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Here's your 500 words for Ep 247: How To Explode Your Market Share In A Changing Market The real estate market you built your business in five years ago doesn't exist anymore. Portals are declining — Zillow, REA, CoStar are all bleeding value as sellers and buyers route around them. Google's rolling out AI home search. Meta's Andromeda algorithm is rewriting how ads get distributed. Agents who keep running their marketing the old way are about to get quietly buried. Here's the uncomfortable truth: market share isn't won by the agent with the biggest budget anymore. It's won by the agent who can test more, learn faster, and adapt before the market shifts again. That's the entire game now — velocity of learning, not size of spend. Most agents run one ad. Maybe two, if they're feeling ambitious. They write the copy, pick an image, hit publish, and hope. When it doesn't work, they blame "the market" or "Facebook being broken." What's actually broken is the approach — one ad tells you nothing. You need volume of variations running simultaneously to find out what the market actually responds to right now, this month, not last year. This is where the Four Engines framework comes in — Ad, Destination, Nurture, Warm Call. Most agents obsess over the Ad engine and ignore the other three, which is like building a beautiful storefront with no one at the register. You can have the highest-converting ad in your market and still lose the sale because your Destination page doesn't build trust, your Nurture sequence goes cold after one text, or nobody follows up with a warm call while the lead is still hot. The agents actually exploding their market share right now are doing three things differently. First, they're testing dozens of ad combinations at once instead of one at a time — letting the data pick the winner instead of their gut. Second, they're capturing clicks at a fraction of the industry cost. Where most agents are paying $1–2 a click, the agents winning are getting 5–10¢ — meaning they can outspend and outlast competitors on the same budget. In Vendor Paid Advertising markets like Australia and New Zealand, that gap compounds fast because sellers are literally funding the ad spend. Third, they're not letting a single lead go cold — automated nurture picks up the second the ad does its job. That's the mechanism behind AdMachine.dev. It's not a magic bullet — it's a system that builds and tests multiple ad combinations on Meta and Google simultaneously, shifts budget automatically to whatever's winning, and hands every lead straight into a nurture and follow-up engine so nothing dies in an inbox. Market share doesn't move because you tried harder. It moves because you tested more, wasted less, and followed up faster than the agent next door. In a changing market, that's not a nice-to-have — it's the whole game.

Most real estate agents still rely on inconsistent prospecting rather than a permanent lead-generation system. In this episode, Ray Wood explains why generating leads on autopilot is becoming essential for agents who want to build a more predictable and scalable business. Ray breaks down how AI Ad Machine creates and tests dozens of property ads across Facebook and Instagram, automatically directs the budget toward the strongest performers, captures qualified leads, and begins the follow-up process immediately through automated text messages and emails. He also explores why owning your own lead data is far more valuable than paying expensive lead companies that may charge high lead fees and take a percentage of your commission. You’ll discover: • Why property listings are one of the most powerful lead-generation tools • How AI can create, test, and optimize 40 to 50 ads at once • Why some Ad Machine campaigns generate clicks for under 10 cents • How automated follow-up helps build trust with buyers and sellers • Why owning your database gives you a long-term business asset • How one recent campaign generated 27 leads in only four days • Why consistent lead generation can place you among the top-performing agents Ray’s message is simple: the agents of tomorrow are building automated lead-generation systems today. Set up a demo call with Ray here Transcription 😎 "Hi, and welcome back to the show. Ray Wood here. Thank you for tuning in. I want to get into something pretty important today. I don’t have a definitive statistic for this. I’ve done a fair bit of research, and I’ve spoken to real estate trainers, coaches, and agents. I also speak with agents every day about the percentage of agents who have a permanent lead-generation process in place. What is generating leads for agents while they’re asleep, at the gym, dropping the kids at school, on holiday, doing a deal, holding an open house, or simply living their lives? I maintain that the percentage of agents who have a permanent lead-generation method in place is less than five percent. Let’s call it five percent. I can’t see any evidence that the figure is much higher. As you can probably tell, this is another episode from the road, and the road is a little bumpy. In any case, I’ll soldier on. One of the things that astounds me about that estimate is that generating leads is the number one thing every real estate business needs. When a real estate business goes broke, it’s usually because it doesn’t have enough listings, it has too many expenses, or both. If you’re running a business with a lot of expenses, the fix is relatively straightforward: reduce your expenses or increase your number of listings and sales. It’s much easier to do when you know what actions to take. At AdMachine.dev, we’re working with hundreds of agents, primarily in Australia, New Zealand, Canada, and the United States. We work with amazing agents, teams, business owners, and marketing professionals to help them generate leads on autopilot. Let me quickly explain how it works. The first thing we do is create a campaign around a property for sale. We’ve tested free appraisals, free evaluations, upsizing, downsizing, niche marketing, and many other ideas. Nothing has the power of a property listing. Nothing has the same credibility, reach, marketing impact, or profile as a property for sale. When you promote a property for sale, you’re showing people what you do. You’re marketing your services without begging for business. So why not capture leads from those ads? The first thing our clients do inside Ad Machine is create 40 or 50 ads. It takes approximately two or three minutes to set them up. We have some incredible AI prompting working in the background. Our system is powered by several AI platforms, including Anthropic and OpenAI. Ad Machine essentially does two things. First, it creates 40 or 50 ads and launches them simultaneously across Meta’s platforms, including Facebook and Instagram. Most of these campaigns operate on a total budget of only five to ten dollars a day. That’s not five or ten dollars per ad. That’s the budget for the entire campaign. The second thing the AI does is monitor all of those ads around the clock. It quickly identifies which ads are attracting attention. It then directs the budget toward the best-performing ads and reduces or eliminates spending on the worst-performing ads. Meta doesn’t necessarily do that for you. As long as you continue spending money, Meta isn’t particularly concerned about whether you’re getting the best possible results. That’s why many agents are paying one or two dollars per click, while more than 90 percent of the clicks our clients receive cost less than ten cents. That is the power of AI, and that is the power of modern marketing. It’s happening right now. The next stage is lead generation. Someone sees the advertisement and wants to learn more about the property. They complete a short questionnaire. We’re having a lot of success using Meta lead forms. They provide their first name, last name, email address, and phone number, along with answers to a couple of qualifying questions. Those questions are important because they help qualify the lead. Without them, you may attract more tire kickers and people who waste your time. These leads ultimately need to be followed up, which is probably another conversation for another day. The lead then enters our backend CRM, and that’s when the automation begins. Let’s say a new lead comes in. As soon as they hit Submit, they receive a text message thanking them for completing the form and letting them know that someone will be following up. It’s a highly scripted response that we’ve been testing for the past 12 months, and it’s working brilliantly. Additional text messages and emails follow, so the nurturing process begins immediately. The system also begins building trust. Success in real estate often comes down to a seller saying, “Mary, would you please come and list my house for sale?” That decision is based on trust. By responding promptly and following up diligently, you demonstrate that you’re serious and professional. All of this is happening while you’re doing something else. I know there are many agents using professional lead-generation companies. There are dozens of businesses selling leads, and I’m not a fan of that model. Obviously, I’m promoting Ad Machine, so you might say, “Of course you’re not a fan of it, Ray.” However, I don’t particularly care whether you use our service. What matters is that you use a system that allows you to own the lead, keep the full commission when you make a sale, and retain ownership of the data. Advertising on social media is incredibly powerful, but if your advertising stops tomorrow, you can lose those connections because you don’t own the audience on Facebook or Instagram. When someone opts in and gives you their name, email address, and mobile number, you have the permission, platform, and opportunity to begin marketing directly to that person. You own that data. Some lead companies charge 30, 40, 70, or more than 100 dollars per lead. Many also ask for 20, 30, or 40 percent of your commission when a transaction closes. Perhaps you’re using a company like that. Maybe it’s working exceptionally well for you. However, the pricing charged by these companies is only likely to increase. I maintain that you can do exactly what they’re doing, or do it even better. I know many of these companies aren’t using systems like Ad Machine to create 40 or 50 ads. They’re often creating a single advertisement and generating leads from that. Why not own the data from the beginning? We estimate that the fully loaded cost per lead through Ad Machine is approximately five or six dollars. That includes the subscription and the social media advertising costs. Instead of paying 40, 50, 70, or 100 dollars per lead, you may be paying only six dollars. That is the advantage. When you become an agent who automates lead generation and generates leads on autopilot, you accomplish two important things. First, you move into the top five percent of agents who are actively doing this. The most successful agents have systems for generating leads consistently. I know that because I speak with them every day. Second, you own the data and continue adding new contacts to your database every day. Imagine bringing in one new lead every day. That’s 365 leads a year. Bring in ten leads a day, and that’s 3,650 leads a year. Here’s an interesting example. We recently brought on a new client who started marketing a single property for sale. They’re spending ten dollars a day. They’re now into their fourth day and have already generated 27 new leads. Every one of those leads is being automatically followed up and nurtured. Four days earlier, they had no leads being generated on autopilot. Now, they’re averaging almost seven leads per day. That is the power of automation. That is the power of AI. And that is the power of combining these systems with platforms like Facebook and Instagram. I know many agents have a love-hate relationship with social media. You may feel like there aren’t many alternatives for marketing. The truth is, there really aren’t. What are you going to do instead? A letterbox drop? Letterbox drops can work, but they’re difficult...

What if your past clients, old buyers and open-home contacts could be called automatically—every day—so you never miss the next listing opportunity hiding in your database? In this episode, Ray Wood speaks with Kristian Russell from K2X Auto about AI-powered calling technology that can contact your database, uncover potential sellers, qualify buyers, update contact details and book appraisals on your behalf. Built using learnings from more than 8 million real estate prospecting calls, K2X Auto combines proven human scripts with conversational AI to create more real conversations without your team living on the phone. For agents in Australia and New Zealand, this is a powerful look at how AI can turn an underused database into a consistent source of future business. Connect with Kristian at https://www.k2x.com.au/

A rapidly growing number of agents are turning their back on the stress and expense of running a business and leveraging their experience and skills to make big money by focusing exclusively on listings and sales. In this episode, Ray Wood catches up with respected New Zealand agent, auctioneer and former multi-office owner Wayne Maguire, who has made exactly that move. After building successful Ray White businesses, managing teams and carrying the pressure of overheads, staffing, systems and office costs, Wayne made a deliberate decision to get back to what he does best: winning listings, building relationships, negotiating hard and selling property. Wayne’s message is simple: the money is often in selling real estate, not in carrying the risk and responsibility of running multiple offices. He shares how he is rebuilding his personal sales business by combining proven old-school prospecting with modern digital marketing. From consistent letterbox drops and database communication to video, appraisal campaigns and online marketing, Wayne is making sure his local market knows that when they list with him, he is personally involved from the first conversation through to the final negotiation. He also explains why AI is becoming an essential advantage for agents who want to create more leverage, improve their marketing, stay on top of communication and run a more efficient sales business. But Wayne is clear: technology does not replace the skills that matter most. The best agents still ask better questions, listen closely, build trust, understand people and negotiate confidently in the lounge room. In this episode, you will discover: Why business ownership is not always the most profitable path for ambitious agentsHow to rebuild your profile and market awareness when returning to frontline salesThe prospecting methods Wayne still relies on every weekWhy personal involvement creates a powerful point of difference with sellersHow AI can help agents create more leverage without losing the human connectionThe discipline, structure and habits behind sustained sales performanceWhy your face-to-face listing and negotiation skills remain your greatest advantage This is a must-listen episode for agents who are tired of being buried in admin, team issues, overheads and operational stress—and want to get back to doing the work that creates income, freedom and momentum. Sometimes the smartest move is not to build a bigger business. Sometimes it is to become a better, more focused salesperson. Connect with Wayne at waynemaguire.com

Welcome back to the show. I’m Ray Wood. Today, I need to be a little blunt—because I am genuinely worried for a lot of agents. Not worried because real estate is disappearing. It is not. I’m worried because a massive shift is happening right now, in plain sight, and too many good agents are still treating AI like a novelty, a passing trend, or something they will “get around to” later. Later may be too late. The way people find property, research agents, consume marketing and decide who to trust is changing faster than our industry has ever seen. AI is changing search. It is changing advertising. It is changing how cheaply and quickly an agent can create campaigns, capture leads, follow them up and build a database. And somewhere right now, probably in your market, there is an agent who is already doing this. They are running dozens of ads instead of one. They are getting more clicks for less money. They are capturing names, emails and phone numbers instead of sending valuable traffic away. They are following up instantly, professionally and consistently—even while they are asleep. They are building a machine. Meanwhile, many agents are still boosting the occasional post, paying portals more every year, relying on referrals, and hoping their market share holds. That is why I feel urgency around this. You do not need to become an AI expert. You do not need to disappear into courses or spend months trying to understand every new tool. But you do need to act. Because the agents who build automated lead systems now will have a compounding advantage: more contacts, more conversations, more trust, more listings and more future business every single month. In this episode, I’m going to walk you through the four engines that turn your marketing into leads on autopilot—and why, in my view, this may be the most important business system you ever build. Let’s get into it. Let's set up a call. https://admachine.dev/

Joe Wilson has spent 12 years in the trenches of real estate — as a top producer, national coach, and now Growth Director for eXp Realty's US West. He's the guy in the room that other top agents call when they want the real answer, not the generic one. In this episode, Joe gets direct about what's actually separating agents who are thriving from those who are quietly falling behind — and it has nothing to do with market conditions. We get into the AI conversation nobody's having honestly, why your database is at risk right now even if you think it's solid, and the dead-simple content strategy Joe's coaching clients are using to generate third-party validation on autopilot. If you've ever wondered what the difference is between a $250K agent and a $500K agent — Joe audited his own coaching clients and found the answer. It's not what you think. IN THIS EPISODE: Why "AI won't replace agents" is the wrong question entirelyThe one social media move generating 30–60 days of content from a single 10-minute Zoom callWhat the collapse of Zillow, CoStar and REA's share prices is really telling usWhy your database is more vulnerable than you think — and what agents with social media locked in are doing about itThe RAS principle: why consistency beats virality every timeJoe's "excavator vs shovel" framework for working smarter in this market CONNECT WITH JOE WILSON Instagram: @joewilsonrealestatecoach Free community + training → hit his Linktree from Instagram

What We Cover in This Episode: How Andrew started in a 60 square meter "hole in the wall" office in 1988 alongside his father and partner Craig Gillies — and what finally made them get seriousThe turning point conversation in 1995: "Get good at this or get out"How they went from 4–5 sales a month to 30 — and what changedThe "Family Village Tribe" framework (from Flight Centre founder Graeme Turner) and how it shaped their expansion strategyWhy growing a bigger team didn't mean more sales — and the counterintuitive fixThe journey from 1 office to 23 offices across Southeast Queensland, managing nearly 8,000 rental propertiesWhy Andrew resisted franchising early on — and why he now calls that a mistakeWhat broke during COVID and the hard reset back to 8 hub officesThe new franchise model: why every partner must succeed, not just surviveWhat Coronis looks for in a franchise partner (minimum $600K GCI — and why)The "Stafford Blueprint" — Andrew's model for agent financial freedomWhat Andrew brought back from Harvard Business School about AI and human natureThe 5 things humans will always want — and why that matters for real estate's futureWhy Andrew completely reversed his view on technology replacing agentsHis #1 tip for using AI: start with the outcome, work backwards

Chris Janzon, eXp Australia National Director, explains why more entrepreneurial agents are exploring freedom, equity, revenue share and a lower-cost way to build their real estate business. Is the traditional real estate model costing agents too much? It’s a question more and more agents are starting to ask. For decades, the standard real estate career path has looked pretty much the same: Join an office. List and sell. Pay a large split. Work long hours. Carry the pressure. And, for many agents, keep doing it until the day they stop. But what happens when the model itself starts to change? In this episode, I sit down with Chris Janzon, National Director of eXp Australia, for a very open conversation about why some entrepreneurial agents are starting to look beyond the traditional franchise model. Now, I know many agents are sceptical when they hear about eXp. I get it. Real estate agents are pitched “new models” all the time. Most of them sound great on the surface, but once you look under the hood, they don’t always stack up. That’s why I wanted to have this conversation with Chris. Not as a sales pitch. But as a genuine look at how the model works, who it suits, who it probably doesn’t suit, and why some high-performing agents are paying much closer attention. In the interview, we talk about: How the eXp commission cap works in Australia Why some agents may be giving away far more than they realise The role of equity and stock ownership in an agent’s long-term wealth How revenue share works, and why it’s different from traditional recruitment Why Chris believes the model appeals to entrepreneurial, self-sufficient agents How cloud-based real estate businesses can reduce overhead and complexity Why lifestyle, freedom and family time became such a big driver for Chris And what agents should be looking at inside their own profit and loss right now One of the biggest takeaways for me was this: Real estate agents work incredibly hard for their money. It’s not just what you make that matters. It’s what you keep. And for agents who are writing serious numbers, even a small difference in structure can become a very big difference over one year, five years, or the rest of their career. Chris also shares his own story of moving from a traditional business ownership model into eXp, while still running his own real estate business, maintaining his lifestyle, and continuing to build something bigger than just the next transaction. Whether you’re curious, sceptical, interested, or simply want to understand what all the talk is about, I think you’ll find this conversation worthwhile. You may come away convinced. You may come away with more questions. Or you may decide it’s not for you. But either way, I think every serious agent should at least understand the model before dismissing it. Enjoy the episode, Ray

In this episode of Top Agents Playbook, Ray Wood speaks with Dr. Tim Stafford, a professor, learning strategist, futurist and specialist in online learning and digital engagement. Tim shares a powerful framework for understanding how people engage in crowded digital spaces — something every real estate agent needs to understand in today’s noisy social media environment. At the heart of the conversation is Tim’s “4 U’s” framework for human engagement online: Useful — Your content must quickly show people that it solves a real problem. Unique — Your message needs to clearly communicate what makes you different from every other agent, business or brand competing for attention. Urgent — Not in a panic-driven way, but by helping your audience understand why the issue matters now. Ultra-specific — Vague content gets ignored. Specific content builds credibility, clarity and trust. Ray and Tim discuss why most marketing fails because it focuses too heavily on the product or service, rather than the problem the audience is trying to solve. For real estate agents, this means moving beyond generic posts like “Thinking of selling?” and instead creating content that speaks directly to the concerns, questions and emotions of homeowners and buyers. A major theme of the episode is trust. Tim explains that trust is not built by simply telling people you are an expert. It is built when your audience feels you understand their problem, have solved it before and can guide them with confidence. The conversation also explores how AI is changing the future of marketing, learning and business. Tim explains that AI is especially powerful at removing the “blank page” problem and helping people move faster through the early stages of creating content, courses, research and strategy. But he also makes the important point that AI does not replace human nuance, judgement or expertise — it helps accelerate the work humans already do well. For real estate agents, this episode offers a practical reminder: success online is not about posting more random content. It is about building a long-term digital community around useful, specific and emotionally relevant conversations. Key Takeaways for Real Estate AgentsReal estate agents are not just competing with other agents — they are competing with everything in the social media feed. Your content must show value quickly. The best marketing starts with the audience’s problem, not your service. Specificity builds trust faster than broad claims. AI can help agents create better content faster, but the human insight still matters. Long-term digital trust is built through consistent, relevant conversations. Connect with Tim at https://drtimstafford.com

The market is changing right now. Maybe not in your area, but in most. Buyers have lost their urgency, and the list-to-sell-time is starting to blow out. So how are agents getting buyers and sellers together? In this episode, I'm taking a close look at the best way to prepare your sellers for a sale. Cheers Ray

In this episode, I talk about offering a prompt, but I completely forgot to share. Here's a prompt I asked Listing Engine to create for a landing page. Prompt: [Location] is ...insert your city. You are a world-class direct response landing page designer, conversion copywriter, and Go High Level AI Studio website builder. Create a simple, clean, mobile-first landing page designed to generate property appraisal leads from homeowners in [Location]. The purpose of the page is to invite homeowners to submit their details so they can receive a fully researched, accurate property market update for their own property within 24 hours. The page should feel professional, local, trustworthy, premium, and helpful. DESIGN STYLE Use a modern real estate lead generation style. The page should be: - Mobile-first - Clean - Premium - Uncluttered - Easy to read - Focused on one clear action Use a dark charcoal background with white text. Use bold, tightly spaced Inter font throughout the page. Use strong contrast with an electric blue accent colour for buttons, icons, highlights, borders, glow effects, and key visual details. On desktop, use a simple two-column hero layout: - Left column: hero copy - Right column: 24-hour clock graphic and opt-in form Keep the text column and opt-in form visually close together so the page feels focused and conversion-driven. On mobile, stack the hero copy first, then the clock graphic, then the opt-in form. Do not add unnecessary navigation links, menus, extra buttons, or distracting sections. TOP BANNER At the very top of the page, add this centred context line: HOW MUCH IS YOUR [Location] PROPERTY WORTH TODAY? Make this line bold, clean, and highly visible, but not larger than the main hero heading. HERO SECTION — LEFT SIDE Hero Heading: Our Free 24 Hour Update Delivers A Researched and Accurate Property Market Opinion. Subheading: Find out what your property could be worth in today’s market with a personalised market opinion prepared specifically for your [Location] home. Supporting Copy: No generic estimate. No automated guesswork. Just a researched property market update based on recent local sales, current buyer activity, comparable properties, and today’s market conditions. Add these 5 bullet points with check icons: - Receive your personalised property market opinion within 24 hours - Based on current [Location] market data - Includes recent comparable sales and local buyer demand - Helpful whether you’re thinking of selling now, later, or simply curious - Free, accurate, and obligation-free Below the bullet points, add a small trust line with a shield icon: Prepared by a local property professional with current market knowledge HERO SECTION — RIGHT SIDE At the top of the right column, above the opt-in box, create a large, prominent round 24-hour clock-style graphic. The clock graphic should look sleek, modern, and premium. It should include: - Circular timer ring - Subtle electric blue glow - “24 HR” displayed clearly inside the graphic - Clean, minimal real estate style Below the clock graphic, create a clean opt-in box/card. The opt-in box should have: - Slightly lighter charcoal background - Rounded corners - Subtle shadow - Subtle electric blue top gradient line - Strong visual focus Opt-in Box Heading: Get Your Free 24 Hour Market Opinion Opt-in Box Subheading: Enter your details below and we’ll prepare a researched property update for your home. Form Fields: - First Name - Address of Property to be Assessed - Email - Mobile Add a tick box with this exact wording: I’m planning to sell. Please send me your marketing options and costs. CTA Button: Get My 24 Hr Market Opinion Button style: - Large - Full width - Rounded corners - Bold text - Bright electric blue background - High contrast - Strong hover effect if possible Below the CTA button, add this privacy microcopy: Your details are private and will only be used to prepare your property market update. HOW IT WORKS SECTION Below the hero section, add a simple “How It Works” section. Keep this section clean, short, and visually simple. Heading: How It Works Add 3 steps with simple icons: Step 1: Submit Your Property Details Step 2: We Research The Local Market Step 3: Receive Your 24 Hour Market Opinion CLOSING CTA SECTION Add a final simple closing CTA section. Text Want to know what your [Location] property could sell for in today’s market? Button: Get My 24 Hr Market Opinion IMPORTANT INSTRUCTIONS - Keep the page focused on one action only. - Do not add unnecessary navigation links. - Do not make the page busy. - Prioritise mobile readability. - Make the opt-in form the main visual focus. - Use strong spacing, bold headings, and clean sections. - Keep the design premium, local, trustworthy, and conversion-focused. - Make sure the page is suitable for real estate agents generating homeowner appraisal leads.

I know Barwon Heads, Victoria (Australia) very well. It's a beautiful coastal town about ninety minutes from Melbourne, nestled into the dunes where the Barwon River runs into Bass Straight. It's also a very popular target for Melbourne families looking for the ultimate beach house retreat. There are long-established loyalities where old habits die hard. So, you might imagine that this was not the easiest of places to start a real estate business from scratch. But that's what Christian Bartley did, then worked hard to build market share and ultimately dominate the Barwon Heads real estate market. In this interview, Christian breaks down exactly how he did it. With a surprising blend of proven old-school strategies and new-school tech and media ideas, Christian and his growing team built an impressive brand that property sellers and buyers are drawn to. If you're working to grow your agency, or you're in week one of your new career, Christian has more than a few proven ideas to share. His mantra is that many agents are big on training but struggle with execution. And in his new role as coach and mentor to Australia's new class of future-focused agents, Christian brings many years of hard-won experience and proven ways to execute your way to success to the table. You can start the conversation and connect with Christian at Real Mentor

It's always fun catching up with Greg McDaniel because he's always up to something cool. Here's a summary of our session: Absolutely, Ray. Here’s a detailed summary shortened to roughly 20% of the original wording. Podcast Interview Summary: Ray Wood with Greg McDanielRay welcomes longtime friend Greg McDaniel from Grass Valley, Northern California. After a relaxed opening chat about Greg’s 10-acre property, mowing, weather, and life in Northern California, the conversation turns to what is currently working for real estate agents in social media marketing and advertising. Greg says agents have never had more opportunity to create their own media. They no longer need a full studio setup; a smartphone, simple microphone, and free or low-cost editing tools like CapCut are enough to produce useful content. He emphasizes that agents can now use AI tools such as ChatGPT and prompt libraries like AIPRM to generate video ideas, captions, YouTube titles, descriptions, tags, and content frameworks quickly. A major theme is that agents often feel overwhelmed by all the marketing options available, but Greg argues the answer is simpler than most people think: stay visible, stay relevant, and keep having conversations with your audience. He uses his and Ray’s friendship as an example. Even though they have known each other for around 10 years and never met in person, they have stayed connected through podcasts, conversations, and regular contact. That same principle applies to agents and their audience. Greg recommends agents post short-form content daily on Instagram, Facebook, YouTube Shorts, and other platforms. He says agents should pay attention to who watches, likes, comments, or reacts to their content, then personally reach out and start conversations. Rather than treating social media as a broadcasting platform only, agents should use it as a relationship-building tool. When Ray asks what type of content works best, Greg suggests documenting daily life. He compares each part of the day to a chapter in a book: morning routines, coffee stops, drives, meetings, funny moments, local observations, family life, pets, community stories, and real estate insights. His advice is to make content that is interesting, personal, and relatable, not just constant real estate sales messages. Greg recommends following an 80/20 rule: around 80% of content should be fun, interesting, community-based, or personality-driven, while 20% can be more directly related to business. He notes that kids and pets can attract engagement, though agents should only include family if they are comfortable doing so. Ray jokes that featuring his dogs in marketing videos could make their expenses feel like marketing costs, leading to a humorous side discussion about dogs, grooming, cleaning, and checking with a CPA. The conversation then moves into YouTube. Greg believes YouTube is a powerful free platform because once content is created, it can continue working long term. However, he says fewer than 1% of agents will actually take action. Ray asks why, and Greg bluntly says laziness is often the main barrier. He explains that many agents know what they need to do, but avoid it because they feel they have nothing to say or do not want to be on camera. Greg shares an example of a successful Silicon Valley agent who has deep local knowledge, a long real estate career, children who grew up in the area, a wife who teaches locally, and strong opinions about coffee — yet still feels he has nothing to say. Greg points out that this agent could easily create local coffee tours, community videos, tech-area commentary, and neighborhood stories. The lesson is that agents already have content all around them; they simply need to start filming. Ray and Greg discuss simple equipment, including the Hollyland Lark M2 microphone, which Ray recently bought and found impressive. Greg shares a practical tip: clip the tiny microphone under the brim of a cap for clear audio while filming casual videos. The discussion then shifts to YouTube trends. Greg mentions that large channels like MrBeast are seeing major changes in views as YouTube places more emphasis on Shorts and shorter content. He believes this creates an opportunity for smaller creators and independent agents to gain more visibility. Greg also mentions using tools like VidIQ and Thumbnail Creator to improve YouTube thumbnails, titles, SEO, descriptions, and tags. Greg demonstrates AIPRM inside ChatGPT, showing Ray how pre-built prompts can generate optimized YouTube titles, descriptions, tags, and hashtags. He enters a sample real estate topic and the tool produces multiple title options, a short description, and keyword tags that could be copied into YouTube Studio. Ray is impressed by how much time this could save. Ray then shares what he is seeing with AI Ad Machine clients: property listing ads are generating some of the strongest results. Rather than simply offering free appraisals or asking for listings, agents can advertise actual properties, send traffic to a Meta lead form or landing page, and capture buyer and seller leads. These leads can then flow into Go High Level for automated text and email follow-up. Ray argues that a great listing has enormous pulling power because it shows the agent actively marketing real estate, not begging for business. Greg agrees and adds that ads and content need to match the local audience. A generic message will not work equally well in Miami, San Francisco, Salt Lake City, Grass Valley, or a beach town. Agents should speak the language of their community. For example, in Grass Valley, a real estate agent could create a video using a zero-turn mower or tractor dealership as a metaphor for teamwork and market knowledge. In a beach town, an agent should be on the beach talking about local lifestyle, restaurants, and community news. The core marketing message from Greg is that agents should stop begging for business and instead become a trusted source of information. They should talk about their industry, community, local market, lifestyle, and daily experiences in a way that feels human and useful. Ray adds that testing is now easier than ever. In the old newspaper days, agents ran one ad and hoped it worked. Today, they can run many variations and quickly identify what gets attention, clicks, and leads. This ties directly into Ray’s broader AI Ad Machine philosophy: test multiple ad angles and let the data show what works. Toward the end, Greg introduces Google Flow from Google Labs, describing how it can create AI-generated images from photos and prompts. He gives a playful example of generating an image of family members riding horses, grandchildren running around, and himself on a lawnmower being chased by a kangaroo. More practically, he suggests agents could use AI image tools to help buyers visualize themselves in a property, such as creating an image of a family enjoying a kitchen or living space, while cautioning agents to check rules and avoid anything misleading or discriminatory. Greg also promotes his own podcast, RE Geeks, which focuses on real estate, technology, and how tech influences agents and consumers. He explains that his longtime tech partner Michael is involved, and they discuss practical ways agents can use technology in their business. The episode closes with Ray thanking Greg and promising to include links in the show notes to the tools discussed, including AIPRM, the Hollyland Lark M2 microphone, Google Flow, VidIQ, Thumbnail Creator, and RE Geeks. Key TakeawaysThe strongest message from the interview is that real estate agents do not need complicated marketing. They need consistency, personality, community relevance, and a willingness to create. A smartphone, simple microphone, AI tools, and daily local observations are enough to start building attention. Agents should use short-form video, YouTube, stories, reels, and listing ads to stay visible and start conversations. The best content is not always polished or formal; it is often personal, local, useful, and human. Ray’s major ad insight is that great property listings are still one of the strongest lead-generation assets agents have. When promoted properly through social ads, lead forms, landing pages, and CRM follow-up, listings can become powerful buyer and seller lead machines. Greg’s major content insight is that agents already have more than enough to say. Their local knowledge, daily routines, clients, pets, coffee shops, neighborhoods, listings, and lifestyle stories can all become content. The agents who win are the ones who stop overthinking and start publishing.

What's the best ad for generating motivated seller leads? After working with more than 500 real estate professionals and agencies, testing thousands of ads, and tracking over $2 million in client ad spend across the last 3 years, we’ve seen exactly what gets attention, what drives clicks, and what helps generate seller opportunities. ...and the #1 ad might surprise you! This episode is all about the ads that won, why they won, and how you can quickly model the formula instead of wasting time guessing. Let's connect

Episode Summary My Interview with Peter Hutton If you’re thinking about taking the plunge and launching your own independent real estate agency, then this interview with industry legend Peter Hutton is a must-listen. And even if you’re not, you’ll still take away a stack of value and plenty of fresh ideas. My biggest takeaway from this conversation was the way Peter thinks far beyond the obvious branding decisions to build deep, practical strategy. Peter and his wife Karen have enjoyed remarkable success with more than one agency, so there is very little they do not understand about the operational side of the business. What stands out about Peter is his ability to think well beyond the blue-sky ideas and make sure a new business is a truly workable sum of its parts. From colours, fonts, and logo theory through to building the right tech stack with affordable, practical solutions, Peter draws on more than 25 years of real estate success to share some of his very best thinking. Connect with Peter at Flornt.com.au Ready to generate more leads? Visit AdMachine.dev to see how agents are using smarter advertising to attract more attention, leads, and listings.