals?week=39&day=thursday. The catch-up call to your sphere is the conversation that should always be taking place, and this session practices it three ways: word for word, in your own voice, and freestyle. **What we cover** - Opening a sphere call with F.O.R.D.: family, occupation, recreation, dreams - The one natural line that asks what is happening in their neighborhood - Asking for an introduction in a way that makes a no comfortable - Following the conversation instead of forcing the script, and the eat the frog close Practice and Join: https://talk52.com/Listen to the PodcastCheck Out Our BlogConnect on LinkedInFollow Us On TikTokThis content is for educational purposes only and does not guarantee results. Follow all Do Not Call regulations. Check the National Do Not Call Registry and local guidelines before outreach. Consult your broker or legal advisor when needed. Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently and not affiliated with any brokerage. The goal is simple: help you practice, lead generate, follow up, and track activity so you can build a consistent business. Make progress count. Results may vary. Legal Music by Coma-Media from PixabayPrivacy Policy...

This episode practices The Conversation After the Event, from the TALK52 Dialogue Library: https://talk52.com/dialogue/the-conversation-after-the-event?week=43&day=thursday. You met someone at a networking event, and this follow-up conversation is how a quick introduction becomes a mutually beneficial relationship. What we cover Setting up the follow-up call so it feels natural, not salesyLearning their business first: ideal clients, common questions, ways to helpOffering introductions both ways and making it a genuine win-winLanding the next step with a coffee, a meeting, or a calendar linkPractice and Join: https://talk52.com/Listen to the PodcastCheck Out Our BlogConnect on LinkedInFollow Us On TikTokThis content is for educational purposes only and does not guarantee results. Follow all Do Not Call regulations. Check the National Do Not Call Registry and local guidelines before outreach. Consult your broker or legal advisor when needed. Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently and not affiliated with any brokerage. The goal is simple: help you practice, lead generate, follow up, and track activity so you can build a consistent business. Make progress count. Results may vary. Legal Music by Coma-Media from PixabayPrivacy Policy...

This episode practices Orienting Buyers to the Cost of Waiting in a High-Rate Market, from the TALK52 Dialogue Library: https://talk52.com/dialogue/orienting-buyers-to-the-cost-of-waiting-in-a-high-rate-market?week=43&day=wednesday. A buyer tells you they want to wait for rates to come down, and this dialogue turns that moment into a calm, numbers-first conversation about the time value of money. What we cover How the Cost of Waiting calculator frames the buy now versus wait comparisonWalking a buyer through price growth, loan size, and payment trade-offs without predicting the marketWhy the payment, not the rate, is usually the real concern underneathHanding the budget conversation to a lender or financial planner at the right momentPractice and Join: https://talk52.com/Listen to the PodcastCheck Out Our BlogConnect on LinkedInFollow Us On TikTokThis content is for educational purposes only and does not guarantee results. Follow all Do Not Call regulations. Check the National Do Not Call Registry and local guidelines before outreach. Consult your broker or legal advisor when needed. Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently and not affiliated with any brokerage. The goal is simple: help you practice, lead generate, follow up, and track activity so you can build a consistent business. Make progress count. Results may vary. Legal Music by Coma-Media from PixabayPrivacy Policy...

In this episode of the Real Estate Practice Podcast by TALK52, agents practice the Open House Guest Registration dialogue from the TALK52 Dialogue Library: https://talk52.com/dialogue/open-house-guest-registration?week=39&day=tuesday Hosting an open house is the easy part. Turning a walk-in guest into a registered contact you can follow up with is the skill. Darren Tunstall sets up the scenario and practices in the main room with Charlene, a new agent training in San Diego North Inland, while Tom and Lynn work the same dialogue in a breakout room. What we cover • Greeting guests at the door and asking them to register without making it awkward • Working the dialogue the TALK52 way: word for word, then guided, then freestyle • Capturing accurate contact details and setting the expectation for follow-up • Switching roles to hear the conversation from the guest's side of the sign-in sheet Practice and Join: https://talk52.com/Listen to the PodcastCheck Out Our BlogConnect on LinkedInFollow Us On TikTokThis content is for educational purposes only and does not guarantee results. Follow all Do Not Call regulations. Check the National Do Not Call Registry and local guidelines before outreach. Consult your broker or legal advisor when needed. Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently and not affiliated with any brokerage. The goal is simple: help you practice, lead generate, follow up, and track activity so you can build a consistent business. Make progress count. Results may vary. Legal Music by Coma-Media from PixabayPrivacy Policy...

Are you ready to turn a simple neighborhood yard sign into real real estate opportunities? In this episode, we break down a complete, low-pressure dialogue framework designed to connect with homeowners living near your newest property listings. You will learn how to handle catching a resident off guard, bridge the conversation from a casual sign mention into property value curiosity, and seamlessly transition into offering a high-value neighborhood market update. Stop giving cold sales pitches and start positioning yourself as the definitive local real estate resource. What we cover Handling unexpected calls with immediate, professional easeTransitioning visual sign awareness into real equity conversationsThe permission-based pivot to gather physical and email addressesCrucial self-reflection questions to judge where your script flows naturallyPractice and Join: https://talk52.com/Listen to the PodcastCheck Out Our BlogConnect on LinkedInFollow Us On TikTokThis content is for educational purposes only and does not guarantee results. Follow all Do Not Call regulations. Check the National Do Not Call Registry and local guidelines before outreach. Consult your broker or legal advisor when needed. Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently and not affiliated with any brokerage. The goal is simple: help you practice, lead generate, follow up, and track activity so you can build a consistent business. Make progress count. Results may vary. Legal Music by Coma-Media from PixabayPrivacy Policy...

In this live TALK52 dialogue practice session, we focused on one of the most important moments in the real estate process: helping a lead move from overwhelm to clarity.  Many buyers respond to an ad or inquiry with interest, but quickly feel stuck once they start thinking about financing, timelines, or where to begin. In this session, agents practiced how to reconnect after the initial conversation, reinforce the clarity already created, and guide the lead toward a simple, manageable next step.  The focus was not on pressure or pushing for commitment. Instead, the dialogue centered around:  Using context from prior conversations  Reducing uncertainty  Helping leads feel more confident  Simplifying financing conversations  Guiding buyers toward action at a comfortable pace Agents practiced how to validate hesitation, uncover preferences, and present two easy next-step options such as connecting with a lender or casually touring homes. The goal was to create momentum without overwhelming the client.  This episode is a reminder that real estate conversations are not about having the perfect dialogue. They are about helping people feel understood, supported, and clear enough to move forward. Practice. Lead generate. Follow up. Then log activity. Practice and Join: https://talk52.com/Listen to the PodcastCheck Out Our BlogConnect on LinkedInFollow Us On TikTokThis content is for educational purposes only and does not guarantee results. Follow all Do Not Call regulations. Check the National Do Not Call Registry and local guidelines before outreach. Consult your broker or legal advisor when needed. Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently and not affiliated with any brokerage. The goal is simple: help you practice, lead generate, follow up, and track activity so you can build a consistent business. Make progress count. Results may vary. Legal Music by Coma-Media from PixabayPrivacy Policy...

This live session goes beyond the dialogue on paper and shows how the conversation actually unfolds in real time. The focus is turning an online inquiry into a scheduled virtual tour, but more importantly, how you stay natural while doing it. You’ll hear how the conversation builds:  Starting simple without sounding scripted  Letting the lead share what stood out instead of assuming  Slowing down to match their pace and level of interest  Acknowledging what they care about before moving forward  Transitioning into a virtual tour without pressure  Offering clear next steps with specific options You’ll also notice the in-between moments. Pauses, adjustments, and small shifts that make the interaction feel real instead of rehearsed. This is what it looks like when you take a structured dialogue and actually use it in a live setting. If you want to get better at converting online interest into real conversations and appointments, this is the work.  Practice and Join: https://talk52.com/Listen to the PodcastCheck Out Our BlogConnect on LinkedInFollow Us On TikTokThis content is for educational purposes only and does not guarantee results. Follow all Do Not Call regulations. Check the National Do Not Call Registry and local guidelines before outreach. Consult your broker or legal advisor when needed. Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently and not affiliated with any brokerage. The goal is simple: help you practice, lead generate, follow up, and track activity so you can build a consistent business. Make progress count. Results may vary. Legal Music by Coma-Media from PixabayPrivacy Policy...

In this episode, we walk through the 15-minute buyer positioning conversation that should happen before showing homes. This is where most agents lose control of the process. They start touring without clarity, without structure, and without commitment. The result is confusion, wasted time, and buyers who are not fully aligned. This conversation fixes that. You will hear how to:  Set the frame before touring homes  Reference your buyer process without overwhelming the client  Clarify needs vs wants  Understand motivation and timing  Create confidence in decision making  Transition naturally into the buyer representation agreement The goal is simple: create alignment, establish your role as the guide, and secure commitment before you ever open a door. When done correctly, the home search becomes focused, efficient, and intentional. Practice this conversation. Refine it. Then use it before every showing. Practice and Join: https://talk52.com/Listen to the PodcastCheck Out Our BlogConnect on LinkedInFollow Us On TikTokThis content is for educational purposes only and does not guarantee results. Follow all Do Not Call regulations. Check the National Do Not Call Registry and local guidelines before outreach. Consult your broker or legal advisor when needed. Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently and not affiliated with any brokerage. The goal is simple: help you practice, lead generate, follow up, and track activity so you can build a consistent business. Make progress count. Results may vary. Legal Music by Coma-Media from PixabayPrivacy Policy...

When a seller says, “Let’s start high and lower it later,” most agents either push back too hard or go along with it and hope for the best. Neither approach works. In this episode, we walk through a practical, real-world dialogue for handling one of the most common pricing objections at the listing appointment. Using a simple but powerful framework, the pricing triangle, you’ll learn how to help sellers see what actually happens when a home is priced above market. This conversation shows how buyer activity shifts based on price, and why starting too high can quietly eliminate most of your potential audience before your home ever gets real traction.  Inside this episode:  How to introduce the pricing conversation without creating resistance  A clear way to explain how overpricing reduces buyer visibility  Why the first days on market matter more than most sellers realize  How to guide the seller to a better decision without being forceful  The exact flow from objection to agreement and next steps If you’ve ever struggled with sellers who want to “test the market,” this episode will give you a simple, repeatable way to lead the conversation with clarity and confidence. Practice the dialogue. Use it in your next appointment. Watch what changes. Practice and Join: https://talk52.com/Listen to the PodcastCheck Out Our BlogConnect on LinkedInFollow Us On TikTokThis content is for educational purposes only and does not guarantee results. Follow all Do Not Call regulations. Check the National Do Not Call Registry and local guidelines before outreach. Consult your broker or legal advisor when needed. Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently and not affiliated with any brokerage. The goal is simple: help you practice, lead generate, follow up, and track activity so you can build a consistent business. Make progress count. Results may vary. Legal Music by Coma-Media from PixabayPrivacy Policy...

What happens when a seller says, “I want my price, no matter how long it takes”? In this episode, you’re listening to a real conversation and practice session where we break down how to handle that exact situation without losing control of the conversation. This is not about pushing harder or backing off. It is about leadership. You’ll hear how to take actual market feedback, including real offers, and use it to guide the seller toward a more informed decision. How to move them from emotion into thinking. And how to stay firm while still respecting that the decision is ultimately theirs. We also touch on the bigger picture behind it all. The structure, the repetition, and why practicing these conversations daily is what actually builds confidence when you’re sitting across from a client. If you’ve ever felt stuck with a price-driven seller, this gives you a clear way to handle it. Practice the full dialogue here: https://talk52.com/dialogue/i-want-my-price-no-matter-how-long-it-takes-v1 (Create a free account to access it) Practice and Join: https://talk52.com/Listen to the PodcastCheck Out Our BlogConnect on LinkedInFollow Us On TikTokThis content is for educational purposes only and does not guarantee results. Follow all Do Not Call regulations. Check the National Do Not Call Registry and local guidelines before outreach. Consult your broker or legal advisor when needed. Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently and not affiliated with any brokerage. The goal is simple: help you practice, lead generate, follow up, and track activity so you can build a consistent business. Make progress count. Results may vary. Legal Music by Coma-Media from PixabayPrivacy Policy...

In today’s practice, we work through a real-world conversation focused on reaching out to homeowners to uncover potential seller opportunities and referrals. This dialogue shows how to open the conversation naturally, handle hesitation, and stay helpful without coming across as pushy. The goal is simple: create real conversations that lead to future opportunities while building trust in your market.  If you want more conversations like this, go practice it yourself. 👉 Download the dialogue and start practicing here:  https://talk52.com/dialogue/connecting-with-homeowners-to-find-seller-leads-and-referral-v1 You’ll need to create a free account to access it. Practice it. Then take it into the real world. Practice and Join: https://talk52.com/Listen to the PodcastCheck Out Our BlogConnect on LinkedInFollow Us On TikTokThis content is for educational purposes only and does not guarantee results. Follow all Do Not Call regulations. Check the National Do Not Call Registry and local guidelines before outreach. Consult your broker or legal advisor when needed. Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently and not affiliated with any brokerage. The goal is simple: help you practice, lead generate, follow up, and track activity so you can build a consistent business. Make progress count. Results may vary. Legal Music by Coma-Media from PixabayPrivacy Policy...

In today’s episode, we dig into one of the most reliable ways to start real conversations in your farm: circle prospecting around recent activity. We open the session with a simple question that drives the whole practice: how do you talk to neighbors about a listing, sale, or escrow update in a way that feels natural and creates real opportunities? Dan shares how he has used this exact dialogue to secure three listings and build a steady pipeline of leads. He explains why this script works, how he pivots when a homeowner is not planning to sell, and how he uses a complimentary valuation to stay top of mind. From there, the team practices the dialogue live. You’ll hear how different agents open the call, confirm details, handle hesitation, and guide the conversation toward a valuation, CMA, or follow-up. The group also covers how to ask for property details, how to talk about upgrades, and how to keep the tone easy and conversational. If you want the full script we used in this session, you can download it at:  https://talk52.com/dialogue/week44-day-thursday This episode gives you a clear, real-world look at what agents are saying right now and how these simple conversations can turn into listings. Practice and Join: https://talk52.com/Listen to the PodcastCheck Out Our BlogConnect on LinkedInFollow Us On TikTokThis content is for educational purposes only and does not guarantee results. Follow all Do Not Call regulations. Check the National Do Not Call Registry and local guidelines before outreach. Consult your broker or legal advisor when needed. Presented by Darren Tunstall, licensed real estate agent (DRE #01853445). This podcast is produced independently and not affiliated with any brokerage. The goal is simple: help you practice, lead generate, follow up, and track activity so you can build a consistent business. Make progress count. Results may vary. Legal Music by Coma-Media from PixabayPrivacy Policy...