The Tracy Talks

HOMEBUYER INTEL DROP

Tracy Thrower Conyers — Sat, 11 Jul 2026 17:01:57 GMT

🔴 Junk fees are the new commission controversy

Compass is being sued by Florida homebuyers over a $475 fee they say appeared in their purchase contract without adequate disclosure.

The fee was there. In the paperwork. Compass says so.

And in a statement to Inman, Compass defended it as standard practice across the industry.

I'm a 25-year broker. In my experience — and at my brokerage, one of the largest in the country — buyers are not routinely charged junk fees at closing. I can't speak to every market or every brokerage. But "standard industry practice" is not how I'd describe what I've seen.

💡 What this actually means for buyers: Buyers are regularly handed documents they don't fully understand, by people they haven't vetted, in transactions moving faster than they're prepared for. That's the real problem. Not one fee in one contract.

🎯 Bottom line: Ask your agent, in writing, for every fee their brokerage will add at closing beyond commission — before you sign anything, not later when you’re staring at a closing statement.

🟡 No agent fee relief for buyers

The NAR settlement was sold as the thing that would finally lower what buyers pay their agent. Two years in, the data says otherwise.

Buyer agent commissions: 2.70% in 2021, down to 2.58% right before the settlement took effect in 2024, then back up to 2.82% as of a February 2026 survey of 533 agents. Total combined commission today sits at roughly 5.70% — basically where it was before anyone went to court.

Two things happened at the same time, and together they cancel out any downward pressure.

First, the settlement pulled compensation offers off the MLS. Whatever else was wrong with that system, it gave every buyer agent — and by extension every buyer — a visible number before they ever toured a home.

Second, the fee negotiation got handed to buyers who’ve never run a negotiation like this. Most people have never negotiated a professional services fee before in their life.

No visible benchmark, plus no buyer experience negotiating fees, equals no downward pressure. And don’t even get me started with what is happening right now with dual agency after the lawsuit.

The settlement’s stated goal was to increase transparency. What actually happened is the number got more opaque, not less.

Buyers lost the one figure they used to have clarity on.

🟢 Mortgage rates just did buyers a favor nobody’s talking about

30-year rates aren’t flat right now — they’re volatile. A six-week low of 6.43% on July 2 snapped back above 6.7% by July 8–10 as oil prices spiked on renewed Iran conflict fears. The Fed doesn’t meet again until July 28–29.

Here’s what that spike is hiding: every time rates push back up, another wave of buyers drops out of contention. Fewer people willing to transact means less competition for whoever’s still in the game.

🎯 Bottom line: high rates aren’t just a cost. They’re a leverage shift.

And that cost can be shifted to the seller. When fewer buyers are bidding, sellers get nervous. Nervous sellers negotiate — on price, on repairs, on closing costs, on timeline.

This is the exact moment a mediocre agent and a great one stop looking the same. A mediocre agent writes an offer and hopes. A great one knows which levers are actually available to pull right now — and pulls them before you’ve even toured the third house.

⚖ Fair deal or missed opportunity: it depends entirely on who’s negotiating for you.

If you’re buying in this rate environment, don’t just ask an agent “what’s your commission.” Ask: “Walk me through how you will negotiate on my behalf in this high-rate environment.” Their answer tells you everything.

Ready to find someone who can actually work this market for you? Start with Choose — the course I built for buyers who want to make a smart hire, not just any hire. → HireForwardChoose.com ($297)

🟢 Buyers are using AI more — and trusting it less for the decision that matters

82% of consumers now use AI for real estate research (Realtor.com, Oct. 2025). But a YouGov survey from December found a sharp split: 65% trust AI to compare home prices, and only 14% trust it to actually act on their behalf in a purchase decision. 44% said they’d pay extra just to have a human verify an AI-generated housing recommendation.

💡 What this actually means for buyers: People are using AI to gather information, not to make the call — and that instinct is correct. There’s currently no independent, outcome-based data feeding those AI answers about who to hire. It’s agent-authored marketing, filtered through an interface that sounds neutral. The research can be AI-assisted. The hire still has to be yours.

📋 FROM THE HIRE:FORWARD DESK

Home Search Priorities Worksheet

25 years in this industry taught me something: the buyers who get the best outcomes aren’t the ones who found the “right” house. They’re the ones who knew what they needed before they started looking.

Most buyers skip that step. They start touring homes on gut feeling, then expect their agent to somehow read their mind.

My Home Search Priorities Worksheet fixes that — three quick steps to:

Rank every feature that actually matters to you
Get a personalized buyer profile
Know exactly what to demand from your agent

Free. Interactive. Fun. Built for buyers who want to hire forward instead of hiring backward.

→ Access the interactive worksheet now

🙋‍♀️ And one parting thought

The homebuyer agent you hire determines how every hard moment in your transaction gets handled downstream. That's why I'm so passionate about "hiring forward." Read more at WhyHireForward.com.

🗞️ HOMEBUYER INTEL DROP

Tracy Thrower Conyers — Sat, 27 Jun 2026 17:12:29 GMT

Two years ago, a landmark lawsuit promised to change everything for homebuyers. More transparency. Lower costs. Better outcomes.

The data is in. Buyers are not better off.

Here’s the news that dropped this week.

🔴 What Buyers Need To Know This Week

Commissions went up after the lawsuit that was supposed to lower them.

The NAR settlement took effect in August 2024. The promise: by requiring written agreements and moving compensation off the MLS, buyers would have more negotiating power and lower costs. The reality: buyer agent commission rates averaged 2.43% in 2025 — slightly higher than pre-settlement norms. Sellers continue to cover buyer agent fees in most transactions.

What this means for buyers: The settlement was designed to create transparency. What it created was paperwork. A buyer who signs a representation agreement after a five-minute explanation has not been protected by the new rules. They’ve been documented. Two years in, brokers across markets are still learning how to explain these agreements — and buyers are signing contracts they don't fully understand with agents who are still learning how to explain them.

🛑 Red Flag: If someone told you the lawsuit lowered agent costs, check your agreement. The number may surprise you.

AI is making it harder — not easier — to know if your agent is any good.

82% of real estate agents now report using AI. The industry is treating that as progress. It isn’t — at least not automatically. New reporting reveals a stark divide between agents using AI to go deeper on client service and agents using it to go faster on marketing content. The outputs look identical from the outside. The experience, and the outcome for buyers, is entirely different.

A 32-page industry analysis confirmed that human agents only clearly outperform AI in three areas: skilled negotiation, hyperlocal knowledge, and high-stakes emotional support during a transaction. Those are exactly the capabilities buyers are paying for. They are also exactly the capabilities that “I use AI in my practice” tells you nothing about.

What this means for buyers: AI adoption has become a marketing signal with no evaluative meaning. An agent who uses AI to generate your offer summary is not the same as an agent who uses AI to analyze comparable sales before negotiating your price. Buyers have no reliable way to tell the difference — unless they know what questions to ask before they hire.

⚖️ Fair Deal: AI tools in the right hands make good agents better. In the wrong hands, they make average agents look sophisticated. The tool isn’t the tell. What the agent does with it is.

NAR just voted against giving buyers a way to see through it.

You might have missed this story: this month, NAR had the opportunity to require agents to disclose their own competency gaps to clients. A proposed rule — Standard of Practice 1-17 — would have done exactly that. NAR voted to send it back to committee. It’s dead for now.

Think about what that means. At the exact moment AI is making it harder to evaluate agent quality, the industry’s own governing body chose not to give buyers a disclosure mechanism. Buyers are navigating a more confusing landscape with fewer tools than they had a month ago.

What this means for buyers: NAR is not your consumer protection agency. It is a trade association. Its members’ interests and your interests are not the same thing. The transparency you need when hiring an agent is not coming from the industry — buyers are on their own to vet agent competency.

🎯 Bottom Line: The lawsuit changed the paperwork. AI changed the marketing. NAR is changing nothing. The underlying problem — buyers don’t have a reliable way to evaluate who they’re hiring — remains exactly where it was two years ago.

🟡 Worth Watching By Buyers

Congress passed the most significant housing legislation in 36 years this week — a bill designed to increase supply and ease affordability pressure. It's currently unsigned and stalled at the White House over unrelated demands. This bill will ultimately impact housing supply.
Mortgage payments rose 2.2% in May as rates and loan sizes both increased — affordability pressure is compressing buyer timelines and pushing people toward faster decisions with less agent vetting
May new-home sales fell 7.3%, with the bigger story being the shrinking share of affordable new construction — this is another housing supply story to watch
Zillow’s new personalized homebuying hub recommends agents via paid placement, not merit — “personalized” means personalized to Zillow’s revenue model, not your situation

🟢 The Real Signal This Week For Buyers

Three things converged this week that point to the same underlying problem.

The lawsuit that was supposed to lower costs didn’t. AI created a new layer of confusion about who is actually competent. And the industry voted to keep buyers in the dark rather than require agents to be transparent about what they don’t know.

This is the predictable outcome of a system that was never designed around buyer outcomes in the first place.

What to do: Before you evaluate a single neighborhood, evaluate who will represent you in it. That decision shapes everything else — your offer, the negotiation, the inspection, and the years after closing. And that decision is yours to make. No one in the industry is coming to your rescue.

📌 From the Hire:Forward™ Desk

Two years of data just confirmed what this platform was built around.

The problem was never that buyers lacked access to agents. It was that buyers had no framework for knowing whether the agent in front of them was actually the right person to protect their interests. The settlement added a document to that process. It did not add discernment.

The Downstream Effect™ is exactly this: the consequences of a poor agent hire don’t show up at signing. They show up at the offer table, the inspection, the appraisal or sometimes years after closing. Every signal this week is an upstream decision point dressed up as a downstream problem.

The buyers who will fare best are not the most informed buyers. They are the buyers who chose well at the beginning — before the agreement, before the tour, before the offer.

Who represents you matters.

Most homebuyers spend months researching neighborhoods, schools, and mortgage rates. They spend 20 minutes choosing their agent.

That imbalance has consequences.

Learn how to find, vet, and choose the exact right agent for your unique situation.

Start with our Strategic Buyer Agent Interview Blueprint → HireForwardBlueprint.com

🗞️ HOMEBUYER INTEL DROP

Tracy Thrower Conyers — Sat, 20 Jun 2026 21:42:04 GMT

The housing market just handed buyers three things they weren’t expecting this week. A Fed chair who said no to rate cuts — and maybe yes to a hike. An industry report that confirmed what bad agents have been hiding. And a Reddit thread giving legal advice that could cost you hundreds of thousands of dollars.

Here’s what you need to know.

🔴 What Buyers Need To Know This Week

The Fed just officially killed the “wait for lower rates” strategy.

The Federal Reserve held rates steady this week — but the surprise was what came with it. Nine of the Fed’s own officials now project a rate hike before year-end. New Fed Chair Kevin Warsh ended forward guidance entirely, meaning the Fed is done telegraphing its next moves. Inflation hit 4.2% last month, its highest level in three years. Mortgage rates are currently sitting at 6.77% and facing upward pressure, not downward.

What this means for buyers: If you’ve been waiting for rates to drop before starting your home search, that strategy just lost its foundation. The buyers who will be best positioned aren’t the ones who timed the market — they’re the ones who made a smart agent hire and moved with clarity when others were still waiting.

A new industry report confirmed that most agents are already being outperformed by AI — except in three areas.

A 32-page analysis published last week by real estate consultants Alloy Advisors broke down every task involved in a home sale and asked a simple question: does a human or AI do this better? Out of 23 tasks, AI won 10. Both contribute to 6. Humans clearly beat AI on exactly three: skilled negotiation, hyperlocal knowledge and emotional support during a high-stakes transaction.

What this means for buyers: The agents who can’t negotiate, don’t know the local market cold, and fold under pressure? AI is already better than they are. The agents who can do those three things at a high level are worth every dollar. The problem is that most buyers can’t tell the difference — until it’s too late. That’s not a small problem. On a $1,000,000 home, you’re paying $30,000 for those three capabilities. You should know whether you’re actually getting them.

Reddit is giving buyers legal advice about buyer agency agreements. It’s half right — which makes it dangerous.

A thread circulating this week in real estate communities carries this message: “You do not have to sign a buyer agency agreement to look at homes.” It’s getting shared widely. And in limited circumstances, it’s technically accurate. Here’s what it leaves out: without a signed agreement, buyers have no fiduciary protection. The agent showing homes without a signed representation agreement has no legal obligation to keep the buyer’s financial situation, motivation, or timeline confidential. That information goes directly to the seller’s side. That buyer is not being represented. That buyer is being accompanied.

What this means for buyers: Touring without an agreement isn’t neutral. It’s a choice to enter a high-stakes financial negotiation without anyone legally on your side, if you want to move forward with any of the homes you toured. The harm from that decision doesn’t show up at the showing. It shows up at the offer, the inspection, the appraisal, and sometimes years after closing.

🟡 Worth Watching By Buyers

Mortgage rates hit 6.77% this week and new home applications dropped 3% — affordability pressure is compressing the buyer pool in real time
AI-generated repair lists from home inspections are frustrating sellers across Florida and Massachusetts — buyers arriving with AI output instead of agent guidance are creating friction at the negotiation table
A NY listing agent offering 0% buyer’s agent commission surfaced on Reddit this week — commission compression is still playing out and buyers need to understand what “free” representation actually costs them

🟢 The Real Signal This Week For Buyers

Buyers are arriving at transactions more informed than ever — and less protected than they think. AI gives them data. Reddit gives them peer consensus. Neither gives them judgment, local context or someone legally obligated to protect their interests.

The gap between information and representation has never been wider.

What to do: Before you tour a single home, decide who is representing you — and get it in writing. That decision shapes everything that comes after it.

“Better homebuying outcomes start with better agent hires.”

📌 From the Hire:Forward™ Desk

Three signals converged this week that point to the same underlying reality: the buyers who will fare best in this market are not the ones with the most information. They’re the ones with the right agent.

Rates aren’t coming down on anyone’s timeline. AI has already exposed which agents aren’t worth hiring. And peer misinformation is actively steering buyers away from the legal protections they’re entitled to.

The Downstream Effect is not theoretical. Every one of this week’s signals is an upstream decision point — the kind that looks minor in the moment and ends up being so very consequential later.

Choosing well at the beginning changes what’s possible at the end.

Who represents you matters.

Most homebuyers spend months researching neighborhoods, schools and mortgage rates. They spend 20 minutes choosing their agent.

That imbalance has consequences.

Learn how to find, vet & choose the exact right agent for your unique situation.

Start with our Strategic Buyer Agent Interview Blueprint → hireforwardblueprint.com

Thanks for reading The Homebuyer Intel Drop! This post is public so feel free to share it.

Build Your Own Buyer Broker Agreement

Tracy Thrower Conyers — Mon, 24 Nov 2025 17:32:31 GMT

Watch This Newsletter On YouTube 📺

🎬 Watch directly on YouTube → Turn Your Buyer Broker Agreement into a Tool, Not a Trap

What’s On My Mind This Week: Buyer Broker Agreements Are 100% Negotiable And Nobody Is Talking About It

In a recent Tracy Talks Real video, I continued my series called Buyer Broker Agreements - Navigate Them Like A Boss, with a look at a framework for building your own Buyer Broker Agreement.

Don’t Sign … Design

Earlier in this series, I explained when you have to sign a Buyer Broker Agreement (and 3 circumstances when you don’t), I outlined 10 essentials to know about these agreements, I described the Core 5 buyer protection clauses, I distinguished Zillow Touring Agreements, and I shared ideas for negotiating specific clauses.

Then I wrote a post that is the bow on the package encouraging homebuyers to build their own agreement.

Most buyers skim their Buyer Broker Agreement in a hurry or sign without reading at all. They trust the document because an agent handed it to them and said “sign this.” They assume it’s standard. They assume it’s safe.

But that approach is risky, especially when it’s so easy to build a version that actually fits their needs. Turn your Buyer Broker Agreement into a tool, not a trap.

The 3-Step Decoding Framework

In my post, I described an easy three-step framework that can be used to decode any buyer broker agreement an agent might hand you:

Identify The Core 5 Clauses
Tweak The Core 5 Clauses
Evaluate Everything Else, Briefly

Does even the the 3-Step Framework seem like too much work? Chuck everything and work with the very simple Core 5-forward template agreement I share in my Agency Agreement Decoder™ course.

Suddenly everything is simpler with the noise already removed from the agreement.

Either way, by leaning in on the Core 5, you have a fair, balanced and strong representation agreement.

Buyers don’t need to accept any version of a Buyer Broker Agreement that doesn’t reflect their actual goals.

This is the moment where buyers shift from signing the agreement they’re handed … to designing the agreement they need. Read the full post at Buyer Broker Agreements Decoded.

Your Roadmap To Decoding Your Own Buyer Broker Agreement

I recently introduced a course named Agency Agreement Decoder™ designed to walk homebuyers through these agreements, pointing out ways to negotiate provisions that focus on protecting the buyer. The coursework is offered as on demand, self-paced video lessons.

I also recently introduced a consulting offer where I review your agreement before you sign it. I don’t provide legal advice or agency advice, but I will help you identify the core 5 contract terms that protect buyers, and provide personalized strategies for putting the rest of the agreement back to your agent for changes and/or explanations.

Buyer Broker Agreements can be as lightweight as you want. Super lightweight agreements can be used even to audition an agent or tour for a day. Use my Agency Agreement Decoder™ course to design an agreement that serves your specific needs.

Final Thoughts

Buyer Broker Agreements might feel scary or limiting, but I’ve got all the insider tips to help you understand these rather simple agreements and strategies to make them work for you. Subscribe to this newsletter and my youtube channel and follow along as I roll out the rest of my series on negotiating these agreements.

Introducing Buyer Agent Game Plan™

Buyer Agent Game Plan™ was born in very early 2025 and has since grown into the Home Buyer Success Series™, along with Home Buyer Prep Plan™, Agency Agreement Decoder™ and Agent Accountability Playbook™.

The entire series is designed for today's homebuyers to help them optimize for their highest and best homebuying outcome, that is, buying homes for the price and terms they want, guided by skilled negotiators.

I created Buyer Agent Game Plan™ because I 100% believe that your agent choice can absolutely make or break the success of your purchase. There are no returns on that home once you close. You will want to get it right and your unicorn agent will be indispensable.

Smart buyers don't wing it. They interview. They ask hard questions. They evaluate unemotionally. They know the agent they hire can either protect their investment ... or walk them into a trap.

In Buyer Agent Game Plan™, you'll learn

what type of agent makes the most sense for your specific situation
who pays for your agent and a strategy for shifting the out of pocket cost to the seller
the roles Zillow and discounted brokers can play in home buying
why having your personal ducks in a row before picking an agent matters
what questions to ask to uncover undesirable agent attributes, including commission bias
a ridiculously simple strategy for conducting multiple interviews
and a framework for comparing multiple agent candidates "apples to apples"

I also offer a corollary service called Find Me Agents to provide qualified agents in your local area for you to interview.

Buyer Agent Game Plan™ helps you buy your next home with confidence, knowing you have the right agent in your corner giving you smart advice on a topic you will seldom encounter in your lifetime - the purchase of a huge asset.

If you're getting ready to buy, and you want your agent decision to work for you, not against you, grab my Buyer Agent Game Plan™. It's the step-by-step blueprint I created so buyers like you don't have to guess, gamble or make big mistakes.

Smart buyers don't wait until it's too late -- they hire with a game plan because the best way to avoid buyer remorse is to spot the traps before you step in one.

ENROLL NOW

Fast Start Guide: Getting Started Under The New Homebuying Rules

I’ve been watching the commission reform lawsuits closely since the beginning. One year later, I’ve summarized everything you need to know to get started if you’re buying a home in the post-lawsuit era. Find this fast start guide in my Learning Center.

I’m also busy putting the final touches on my forthcoming book - The Secret Handshake (Play The Home Buyer & Home Seller Game Smarter). This has been an exciting project.

I find myself increasingly obsessed with helping consumers understand residential real estate on a deeper level and how to make more lucrative choices, including how to find, hire and vet agents. Join me on this journey? Hop over to the Learning Center and click the follow button under my bio. You’ll be notified when new offerings are added to the Center.

Do You Need Help Finding Agents?

Whether you are in my backyard here in Los Angeles or someplace farther away, I am available to help you find agents to interview. There is a nominal fee for this service, but I will find and vet three agents for you to interview in your local market, as well as provide a list of interview questions and my proprietary strategy for interviewing and comparing multiple agents with ease.

LEARN MORE

Complimentary Home Buyer Resources

Please enjoy these resources:

Ignore These 5 Things On A Home Tour - Don't let cosmetic bells and whistles distract you from things you cannot change about a property.

Buying In A Low-Inventory Market - Buyers have to be very strategic and ready to go when competing with other buyers in a seller's market. Don't miss these tips!

Don't Fall Prey To Wire Fraud - wire fraud is real. Be ready to recognize it and know your best practices to avoid it.

Follow Local Trends - Long time readers know I like me some trends! 🤓 This resource explains how market trends impact your home buying and home selling choices and strategies.

Benefits Of A Buyer CMA - Wondering how much to offer when buying a home or how much to list for when selling a home? Learn about Comparative Market Analyses (“CMAs”). They aren't just for sellers!

Unsubscribe?

If I missed the mark for you this week, I hope you'll give me one more shot, but if that won't work for you, here is an unsubscribe link.

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If you liked my column this week, please share with others so we can grow our community and I can get more feedback on what people want to read. Use this link to refer others. And just to make it fun, there are referral rewards. Let’s grow a community!

Do You Know About My Office Hours?

I offer Office Hours as a low-key way to get your real estate questions answered without a lot of scheduling and commitment. Twice a week, I hang out on Zoom and am available to answer your real estate questions. Click on tracyonzoom.com during the designated hours and you will land in our waiting room. Tracy will bring you in when the person ahead of you is done. Everything is private. Here are your next opportunities to join Tracy for Office Hours:

Sunday, November 23, 2025 from 10 am to 1 pm PT
Thursday, November 27, 2025 from 10 am to noon PT
Sunday, November 30, 2025 from 10 am to 1 pm PT
Thursday, December 4, 2025 from 10 am to noon PT

Alternatively, private 1:1 conversations can be scheduled here.

Find Me Around The Web

Let’s make sure we’re connected in the places you like to hang out. Here’s where you can find me and what I post on those platforms:

Have We Met? Read my bio
My YouTube Channels - TracyTalksReal & TracyTalksRealLOCAL
My Beach Cities LA Real Estate Company - search for homes, save listings, meet the team
Twitter - mostly housing politics commentary
LinkedIn - real estate news & insights
Facebook - local real estate news & insights
Instagram - local real estate news & insights
Digital Office Hours - I hang out and you come ask questions 😊
Schedule a 1:1 meeting for Zoom or IRL

Content Authenticity Statement

100% of this week’s newsletter was generated by me, Tracy Thrower Conyers. 😊

Legal Stuff

You are not my client unless we have a written agreement in place. This post is offered for informational and/or entertainment purposes only. Neither I nor Silicon Beach Properties nor eXp Realty, Inc. is responsible for the consequences of how you implement the content of this publication and nothing herein is intended to address your specific situation. Additionally, the information contained herein may be outdated (legally and/or factually) by the time you consume this content, so consult a professional licensed in your jurisdiction for advice.

My CalDRE license number is 01712960. Silicon Beach Properties is my real estate DBA brokered by eXp Realty of California, as am I.

Advertisements in this newsletter have paid to be promoted and, as a result, I receive direct financial compensation for promoting them. Sometimes I promote people, places and things strictly to show support without compensation. Ask me if you have questions.

My real estate company, Silicon Beach Properties, and I maintain partnerships and affiliate relationships with other companies. Look for asterisks** to signify such a relationship. Assume we are compensated, but that won’t always be the case.

Did A Smart Friend Forward This Newsletter To You?

Until Next Week…

Be well and use this link to refer others to The Tracy Talks. Let’s grow a community!

Contact Tracy

Business Referrals

Real Buyer Broker Agreements — Real Lessons

Tracy Thrower Conyers — Sat, 22 Nov 2025 19:08:40 GMT

Watch This Newsletter On YouTube 📺

🎬 Watch directly on YouTube → Real Buyer Broker Agreements in the Wild — What They Reveal

What’s On My Mind This Week: Buyer Broker Agreements Are Not A Standardized Form

In a recent Tracy Talks Real video, I continued my series called Buyer Broker Agreements - Navigate Them Like A Boss, with a look at buyer broker agreement usage around the country.

Real Life Buyer Broker Agreements

The mainstream media has had a lot to say about the new home-buying rules that emerged from the 2024 NAR Settlement.

The Washington Post rounded up examples of real Buyer Broker Agreements from around the country and what stood out to me wasn’t the paperwork itself, but the negotiating ideas surfaced for buyers.

When you see how different real Buyer Broker Agreements can be, you’ll realize you don’t have to sign whatever lands in front of you.

In my recent post, I covered:
✅ How compensation, duration and cancellation vary in real contracts
✅ Which clauses deserve a closer look before you sign
✅ How to negotiate agreements that protect your interests
✅ Why focusing on the Core 5 Clauses helps you cut through the noise

One Rule Did Not Create One Form

The 2024 NAR Settlement was very clear that Buyer Broker Agreements are required before touring MLS-listed homes with NAR member agents.

A few guiding principles were set, like how compensation is to be defined, but the court order did not create one national form, very much leaving Buyer Broker Agreements not standardized.

That left brokers and associations free to devise their own idea of what the court meant. They stepped into the void, usually writing agreements that protect brokers and agents more than homebuyers.

Often these agreements get presented as mere forms that have to be signed as presented, but nothing is further from the truth. Buyer broker agreements are 100% negotiable, with the exception of certain specifics required with respect to compensation.

The Washington Post article provided a few great examples of where a negotiation conversation might start. My post discusses six different ideas. Read about these ideas here.

Does the idea of negotiating your own buyer broker agreement send shivers of fear up and down your spine? Don’t let it. My post also describes how to use the Core 5 as your anchor.

And don’t miss my FAQ Section - What Buyers Are Asking Right Now About Real Buyer Broker Agreements.

Your Roadmap To Decoding Your Own Buyer Broker Agreement

Final Thoughts

Introducing Buyer Agent Game Plan™

Smart buyers don't wing it. They interview. They ask hard questions. They evaluate unemotionally. They know the agent they hire can either protect their investment ... or walk them into a trap.

In Buyer Agent Game Plan™, you'll learn

what type of agent makes the most sense for your specific situation
who pays for your agent and a strategy for shifting the out of pocket cost to the seller
the roles Zillow and discounted brokers can play in home buying
why having your personal ducks in a row before picking an agent matters
what questions to ask to uncover undesirable agent attributes, including commission bias
a ridiculously simple strategy for conducting multiple interviews
and a framework for comparing multiple agent candidates "apples to apples"

I also offer a corollary service called Find Me Agents to provide qualified agents in your local area for you to interview.

Smart buyers don't wait until it's too late -- they hire with a game plan because the best way to avoid buyer remorse is to spot the traps before you step in one.

ENROLL NOW

Fast Start Guide: Getting Started Under The New Homebuying Rules

I’m also busy putting the final touches on my forthcoming book - The Secret Handshake (Play The Home Buyer & Home Seller Game Smarter). This has been an exciting project.

Do You Need Help Finding Agents?

LEARN MORE

Complimentary Home Buyer Resources

Please enjoy these resources:

Ignore These 5 Things On A Home Tour - Don't let cosmetic bells and whistles distract you from things you cannot change about a property.

Buying In A Low-Inventory Market - Buyers have to be very strategic and ready to go when competing with other buyers in a seller's market. Don't miss these tips!

Don't Fall Prey To Wire Fraud - wire fraud is real. Be ready to recognize it and know your best practices to avoid it.

Follow Local Trends - Long time readers know I like me some trends! 🤓 This resource explains how market trends impact your home buying and home selling choices and strategies.

Unsubscribe?

If I missed the mark for you this week, I hope you'll give me one more shot, but if that won't work for you, here is an unsubscribe link.

Share My Work?

Do You Know About My Office Hours?

Sunday, November 23, 2025 from 10 am to 1 pm PT
Thursday, November 27, 2025 from 10 am to noon PT
Sunday, November 30, 2025 from 10 am to 1 pm PT
Thursday, December 4, 2025 from 10 am to noon PT

Alternatively, private 1:1 conversations can be scheduled here.

Find Me Around The Web

Let’s make sure we’re connected in the places you like to hang out. Here’s where you can find me and what I post on those platforms:

Have We Met? Read my bio
My YouTube Channels - TracyTalksReal & TracyTalksRealLOCAL
My Beach Cities LA Real Estate Company - search for homes, save listings, meet the team
Twitter - mostly housing politics commentary
LinkedIn - real estate news & insights
Facebook - local real estate news & insights
Instagram - local real estate news & insights
Digital Office Hours - I hang out and you come ask questions 😊
Schedule a 1:1 meeting for Zoom or IRL

Content Authenticity Statement

100% of this week’s newsletter was generated by me, Tracy Thrower Conyers. 😊

Legal Stuff

My CalDRE license number is 01712960. Silicon Beach Properties is my real estate DBA brokered by eXp Realty of California, as am I.

Did A Smart Friend Forward This Newsletter To You?

Until Next Week…

Be well and use this link to refer others to The Tracy Talks. Let’s grow a community!

Contact Tracy

Business Referrals

Zillow’s Touring Agreement Instead Of A Buyer Broker Agreement?

Tracy Thrower Conyers — Fri, 21 Nov 2025 18:21:43 GMT

Watch This Newsletter On YouTube 📺

🎬 Watch directly on YouTube → Zillow’s Touring Agreement: Brilliant Consumer Move or Scam?

What’s On My Mind This Week: Consumers Are Being Duped By Zillow’s Touring Agreement

In a recent Tracy Talks Real video, I continued my series called Buyer Broker Agreements - Navigate Them Like A Boss, with a look at Zillow’s Touring Agreement as a replacement for Buyer Broker Agreements.

ZTA’s Looked Like A Stroke Of Brilliance

When the new home-buying rules took effect in late 2024 requiring written 𝗕𝘂𝘆𝗲𝗿 𝗕𝗿𝗼𝗸𝗲𝗿 𝗔𝗴𝗿𝗲𝗲𝗺𝗲𝗻𝘁𝘀 before touring properties, Zillow seemed to have the perfect fix — a short, simple Touring Agreement that let buyers start house hunting without commitment or cost.

But was it really a brilliant consumer move ... or a strategic play simply to keep Zillow’s touring business alive?

In a recent blog post, I unpacked what the Zillow Touring Agreement actually is, why Zillow launched it, and whether it’s a win for buyers.

I covered:
✅ Why the “free tour” idea isn’t what it seems
✅ What the Zillow Touring Agreement really says
✅ Why listing agents and sellers view ZTAs with suspicion
✅ How Zillow agents get matched with buyers
✅ What to use instead of a ZTA

Your home tours should come with clarity, not confusion. Let’s take a look at what is in these agreements.

About Those Zillow Touring Agreements

When the home-buying rules changed after the 2024 NAR Settlement, buyer broker agreements were required whenever a buyer wanted to tour an MLS-listed property, even virtually.

And along with those buyer broker agreements came a commitment clause to pay a defined amount of compensation to the buyer’s agent. Buyers and agents everywhere went into freak mode.

This new agreement requirement also became a major source of friction for Zillow’s #1 source of revenue — matching buyers with agents for home tours.

Zillow immediately introduced their own agreement, the Zillow Touring Agreement. On its face, it was a short-term, no-cost, non-exclusive document that pretty much continued practices from before the litigation settlement.

Consumers loved the idea of free services and no commitment. Unfortunately, these agreements were not adequate under the new rules.

The new rules expressly require a compensation clause. Without such a clause, no professional relationship is formed and no duties are owed to the buyer by the agent. There were other problems with these agreements, as discussed in my post.

Worse for consumers, Zillow agents never intended to work for free, and often showed up at the touring appointment with a 10-20 page “real” buyer broker agreement, which they expected buyers to sign on the spot, with no chance to review or negotiate the agreement.

No, Zillow’s agreements were good for buyers in the least.

A Smarter Alternative To Zillow Touring Agreements

I completely understand the appeal of browsing properties on Zillow and clicking a button to see some homes.

It feels efficient — and hey, you’re only going to be committed for a few days anyway, right? Not when that Zillow agent shows up with a 10- to 20-page Buyer Broker Agreement that commits you for a lot longer — and you don’t even know that agent yet.

As efficient as the Zillow process feels, there is a better way, a way that let’s you bring the efficiencies and still protect yourself with agent services on your terms.

Build yourself a simple touring agreement, but with a compensation clause. This means hiring a professional agent who is then contractually bound to protect your interests.

I don’t hear many agents talking about this, but buyer broker agreements are 100% negotiable. They are not some form you have to sign as is, just because an agent handed it to you.

This means you are free to build your agreement from scratch. Use it with Zillow agents or agents you find, vet and hire yourself.

I talk more about building your own lightweight Buyer Broker Agreement in my post.

Still have questions about Zillow Touring Agreements? Don’t miss my FAQ section in the post - What Buyers Are Asking Right Now About Zillow Touring Agreements.

Still want to go the Zillow route? Bring your own one-day Touring Agreement and tell the agent that is what you’ll sign, not the mystery agreement they turned up with.

Building Your Own Buyer Broker Agreement

Final Thoughts

Introducing Buyer Agent Game Plan™

Smart buyers don't wing it. They interview. They ask hard questions. They evaluate unemotionally. They know the agent they hire can either protect their investment ... or walk them into a trap.

In Buyer Agent Game Plan™, you'll learn

what type of agent makes the most sense for your specific situation
who pays for your agent and a strategy for shifting the out of pocket cost to the seller
the roles Zillow and discounted brokers can play in home buying
why having your personal ducks in a row before picking an agent matters
what questions to ask to uncover undesirable agent attributes, including commission bias
a ridiculously simple strategy for conducting multiple interviews
and a framework for comparing multiple agent candidates "apples to apples"

I also offer a corollary service called Find Me Agents to provide qualified agents in your local area for you to interview.

Smart buyers don't wait until it's too late -- they hire with a game plan because the best way to avoid buyer remorse is to spot the traps before you step in one.

ENROLL NOW

Fast Start Guide: Getting Started Under The New Homebuying Rules

I’m also busy putting the final touches on my forthcoming book - The Secret Handshake (Play The Home Buyer & Home Seller Game Smarter). This has been an exciting project.

Do You Need Help Finding Agents?

LEARN MORE

Complimentary Home Buyer Resources

Please enjoy these resources:

Ignore These 5 Things On A Home Tour - Don't let cosmetic bells and whistles distract you from things you cannot change about a property.

Buying In A Low-Inventory Market - Buyers have to be very strategic and ready to go when competing with other buyers in a seller's market. Don't miss these tips!

Don't Fall Prey To Wire Fraud - wire fraud is real. Be ready to recognize it and know your best practices to avoid it.

Follow Local Trends - Long time readers know I like me some trends! 🤓 This resource explains how market trends impact your home buying and home selling choices and strategies.

Unsubscribe?

If I missed the mark for you this week, I hope you'll give me one more shot, but if that won't work for you, here is an unsubscribe link.

Share My Work?

Do You Know About My Office Hours?

Sunday, November 23, 2025 from 10 am to 1 pm PT
Thursday, November 27, 2025 from 10 am to noon PT
Sunday, November 30, 2025 from 10 am to 1 pm PT
Thursday, December 4, 2025 from 10 am to noon PT

Alternatively, private 1:1 conversations can be scheduled here.

Find Me Around The Web

Let’s make sure we’re connected in the places you like to hang out. Here’s where you can find me and what I post on those platforms:

Have We Met? Read my bio
My YouTube Channels - TracyTalksReal & TracyTalksRealLOCAL
My Beach Cities LA Real Estate Company - search for homes, save listings, meet the team
Twitter - mostly housing politics commentary
LinkedIn - real estate news & insights
Facebook - local real estate news & insights
Instagram - local real estate news & insights
Digital Office Hours - I hang out and you come ask questions 😊
Schedule a 1:1 meeting for Zoom or IRL

Content Authenticity Statement

100% of this week’s newsletter was generated by me, Tracy Thrower Conyers. 😊

Legal Stuff

My CalDRE license number is 01712960. Silicon Beach Properties is my real estate DBA brokered by eXp Realty of California, as am I.

Did A Smart Friend Forward This Newsletter To You?

Until Next Week…

Be well and use this link to refer others to The Tracy Talks. Let’s grow a community!

Contact Tracy

Business Referrals

Buyer Broker Agreements – The Core 5 Clauses That Protect Buyers

Tracy Thrower Conyers — Thu, 20 Nov 2025 21:49:36 GMT

Watch This Newsletter On YouTube 📺

🎬 Watch directly on YouTube → Buyer Broker Agreements: 5 Clauses That Actually Matter

What’s On My Mind This Week: Homebuyers Don’t Know How Easy It Can Be To Negotiate Buyer Broker Agreements

In a recent Tracy Talks Real video, I continued my series called Buyer Broker Agreements - Navigate Them Like A Boss, with a look at 5 core contract terms to focus on when negotiating a Buyer Broker Agreement.

The Big Scary Wall Of Words

Buyer Broker Agreements aka Buyer Agency Agreements aka Buyer Representation Agreements aka Buyer Contracts aka Touring Agreements have become a big thing after the 2024 NAR Settlement.

One of the big new rules coming from that lawsuit is a requirement for homebuyers to sign representation agreements before touring homes. It beats the heck out of me why a home tour represents such a defining moment, but the rule is currently what the rule is (with 3 minor exceptions).

With this new rule, agents are putting agreements in front of consumers that are pages and pages of words designed to protect agents, not homebuyers. 😱

But you are not in any way required to sign the agreement offered by your agent in the form offered.

These agreements are fully negotiable, and I’m on a mission to help homebuyers understand exactly what terms to focus on to protect themselves and what to do with all the extras in those agreements.

I’ve identified five core terms for buyers to focus on. I contend that if the contract had nothing more than these five terms, it would be a fair contract for both parties.

I also have ideas for how to handle everything in the agreement beyond these five clauses.

Meet The Core 5

Buyer Broker Agreements are an agreement between you and your real estate professional outlining the services your real estate professional will provide you as a homebuyer, and what the agent will be paid for those services.

There are five core clauses that by themselves can constitute a robust and fair representation agreement.

No matter how long, short, organized or messy the agreement is, the Core 5 buyer clauses are your North Star:

Geographic Scope
Duration
Agency Relationship
Compensation
Cancellation

So how to attack that wall of words? My strategy for you is outlined on my blog at Homebuyer Success Starts With Understanding The Core 5 Buyer Agency Agreement Clauses. I also share in that post what to do with everything in the agreement beyond the Core 5.

Your Roadmap To Decoding Your Own Buyer Broker Agreement

Final Thoughts

Introducing Buyer Agent Game Plan™

Smart buyers don't wing it. They interview. They ask hard questions. They evaluate unemotionally. They know the agent they hire can either protect their investment ... or walk them into a trap.

In Buyer Agent Game Plan™, you'll learn

what type of agent makes the most sense for your specific situation
who pays for your agent and a strategy for shifting the out of pocket cost to the seller
the roles Zillow and discounted brokers can play in home buying
why having your personal ducks in a row before picking an agent matters
what questions to ask to uncover undesirable agent attributes, including commission bias
a ridiculously simple strategy for conducting multiple interviews
and a framework for comparing multiple agent candidates "apples to apples"

I also offer a corollary service called Find Me Agents to provide qualified agents in your local area for you to interview.

Smart buyers don't wait until it's too late -- they hire with a game plan because the best way to avoid buyer remorse is to spot the traps before you step in one.

ENROLL NOW

Fast Start Guide: Getting Started Under The New Homebuying Rules

I’m also busy putting the final touches on my forthcoming book - The Secret Handshake (Play The Home Buyer & Home Seller Game Smarter). This has been an exciting project.

Do You Need Help Finding Agents?

LEARN MORE

Complimentary Home Buyer Resources

Please enjoy these resources:

Ignore These 5 Things On A Home Tour - Don't let cosmetic bells and whistles distract you from things you cannot change about a property.

Buying In A Low-Inventory Market - Buyers have to be very strategic and ready to go when competing with other buyers in a seller's market. Don't miss these tips!

Don't Fall Prey To Wire Fraud - wire fraud is real. Be ready to recognize it and know your best practices to avoid it.

Follow Local Trends - Long time readers know I like me some trends! 🤓 This resource explains how market trends impact your home buying and home selling choices and strategies.

Unsubscribe?

If I missed the mark for you this week, I hope you'll give me one more shot, but if that won't work for you, here is an unsubscribe link.

Share My Work?

Do You Know About My Office Hours?

Sunday, November 23, 2025 from 10 am to 1 pm PT
Thursday, November 27, 2025 from 10 am to noon PT
Sunday, November 30, 2025 from 10 am to 1 pm PT
Thursday, December 4, 2025 from 10 am to noon PT

Alternatively, private 1:1 conversations can be scheduled here.

Find Me Around The Web

Let’s make sure we’re connected in the places you like to hang out. Here’s where you can find me and what I post on those platforms:

Have We Met? Read my bio
My YouTube Channels - TracyTalksReal & TracyTalksRealLOCAL
My Beach Cities LA Real Estate Company - search for homes, save listings, meet the team
Twitter - mostly housing politics commentary
LinkedIn - real estate news & insights
Facebook - local real estate news & insights
Instagram - local real estate news & insights
Digital Office Hours - I hang out and you come ask questions 😊
Schedule a 1:1 meeting for Zoom or IRL

Content Authenticity Statement

100% of this week’s newsletter was generated by me, Tracy Thrower Conyers. 😊

Legal Stuff

My CalDRE license number is 01712960. Silicon Beach Properties is my real estate DBA brokered by eXp Realty of California, as am I.

Did A Smart Friend Forward This Newsletter To You?

Until Next Week…

Be well and use this link to refer others to The Tracy Talks. Let’s grow a community!

Contact Tracy

Business Referrals

10 Essentials Every Homebuyer Needs To Know About Buyer Broker Agreements

Tracy Thrower Conyers — Sun, 14 Sep 2025 22:09:33 GMT

Watch This Newsletter On YouTube 📺

What’s On My Mind This Week: There are a lot consumers who still don’t understand buyer broker agreements.

In my latest Tracy Talks Real video, I continued my series called Buyer Broker Agreements - Navigate Them Like A Boss, with a look at 10 essential things to understand about these new agreements.

Spoiler alert! #4 is a biggie! Keep reading for the full discussion. 🏡💪

The Dirty Truth About Buyer Broker Agreements

Buyer Broker Agreements aka Buyer Agency Agreements aka Buyer Representation Agreements aka Buyer Contracts aka Touring Agreements were front and center in the settlement of last year’s commission reform class action lawsuits, suddenly thrusting a requirement on nearly all buyers to sign such an agreement before touring a property, even virtually.

Agents are putting agreements in front of consumers that are pages and pages of words designed to protect agents, not homebuyers. These agreements are fully negotiable and I want homebuyers to understand exactly what to negotiate to protect themselves and what to do with all the extras in those agreements.

For all 10 essentials, watch the video. In this post, let’s dive deeper into essential principle #4, my favorite for consumers.

Essential Principle #4 - Buyer Broker Agreements Are Fully Negotiable

These agreements are now required in most instances before you see properties, either in person or virtually. In my last post and video, I outlined three exceptions to this new general rule.

But here is an insider scoop about those agreements. They are written by agents to protect agents, not consumers!

Do you have to sign the version handed to you?

Nope! You can negotiate every single point in this agreement, except those required by law.

Sample terms to negotiate include the services you want to receive, the length of the agreement and the broker's compensation.

Compensation between you and the broker is not set by law, but there is a legal requirement that whatever compensation you negotiate is clearly defined in the agreement.

For instance, compensation might be $0 for some reason, it might be a percentage of the property sale price, or it might be a flat hourly fee. There is a legal requirement that compensation cannot be open-ended. That is, you cannot say “fee to be whatever the seller will pay.”

Homebuyers should only sign an agreement that reflects exactly what is agreed to with their real estate professional.

The new rules prohibit real estate professionals from collecting any more than stated in the agreement no matter who's paying. This means that if the negotiated compensation is 2.5% of the purchase price, and the seller is willing to pay 3%, the broker cannot collect 3%.

Other terms can also be negotiated. I recently introduced a course named Agency Agreement Decoder™ designed to walk homebuyers through these agreements, pointing out ways to negotiate provisions that focus on protecting the buyer. The coursework is offered as on demand, self-paced video lessons.

I also recently introduced a consulting offer to have me review your agreement before you sign it. I don’t provide legal advice or agency advice, but I will help you identify the core five contract terms that protect buyers, and how to put the rest back to your agent for changes and/or explanations.

Buyer agreements can be as lightweight as you want. Super lightweight agreements can be used even to audition an agent or tour for a day. Use my Agency Agreement Decoder™ course to design an agreement that serves your specific needs.

And Watch Out For This!

I’m hearing anecdotally that some brokers are adding junk fees to their buyer broker agreements. Lenders have been doing this for years, so I suppose I shouldn’t be surprised, but I am.

These fees might be called admin fees, brokerage fees, transaction fees or regulatory compliance fees. Cross these out! Tell your agent those fees should be paid out of his or her commission, not by you! Or at least, it’s my opinion that if you’ve negotiated a standard 2.5% to 3.0% commission, all fees should be wrapped up in that commission.

You may have less success negotiating these fees out where the negotiated commission is substantially lower than standard, as with discount brokers or savvy negotiation by you.

Final Thoughts

Introducing Buyer Agent Game Plan™

Smart buyers don't wing it. They interview. They ask hard questions. They evaluate unemotionally. They know the agent they hire can either protect their investment ... or walk them into a trap.

In Buyer Agent Game Plan™, you'll learn

what type of agent makes the most sense for your specific situation
who pays for your agent and a strategy for shifting the out of pocket cost to the seller
the roles Zillow and discounted brokers can play in home buying
why having your personal ducks in a row before picking an agent matters
what questions to ask to uncover undesirable agent attributes, including commission bias
a ridiculously simple strategy for conducting multiple interviews
and a framework for comparing multiple agent candidates "apples to apples"

I also offer a corollary service called Find Me Agents to provide qualified agents in your local area for you to interview.

Smart buyers don't wait until it's too late -- they hire with a game plan because the best way to avoid buyer remorse is to spot the traps before you step in one.

ENROLL NOW

Fast Start Guide: Getting Started Under The New Homebuying Rules

I’m also busy putting the final touches on my forthcoming book - The Secret Handshake (Play The Home Buyer & Home Seller Game Smarter). This has been an exciting project.

Do You Need Help Finding Agents?

LEARN MORE

Complimentary Home Buyer Resources

Please enjoy these resources:

Ignore These 5 Things On A Home Tour - Don't let cosmetic bells and whistles distract you from things you cannot change about a property.

Buying In A Low-Inventory Market - Buyers have to be very strategic and ready to go when competing with other buyers in a seller's market. Don't miss these tips!

Don't Fall Prey To Wire Fraud - wire fraud is real. Be ready to recognize it and know your best practices to avoid it.

Follow Local Trends - Long time readers know I like me some trends! 🤓 This resource explains how market trends impact your home buying and home selling choices and strategies.

Unsubscribe?

If I missed the mark for you this week, I hope you'll give me one more shot, but if that won't work for you, here is an unsubscribe link.

Share My Work?

Do You Know About My Office Hours?

Thursday, September 18, 2025 from 10 am to noon PT
Sunday, September 21, 2025 from 10 am to 1 pm PT
Thursday, September 25, 2025 from 10 am to noon PT
Sunday, September 28, 2025 from 10 am to 1 pm PT

Alternatively, private 1:1 conversations can be scheduled here.

Find Me Around The Web

Let’s make sure we’re connected in the places you like to hang out. Here’s where you can find me and what I post on those platforms:

Have We Met? Read my bio
My YouTube Channels - TracyTalksReal & TracyTalksRealLOCAL
My Beach Cities LA Real Estate Company - search for homes, save listings, meet the team
Twitter - mostly housing politics commentary
LinkedIn - real estate news & insights
Facebook - local real estate news & insights
Instagram - local real estate news & insights
Digital Office Hours - I hang out and you come ask questions 😊
Schedule a 1:1 meeting for Zoom or IRL

Content Authenticity Statement

100% of this week’s newsletter was generated by me, Tracy Thrower Conyers. 😊

Legal Stuff

My CalDRE license number is 01712960. Silicon Beach Properties is my real estate DBA brokered by eXp Realty of California, as am I.

Did A Smart Friend Forward This Newsletter To You?

Until Next Week…

Be well and use this link to refer others to The Tracy Talks. Let’s grow a community!

Contact Tracy

Business Referrals

Do You Have To Sign A Contract To Tour A Home?

Tracy Thrower Conyers — Thu, 28 Aug 2025 18:44:11 GMT

Watch This Newsletter On YouTube 📺

What’s On My Mind This Week: Consumers Are Not Getting The Full Truth When It Comes To New Real Estate Rules.

In my latest Tracy Talks Real video, I started a new series called Buyer Broker Agreements - Navigate Them Like A Boss, and I launched with a look at the three scenarios when you don’t have to sign an agreement to tour a home.

Spoiler alert! #3 is at open houses. Keep reading for the full discussion. 🏡💪

The Dirty Truth About Buyer Broker Agreements

A lot of agents either don’t understand these agreements or they are seizing the moment to take advantage of consumers who definitely aren’t familiar with the agreements. Whatever the case, agents are erroneously insisting on signed agreements in scenarios where they are not required, thereby forcing consumers into a representation agreement that isn’t in their best interests.

What Are Buyer Broker Agreements?

Hint, hint! “Paid for those services” is the key to two of our exceptions, but more on that in a minute.

Before the settlement of the lawsuit last year, nobody talked much about these agreements in most parts of the country. A few states were using the agreements and others had them available without much traction.

After the settlement, buyers are now required to sign agreements upfront that specify compensation in precise terms (no ranges, no “whatever the seller will pay”).

I believe the widespread requirement of these agreements early in the process is a good thing for consumers, but I also recognize that these agreements are a huge cultural shift in residential real estate, which led me to develop my Buyer Agent Game Plan™ and Agency Agreement Decoder™ courses, to help consumers bridge the knowledge gap to use these new agreements in ways that advance their best interests.

But are these agreements required in every instance? Let’s look at three exceptions.

Who Do The New Rules Apply To?

First, any terms coming out of the settlement of any lawsuit apply only to the parties to that lawsuit. In this case, NAR members and relevant MLS’s.

This means that non-NAR members are free to show listings not on the MLS without an agreement.

But don’t get too excited about this exception as a consumer because at the time of publication of this article most agents are NAR members.

Additionally, most properties that non-represented homebuyers will want to tour will be on the MLS.

How do I know that? Because without an agent, I know you'll be learning about new listings via Zillow, Redfin or an agent's website. Those listings are nearly without exception from the MLS due to technology reasons. Ask me offline how I know this, but my knowledge comes from co-founding one of the first companies to bring MLS listings to the web 25 years ago.

So assuming your target listings are on the MLS, the next possible exceptions to signing are listing agent-direct showings and open houses.

Going Directly To The Listing Agent For A Showing

Why is going direct an exception to the Buyer Broker Agreement requirement? Because listing agents are acting on the seller's behalf and showing the property with only the seller's interests guiding them.

The only agent you have to sign an agreement with is an agent who expects to act as your agent and get paid for it. This is not the listing agent, unless you agree to be represented by the listing agent, thereby creating a dual agency scenario, which in my humble opinion is never, never, ever a winning strategy for a homebuyer.

Dual agency by definition is when an agent or a team or even a whole brokerage under the same broker represent both the buyer and seller. This is a conflict of interest and is actually illegal in eight states! It's only legal in the rest of the states because agents have such a strong lobby.

Dual agency has bothered me since I joined this industry 25 years ago. I don't care how pure the motivations are on the agent side, there is simply no way a conflicted agent can represent both sides effectively.

If you were sued, would you hire the other guy's attorney to represent you? It's the same thing in real estate. Both parties have competing interests. You want the lowest price and the seller wants the highest. A dual agent becomes more of an arbiter than a zealous advocate.

Even different agents on the same team may be exchanging confidential information in the background. You just don't know. No, dual agency should be avoided by homebuyers like the plague.

A listing agent may ask you to sign a disclosure form explicitly explaining that they don't represent you, and this form does not obligate you to work with the agent. This is a simple disclosure explaining that they represent the seller and not you.

And because these agents don’t represent you, they should not share juicy details about the property, and they don’t owe you any duty of confidentiality, so proceed accordingly. Tour the property and if you want to pursue buying it, find your own independent zealous advocate to negotiate your best deal.

The Open House Exception

Open houses are a seller-sponsored event. For all the same reasons described in the listing agent exception section above, you should not be asked to sign a representation agreement to tour an open listing.

And read the small print on any otherwise benign-looking sign-in form, as well. Agents hosting an open house are working for the seller and should have no reason to expect you to pay them. Push back if they ask you to sign anything to the contrary.

And just as with the listing agent, do not expect confidentiality with information you disclose about yourself and don’t expect any information about the property beyond statistics. Tour the property, and if you want to pursue it, hire your own advocate.

So I Probably Have To Sign?

To recap the exceptions, no representation agreement is needed to tour off-MLS properties listed by non-NAR members and for touring properties with the seller's agent or that agent's representative.

Assuming you want to tour MLS listings and listing agent-direct or open houses aren’t viable options, you will need a Buyer Broker Agreement to tour listings, but I have good news for you!

These agreements are 100% negotiable and once you understand the agreements, you can negotiate a version that works for you. I’m going to talking about multiple versions of these agreements in coming weeks as part of my video series. Stay tuned or hop over and enroll in Agency Agreement Decoder™ and start learning right away with your self-paced on demand video lessons.

Final Thoughts

Subscribe now

Introducing Buyer Agent Game Plan™

Smart buyers don't wing it. They interview. They ask hard questions. They evaluate unemotionally. They know the agent they hire can either protect their investment ... or walk them into a trap.

In Buyer Agent Game Plan™, you'll learn

what type of agent makes the most sense for your specific situation
who pays for your agent and a strategy for shifting the out of pocket cost to the seller
the roles Zillow and discounted brokers can play in home buying
why having your personal ducks in a row before picking an agent matters
what questions to ask to uncover undesirable agent attributes, including commission bias
a ridiculously simple strategy for conducting multiple interviews
and a framework for comparing multiple agent candidates "apples to apples"

I also offer a corollary service called Find Me Agents to provide qualified agents in your local area for you to interview.

Smart buyers don't wait until it's too late -- they hire with a game plan because the best way to avoid buyer remorse is to spot the traps before you step in one.

ENROLL NOW

Fast Start Guide: Getting Started Under The New Homebuying Rules

I’m also busy putting the final touches on my forthcoming book - The Secret Handshake (Play The Home Buyer & Home Seller Game Smarter). This has been an exciting project.

Do You Need Help Finding Agents?

LEARN MORE

Complimentary Home Buyer Resources

Please enjoy these resources:

Ignore These 5 Things On A Home Tour - Don't let cosmetic bells and whistles distract you from things you cannot change about a property.

Buying In A Low-Inventory Market - Buyers have to be very strategic and ready to go when competing with other buyers in a seller's market. Don't miss these tips!

Don't Fall Prey To Wire Fraud - wire fraud is real. Be ready to recognize it and know your best practices to avoid it.

Follow Local Trends - Long time readers know I like me some trends! 🤓 This resource explains how market trends impact your home buying and home selling choices and strategies.

Unsubscribe?

If I missed the mark for you this week, I hope you'll give me one more shot, but if that won't work for you, here is an unsubscribe link.

Share My Work?

Do You Know About My Office Hours?

Thursday, August 28, 2025 from 10 am to noon PT
Sunday, August 31, 2025 from 10 am to 1 pm PT
Thursday, September 4, 2025 from 10 am to noon PT
Sunday, September 7, 2025 from 10 am to 1 pm PT

Alternatively, private 1:1 conversations can be scheduled here.

Find Me Around The Web

Let’s make sure we’re connected in the places you like to hang out. Here’s where you can find me and what I post on those platforms:

Have We Met? Read my bio
My YouTube Channels - TracyTalksReal & TracyTalksRealLOCAL
My Beach Cities LA Real Estate Company - search for homes, save listings, meet the team
Twitter - mostly housing politics commentary
LinkedIn - real estate news & insights
Facebook - local real estate news & insights
Instagram - local real estate news & insights
Digital Office Hours - I hang out and you come ask questions 😊
Schedule a 1:1 meeting for Zoom or IRL

Content Authenticity Statement

99.9% of this week’s newsletter was generated by me, Tracy Thrower Conyers. AI created my nifty rule book image. 😊

Legal Stuff

You are not my client unless we have a written agreement in place. This newsletter is offered for informational and/or entertainment purposes only. Neither I nor Silicon Beach Properties nor eXp Realty, Inc. is responsible for the consequences of how you implement the content of this publication and nothing herein is intended to address your specific situation. Additionally, the information contained herein may be outdated (legally and/or factually) by the time you consume this content, so consult a professional licensed in your jurisdiction for advice.

My CalDRE license number is 01712960. Silicon Beach Properties is my real estate DBA brokered by eXp Realty of California, as am I.

Did A Smart Friend Forward This Newsletter To You?

Until Next Week…

Be well and use this link to refer others to The Tracy Talks. Let’s grow a community!

Contact Tracy

Business Referrals

Buying A Home? Avoid This Huge Mistake

Tracy Thrower Conyers — Sun, 10 Aug 2025 23:00:12 GMT

Watch This Newsletter On YouTube 📺

What’s On My Mind This Week: Homebuyer Remorse Is On The Rise

In my latest Tracy Talks Real video, I concluded my series Hire Buyer Pants On Fire - Exposing Lies, Myths & Misconceptions That Lead To Bad Agent Hires. My latest video provides the antidote to agent lies, myths & misconceptions.

That antidote is better vetting of agents on the front end. 🏡💪

The Truth Nobody Tells You About Buying A Home

Here’s the truth nobody tells you when you’re buying a home — It’s not the house that leads to regret. It’s the people you let guide you there. Most buyers assume they'll use an agent to buy their home -- and they should. But then what?

Many jump into that agent relationship without a strategy. No vetting. No planning. Just hoping they'll click. This is how otherwise smart, capable homebuyers wind up with buyer's remorse because every decision they make cascades into multiple other decisions.

How Most Buyers Pick An Agent

So let's talk about how most homebuyers end up with an agent. It's the #1 reason smart, capable buyers end up with buyer's remorse. They discover too late that their agent wasn't a strategist ... just a door opener.

Why does this happen? Because nobody teaches home buyers how to hire an agent. They trust who their friend used, or the one who called them first or the one with the most reviews. And it feels like the least important decision -- until it's the most important.

And when you skip the step of really vetting your agent, you're not choosing an agent. You're just hoping the one who showed up is the right fit.

But more likely than not, what you get is buyer remorse. You will look back and realize you missed red flags. Maybe you'll realize your agent wasn't putting you first or maybe was providing advice that wasn't specifically tailored to you and your unique circumstances. That one agent decision - the first domino - knocks everything else out of alignment - negotiations, inspections, re-negotiations, financing, timing, everything!

Why Does Nobody Teach Consumers How To Pick An Agent?

How come nobody teaches buyers how to hire an agent? Most people with any knowledge of how buyer agents work are buyer agents, and they want you to hire them. Why would they encourage you to ask questions and interview multiple agents? They wouldn't, but I don't think like other agents due in huge part due to my background protecting consumers in class action litigation.

My entire ethos is dedicated to protecting and advocating for consumers. As a former consumer fraud attorney turned real estate broker, I saw a big hole in the buyer education space, especially after commission reform lawsuits last year, and I took action to step in and fill it.

Do I think I'm some kind of super hero for doing this? Not exactly but my skill set is rare and I set out to use it to provide a valuable service to homebuyers.

I saw that most buyers don't vet their agents, likely because of the old perception that buyers didn't pay for their agents. That perception was never true, but comes into even stricter focus now with the emphasis on buyer-broker agreements signed early in the process.

The Dangers Of Dual Agency

I also saw confused buyers turning to listing agents and their teams to represent them, because they didn't know how else to get help under the new rules. Again, my consumer fraud background leads me to HATE dual agency for consumers and therefore homebuyers. I could not stand by and not do my part to help homebuyers better understand how to access great agents in a sea of often not so great agents.

Enter Buyer Agent Game Plan™

Smart buyers don't wing it. They interview. They ask hard questions. They evaluate unemotionally. They know the agent they hire can either protect their investment ... or walk them into a trap.

In Buyer Agent Game Plan™, you'll learn

what type of agent makes the most sense for your specific situation
who pays for your agent and a strategy for shifting the out of pocket cost to the seller
the roles Zillow and discounted brokers can play in home buying
why having your personal ducks in a row before picking an agent matters
what questions to ask to uncover undesirable agent attributes, including commission bias
a ridiculously simple strategy for conducting multiple interviews
and a framework for comparing multiple agent candidates "apples to apples"

I also offer a corollary service called Find Me Agents to provide qualified agents in your local area for you to interview.

Smart buyers don't wait until it's too late -- they hire with a game plan because the best way to avoid buyer remorse is to spot the traps before you step in one.

Final Thoughts

If you want to see how much damage the wrong agent can cause, watch my recent video, Industry Insider Exposes 5 Real Estate Agent Lies. Spoiler alert! You'll find a few of my thoughts on dual agency in that video, too!

This week’s video is not to be missed if you are getting ready to buy a home.

Watch this week's Tracy Talks Video here.

Introducing Buyer Agent Game Plan™

The new homebuying rules call for new strategies to pick the right agent to help you bring about your happy homebuying outcome.

All of this translates to buyers hiring the right agent best-suited to their specific needs, resulting in happier homebuying experiences. Most educational content on this topic has been created by agents who want you to hire them to represent you, resulting in certain biases in the information presented. I developed this course for you, not me. I urge homebuyers to take advantage of my long career, love of buyers and consumer-forward focus to learn about finding, vetting and hiring great agents.

Don’t end up being one of those bitter people venting your frustrations on social media later because you recklessly signed on with the wrong agent and didn't course correct. Knowledge is power and this knowledge-heavy program was designed with buyers in mind by me, a longtime broker and consumer-focused attorney. Avoid the biggest homebuyer mistake of all time — hiring the wrong agent.

More at buyeragentgameplan.com. Buy your next home with confidence!

Fast Start Guide: Getting Started Under The New Homebuying Rules

I’m also busy putting the final touches on my forthcoming book - The Secret Handshake (Play The Home Buyer & Home Seller Game Smarter). This has been an exciting project.

Do You Need Help Finding Agents?

LEARN MORE

Complimentary Home Buyer Resources

Please enjoy these resources:

Ignore These 5 Things On A Home Tour - Don't let cosmetic bells and whistles distract you from things you cannot change about a property.

Buying In A Low-Inventory Market - Buyers have to be very strategic and ready to go when competing with other buyers in a seller's market. Don't miss these tips!

Don't Fall Prey To Wire Fraud - wire fraud is real. Be ready to recognize it and know your best practices to avoid it.

Follow Local Trends - Long time readers know I like me some trends! 🤓 This resource explains how market trends impact your home buying and home selling choices and strategies.

Unsubscribe?

If I missed the mark for you this week, I hope you'll give me one more shot, but if that won't work for you, here is an unsubscribe link.

Share My Work?

Do You Know About My Office Hours?

Thursday, August 14, 2025 from 10 am to noon PT
Sunday, August 17, 2025 from 10 am to 1 pm PT
Thursday, August 21, 2025 from 10 am to noon PT
Sunday, August 24, 2025 from 10 am to 1 pm PT

Alternatively, private 1:1 conversations can be scheduled here.

Find Me Around The Web

Let’s make sure we’re connected in the places you like to hang out. Here’s where you can find me and what I post on those platforms:

Have We Met? Read my bio
My YouTube Channels - TracyTalksReal & TracyTalksRealLOCAL
My Beach Cities LA Real Estate Company - search for homes, save listings, meet the team
Twitter - mostly housing politics commentary
LinkedIn - real estate news & insights
Facebook - local real estate news & insights
Instagram - local real estate news & insights
Digital Office Hours - I hang out and you come ask questions 😊
Schedule a 1:1 meeting for Zoom or IRL

Content Authenticity Statement

99.9% of this week’s newsletter was generated by me, Tracy Thrower Conyers. AI created my nifty rule book image. 😊

Legal Stuff

My CalDRE license number is 01712960. Silicon Beach Properties is my real estate DBA brokered by eXp Realty of California, as am I.

Did A Smart Friend Forward This Newsletter To You?

Until Next Week…

Be well and use this link to refer others to The Tracy Talks. Let’s grow a community!

Contact Tracy

Business Referrals

Must-Ask Questions When Interviewing Buyer Agents To Buy A Home

Tracy Thrower Conyers — Sat, 02 Aug 2025 20:15:15 GMT

Watch This Newsletter On YouTube 📺

What’s On My Mind This Week: Bad Agent Hires Lead To Bad Homebuying Experiences

In my latest Tracy Talks Real video, I continued my series Hire Buyer Pants On Fire - Exposing Lies, Myths & Misconceptions That Lead To Bad Agent Hires. My latest video explores questions to ask your buyer agent candidates to smoke out bad agents because sadly, there are a fair number of both in our low barrier to entry industry.

My suggested interview questions are not the fluffy questions you find on the web. In fact, I couldn’t find my Question #1 on any other list and I looked at dozens! Skip those lists and use mine, written by a longtime homebuyer advocate who wants to see you win. 🏡💪

How Many Agents?

One of the biggest mistakes I see homebuyers make is not interviewing multiple agents and sometimes not even interviewing the one they hire. This is crazy to me but I think this comes from the old thinking that if you don't have to pay the agent, why should you care how good they are. Hopefully with buyers now having to think about their agent and agent compensation upfront, they will also get serious about who they're hiring.

I recommend you interview at least three agents. Interviewing multiple agents will give you more insights into buying a home in your area than any Zillow article can. And you'll have more choices for picking the exact right agent for your unique situation.

But Tracy, where do I find three good agents that won't waste my time? I know that sounds like a tall order and I cover this topic in detail in my Buyer Agent Game Plan™ course, but let's just say for today that asking for recommendations on social media is a strategy with a lot of pitfalls and booby traps.

I can personally help you find qualified agents in your area and the agents I turn up will be highly qualified. Learn more about this service in my Learning Center.

But First

Before you even interview your first agent, you first need to think about your budget, your target neighborhoods, target property types and timeline for buying because one huge goal of interviewing is to find an agent with the expertise that YOU need, not the expertise that your best friend who recommended the agent thought was important.

An agent who is good for YOU is 10x better than just a good agent any day of the week.

In fact, getting ready to interview is so critical, I developed a special Get Ready Checklist Bundle to help buyers define their needs, resources and objectives. This is a bundle of resources designed to help buyers really think through what they have and what they need, to get them ready to interview agents and buy a home.

16 Core Questions To Ask Your Buyer Agent

I have a list of 16 core interview questions and want to touch on my favorite five today. Some of my questions are trick questions. All are designed to get to the heart of whether the agent is the right agent for you or whether they are trying to BS you.

Question #1 - Have you ever been fired by a client? This question gets right to the heart of how difficult an agent is to work with. Maybe there is a valid story behind the firing. You evaluate, but naturally this is a red flag if it happened.

I looked at dozens of interview question lists online and not one bothered to ask this question. Isn't this something you will want to know? What else is missing from those internet lists? Skip them and use mine, based on my long experience advocating for buyers.

Question #2 - How will you decide what properties I will see? Listen very carefully to the answer. This is actually a trick question. The agent should not be deciding what properties you see. You should be deciding. Be very suspicious about any agent who gets too enthusiastic about telling you how it's "gonna be."

What you need for your best homebuying outcome is for you to be defining your needs with the agent finding and forwarding all matching properties for you to pick what you see. You don't want an agent who holds back lower priced properties because the commission is lower.

And this goes right to the heart of being ready, because if you’re not, you risk losing control of the process and an aggressive agent will step into the void and start telling you what to see and buy. This is highly unlikely to lead to a happy homebuying outcome for you.

Question #3 - How do you stay updated on local market trends? Notice the question is NOT whether you stay updated, but about the specifics of how. If an agent cannot describe a workflow for staying updated, this is a big red flag.

A related or follow up question is to ask whether your target neighborhood is a buyers market or a sellers market. If the agent can't answer this question, this is another big red flag because the answer literally dictates your offer and negotiation strategy.

Question #4 - What are your opinions about dual agency? Be wary of any agent who thinks dual agency is okay. That is a sign of an agent who doesn't value your success over his or her commission.

Even if the candidate you're interviewing is not part of the listing agent's team, blessing dual agency in any capacity might mean the agent doesn't have the right mindset to rigorously protect your interests and negotiation position. I talk more about dual agency in my recent video covering 5 lies agents tell homebuyers.

Question #5 - How will you make my offers stand out? Even in a robust buyers market where buyers are calling the shots, you still want an agent who has strategies to help you put your best foot forward. If you're competing against even one other buyer and your offer is sloppy, the listing agent will be telling the seller you and your agent will be hard to work with to close the deal.

Sellers care a lot about closing deals and the sooner the better, so pick an agent who understands the importance of making you look good and can articulate sample strategies to do the same.

Big Consequences When Skipping Interviews

I want to emphasize the importance of going through the exercise of identifying and interviewing multiple agents. If you don't, you lose the insights of several local experts and knowledge that comes from a diversity of answers. You don't want just any agent. You want the right agent who understands you, your buying objectives and is a hyper local expert in your target neighborhood.

There is just such a unicorn out there. It's up to you to find and identify that person. A bad agent hire can lead to devastating consequences, from losing out on homes you love to overpaying for mediocre homes. Home buyer remorse is real and there has been an uptick in recent years. I don't want this for you and I'm sure you don't want it for yourself. Do your homework upfront and set yourself up for success.

Final Thoughts

Those are my five favorite core interview questions from my list of 16. Get the rest of the list in my Fast Action Workbook titled Agent Interview Questions & Spreadsheet. In that resource I walk you through setting up the interviews, the questions to ask and a spreadsheet and strategy for scoring candidate responses.

Does interviewing multiple agents sound intimidating? Next week I’m going to describe a ridiculously simple system for finding agents, picking candidates to interview, scheduling & juggling interviews and evaluating results.

This week’s video is not to be missed if you are getting ready to buy a home.

Leave me a comment on the video. I’m very interested to hear about your own experiences with buyer agents.

Watch this week's Tracy Talks Video here.

Introducing Buyer Agent Game Plan™

The new homebuying rules call for new strategies to pick the right agent to help you bring about your happy homebuying outcome.

More at buyeragentgameplan.com. Buy your next home with confidence!

Fast Start Guide: Getting Started Under The New Homebuying Rules

I’m also busy putting the final touches on my forthcoming book - The Secret Handshake (Play The Home Buyer & Home Seller Game Smarter). This has been an exciting project.

Do You Need Help Finding Agents?

LEARN MORE

Complimentary Home Buyer Resources

Please enjoy these resources:

Ignore These 5 Things On A Home Tour - Don't let cosmetic bells and whistles distract you from things you cannot change about a property.

Buying In A Low-Inventory Market - Buyers have to be very strategic and ready to go when competing with other buyers in a seller's market. Don't miss these tips!

Don't Fall Prey To Wire Fraud - wire fraud is real. Be ready to recognize it and know your best practices to avoid it.

Follow Local Trends - Long time readers know I like me some trends! 🤓 This resource explains how market trends impact your home buying and home selling choices and strategies.

Unsubscribe?

If I missed the mark for you this week, I hope you'll give me one more shot, but if that won't work for you, here is an unsubscribe link.

Share My Work?

Do You Know About My Office Hours?

Sunday, August 3, 2025 from 10 am to 1 pm PT
Thursday, August 7, 2025 from 10 am to noon PT
Sunday, August 10, 2025 from 10 am to 1 pm PT
Thursday, August 14, 2025 from 10 am to noon PT

Alternatively, private 1:1 conversations can be scheduled here.

Find Me Around The Web

Let’s make sure we’re connected in the places you like to hang out. Here’s where you can find me and what I post on those platforms:

Have We Met? Read my bio
My YouTube Channels - TracyTalksReal & TracyTalksRealLOCAL
My Beach Cities LA Real Estate Company - search for homes, save listings, meet the team
Twitter - mostly housing politics commentary
LinkedIn - real estate news & insights
Facebook - local real estate news & insights
Instagram - local real estate news & insights
Digital Office Hours - I hang out and you come ask questions 😊
Schedule a 1:1 meeting for Zoom or IRL

Content Authenticity Statement

99.9% of this week’s newsletter was generated by me, Tracy Thrower Conyers. AI created my nifty rule book image. 😊

Legal Stuff

My CalDRE license number is 01712960. Silicon Beach Properties is my real estate DBA brokered by eXp Realty of California, as am I.

Did A Smart Friend Forward This Newsletter To You?

Until Next Week…

Be well and use this link to refer others to The Tracy Talks. Let’s grow a community!

Contact Tracy

Business Referrals

New Commission Rules - What Buyers Need To Know

Tracy Thrower Conyers — Mon, 14 Jul 2025 00:05:28 GMT

What’s On My Mind This Week: Commission Reform Lawsuits One Year Later

In my latest Tracy Talks Real video, I tackle the topic of the biggest lie in real estate — free buyer agents. This is a lie that has been perpetrated for decades and has many homebuyers worried that after the commission lawsuits they now have to come out of pocket in escrow to pay their agent.

In my video, I explain what hasn’t changed with buyer agent commissions after the lawsuits, what has changed, and what should change (but hasn’t so far). I am a longtime broker, former consumer fraud class action attorney and zealous buyer advocate. I understand the lawsuits better than most agents and brokers and I want to make sure homebuyers everywhere understand the new rules and how they’ve rolled out in practical application. Hop over to youtube and get my take.

In the video I cover:

the biggest change after the lawsuits and how it impacts homebuyers
who pays the buyer’s real estate agent now
buyer responsibilities under the new buyer broker agreements
why dual agency is bad for buyers
changes to MLS rules after the lawsuits
the biggest change that isn’t happening, but should be

This video is not to be missed if you are buying a home in the post-lawsuit era.

Leave me a comment on the video. I’m very interested in your reaction to the lawsuits.

Watch this week's Tracy Talks Video here.

Introducing Buyer Agent Game Plan™

The new homebuying rules call for new strategies to pick the right agent to help you bring about your happy homebuying outcome.

More at buyeragentgameplan.com. Buy your next home with confidence!

Fast Start Guide: Getting Started Under The New Homebuying Rules

I’m also busy putting the final touches on my forthcoming book - The Secret Handshake (Play The Home Buyer & Home Seller Game Smarter). This has been an exciting project.

Do You Need Help Finding Agents?

LEARN MORE

Complimentary Home Buyer Resources

Please enjoy these resources:

Follow Local Trends - Long time readers know I like me some trends! 🤓 This resource explains how market trends impact your home buying and home selling choices and strategies.

15 Tips To Save For A Down Payment - Is the down payment holding you back from buying a home? I've got 15 practical tips to help you save.

Do’s & Don’ts For Property Tours - Are you new to home buying? I've got tips for touring homes that might surprise you.

8 Expensive Home Buyer Mistakes - If you've never purchased a home or haven't purchased in recent years, you might be surprised to learn about these expensive homebuyer mistakes.

Unsubscribe?

If I missed the mark for you this week, I hope you'll give me one more shot, but if that won't work for you, here is an unsubscribe link.

Share My Work?

Do You Know About My Office Hours?

Thursday, July 17, 2025 from 10 am to noon PT
Sunday, July 20, 2025 from 10 am to 1 pm PT
Thursday, July 24, 2025 from 10 am to noon PT
Sunday, July 27, 2025 from 10 am to 1 pm PT

Alternatively, private 1:1 conversations can be scheduled here.

Find Me Around The Web

Let’s make sure we’re connected in the places you like to hang out. Here’s where you can find me and what I post on those platforms:

Have We Met? Read my bio
My YouTube Channels - TracyTalksReal & TracyTalksRealLOCAL
My Beach Cities LA Real Estate Company - search for homes, save listings, meet the team
Twitter - mostly housing politics commentary
LinkedIn - real estate news & insights
Facebook - local real estate news & insights
Instagram - local real estate news & insights
Digital Office Hours - I hang out and you come ask questions 😊
Schedule a 1:1 meeting for Zoom or IRL

Content Authenticity Statement

99.9% of this week’s newsletter was generated by me, Tracy Thrower Conyers. AI created my nifty rule book image. 😊

Legal Stuff

My CalDRE license number is 01712960. Silicon Beach Properties is my real estate DBA brokered by eXp Realty of California, as am I.

Until Next Week…

Be well and use this link to refer others to The Tracy Talks. Let’s grow a community!

Contact Tracy

Business Referrals

5 Lies Agents Tell Homebuyers

Tracy Thrower Conyers — Thu, 03 Jul 2025 00:40:44 GMT

What’s On My Mind This Week: Agents Tell Some Whoppers To Unsuspecting Homebuyers

In my latest Tracy Talks Real video, I tackle the topic of lies agents tell homebuyers.

And there isn’t just one lie. I was able to come up with five off the top of my head, and probably could have added more if I really wanted to dwell on this depressing topic.

Of the five lies, one is the sneakiest, one is very surprising in my own humble opinion, and one I call the “biggest disservice” to buyers in the history of real estate. Big statements for sure, but these lies are a big problem.

And sneaky lie #1 is big in the news right now with Compass’ name all over it.

Sometimes the lies come from the buyer’s own agent and sometimes they come from the listing agent. Buyers can’t control who the listing agent is, but they very much can control who their own buyer agent is.

Of course I wouldn’t hit you with the big problem and no fix. The first line of defense is to be aware of the lies and on guard. The second line of defense is to very, very carefully vet your buyer agent and put that person in charge of managing the listing agent.

To learn more about the five lies, watch my YouTube video. To learn more about the fix, check out my Buyer Agent Game Plan™ course, a course carefully designed to provide you with a step-by-step program to find, vet and hire the exact right agent for your unique situation. Don’t get stuck with a lying agent!

Homebuyers just don’t do enough to vet the agent they hire, and all too often end up with big cases of buyer remorse.

Homebuyers in my experience simply fail to interview agents. Too often they get an introduction, show up and start acting like a client.

This vetting problem combined with the commission changes last year from the class action litigation caused me to develop an educational course I call Buyer Agent Game Plan™, designed specifically to lay out a blueprint for finding, vetting and hiring buyer agents efficiently and without a lot of hassle, with the extra goal of finding the exact right agent for your specific circumstances.

I understand that many people are not going to like the idea of having to take the time to educate themselves and go through the hassle of interviewing multiple agent candidates, but as everybody seems to know and even begrudgingly acknowledge on social media, good agents have the ability to lower homebuying anxiety and save money by finding deals or negotiating deals in ways to benefit buyers and their bottom line, so honestly, why wouldn't you spend a few bucks and a few hours to educate yourself before committing to an expensive agent and more expensive home purchase?

And with buyers now spending time thinking about the cost of a buyers agent thanks to the commission lawsuits, the time is ripe to introduce more intentionality into the agent hiring process.

All of this translates to buyers hiring the right agent best-suited to their specific needs, resulting in buying homes with confidence and less hassle. Most educational content on this topic has been created by agents who want you to hire them to represent you. I urge home buyers to take advantage of my long career, love of buyers and consumer-forward focus to learn about finding, vetting, hiring and supervising great agents.

Don’t end up being one of those bitter people venting your frustrations on social media later because you recklessly signed on with the wrong agent and didn't course correct. Knowledge is power and this knowledge-heavy program was designed with buyers in mind by me, a longtime broker and consumer-focused attorney. Avoid the devastating home buyer mistake of hiring the wrong agent.

Watch this week's Tracy Talks Video outlining the five lies here.

Introducing Buyer Agent Game Plan™

The new homebuying rules call for new strategies to pick the right agent to help you bring about your happy homebuying outcome. More at buyeragentgameplan.com. Buy your next home with confidence

Have You Checked Out My New Learning Center?

I’ve been very concerned about recent developments in residential real estate, and have been a vocal critic of the class action lawsuits last year because I think they did a huge disservice to consumers.

I’ve also been struck by the sheer vitriol of consumer sentiment against real estate agents in social media comments regarding the lawsuits. I’ve concluded that there is a huge lack of understanding how to leverage agents for positive outcomes. I’ve also concluded that too many consumers hire the first agent they talk to without doing any kind of homework. What could possibly go wrong with that plan??

But I’m not one to just sit around and complain. I jumped into action and developed my Learning Center for consumers. Content developed in the center to date includes my new signature course - Buyer Agent Game Plan™, a step-by-step strategic plan for home buyers to navigate the new rules in residential real estate, starting with hiring the right agent for their circumstances.

I also offer various fast action checklists and workbooks for buyers. Courses regarding Transaction Readiness, the new Buyer Rep Agreements and Supervising Buyer Agents were recently added.

I’m also busy putting the final touches on my forthcoming book - The Secret Handshake (Play The Home Buyer & Home Seller Game Smarter). This has been an exciting project.

Do You Need Help Finding Agents?

LEARN MORE

Complimentary Home Buyer Resources

Please enjoy these resources:

Follow Local Trends - Long time readers know I like me some trends! 🤓 This resource explains how market trends impact your home buying and home selling choices and strategies.

Benefits Of A CMA - Wondering how much to offer when buying a home or how much to list for when selling a home? Learn about CMAs. They aren't just for sellers!

15 Tips To Save For A Down Payment - Is the down payment holding you back from buying a home? I've got 15 practical tips to help you save.

Do’s & Don’ts For Property Tours - Are you new to home buying? I've got tips for touring homes that might surprise you.

8 Expensive Home Buyer Mistakes - If you've never purchased a home or haven't purchased in recent years, you might be surprised to learn about these expensive homebuyer mistakes.

Unsubscribe?

If I missed the mark for you this week, I hope you'll give me one more shot, but if that won't work for you, here is an unsubscribe link.

Share My Work?

Do You Know About My Office Hours?

Thursday, July 3, 2025 from 10 am to noon PT
Sunday, July 6, 2025 from 10 am to 1 pm PT
Thursday, June 10, 2025 from 10 am to noon PT
Sunday, June 13, 2025 from 10 am to 1 pm PT

Alternatively, private 1:1 conversations can be scheduled here.

Find Me Around The Web

Let’s make sure we’re connected in the places you like to hang out. Here’s where you can find me and what I post on those platforms:

Have We Met? Read my bio
My YouTube Channels - TracyTalksReal & TracyTalksRealLOCAL
My Beach Cities LA Real Estate Company - search for homes, save listings, meet the team
Twitter - mostly housing politics commentary
LinkedIn - real estate news & insights
Facebook - local real estate news & insights
Instagram - local real estate news & insights
Digital Office Hours - I hang out and you come ask questions 😊
Schedule a 1:1 meeting for Zoom or IRL

Content Authenticity Statement

90% of this week’s newsletter was generated by me, Tracy Thrower Conyers. AI created my nifty headline image and my cute bot friend in my video thumbnail. 😊

Legal Stuff

My CalDRE license number is 01712960. Silicon Beach Properties is my real estate DBA brokered by eXp Realty of California, as am I.

Until Next Week…

Be well and use this link to refer others to The Tracy Talks. Let’s grow a community!

Contact Tracy

Business Referrals

Homebuying That Doesn't Suck

Tracy Thrower Conyers — Wed, 11 Jun 2025 19:14:32 GMT

What’s On My Mind This Week: People Complaining Mightily About Real Estate Agents

In my latest Tracy Talks Real video, I tackle the hot topic of why people complain so mightily about real estate agents.

I read so very many consumer comments on social media during the recent commission class action lawsuits and I was shocked by the pure vitriol of most of the messages. People popped in occasionally to say that they had a great experience with their agent, but most comments were shockingly negative.

I always knew there was some negative sentiment against real estate agents, but I also knew how low the barriers to entry are and how many bad agents do exist, collecting the same high commissions that I collect. I don't think every agent needs to have a legal degree like I have, but lots don't have any degree or relevant formal education, and aren't closely monitored by brokers.

Yet I also know from experience and the scattered social media comments that good agents exist, and they are worth every penny of their generous commission.

My final conclusion throughout the pendency of the commission lawsuits evolved into realizing that home buyers just don’t do enough to vet the agent they hire. Home buyers in my experience simply fail to interview agents. Too often they get an introduction, show up and start being treated like a client.

This vetting problem combined with the commission changes last year from the class action litigation caused me to develop an educational course I call Buyer Agent Game Plan, designed specifically to lay out a blueprint for finding, vetting, hiring and supervising buyer agents efficiently and without a lot of hassle, with the extra goal of finding the exact right agent for your specific circumstances.

Look, I understand that many people are not going to like the idea of having to take the time to educate themselves and go through the hassle of interviewing multiple agent candidates, but as everybody seems to know and even begrudgingly acknowledge on social media, good agents have the ability to lower homebuying anxiety and save you money on your purchase by finding you a deal or negotiating deals in ways to benefit you and your bottom line, so honestly, why wouldn't you spend a few bucks and a few hours to educate yourself before committing to an expensive agent and more expensive home purchase?

And with buyers now spending time thinking about the cost of a buyers agent thanks to the commission lawsuits, the time is ripe to introduce more intentionality into the agent hiring process.

Why would a buyer agent create a program helping you hire buyer agents? Who better to write a program like this than somebody who has worked with a lot of buyers? And of course I feel like I can successfully compete as a candidate for local clients, but I am also 𝗲𝘅𝘁𝗿𝗲𝗺𝗲𝗹𝘆 𝗰𝗼𝗺𝗺𝗶𝘁𝘁𝗲𝗱 𝘁𝗼 𝘁𝗵𝗲 𝗶𝗱𝗲𝗮 𝘁𝗵𝗮𝘁 buyers 𝘀𝗵𝗼𝘂𝗹𝗱 𝗶𝗻𝘁𝗲𝗿𝘃𝗶𝗲𝘄 𝗺𝘂𝗹𝘁𝗶𝗽𝗹𝗲 𝗰𝗮𝗻𝗱𝗶𝗱𝗮𝘁𝗲𝘀 and this is a core part of my framework. So work the program and interview me if you want, but I will never pressure you to hire or even interview me. I challenge you to find another program like this anywhere. 𝗧𝗵𝗶𝘀 𝗽𝗿𝗼𝗴𝗿𝗮𝗺 𝘄𝗮𝘀 𝘄𝗿𝗶𝘁𝘁𝗲𝗻 𝗳𝗼𝗿 BUYERS, 𝗻𝗼𝘁 𝗺𝗲.

My game plan blueprint describes exactly where to find good agents to interview and how to conduct multiple interviews efficiently. The program teaches you how to evaluate interview responses “apples to apples” and how to hire without burning bridges (in case you need that agent later). The program also explains the new buyer representation agreements and what to watch out for, and then teaches you how to evaluate your agent’s performance under the contract, and replace the agent if needed, even deep into escrow.

All of this translates to buyers hiring the right agent best suited to their specific needs, resulting in buying homes with confidence and less hassle. Most educational content on this topic has been created by agents who want you to hire them to represent you. I urge home buyers to take advantage of my long career, love of buyers and consumer-forward focus to learn about finding, vetting, hiring and supervising great agents.

Don’t end up being one of those bitter people venting your frustrations on social media later because you recklessly signed on with the wrong agent and didn't course correct. Knowledge is power and this knowledge program was designed with buyers in mind by me, a longtime broker and consumer-focused attorney. Avoid the devastating home buyer mistake of hiring the wrong agent.

Watch this week's Tracy Talks Video on better homebuying experiences with better buyer agent vetting here.

Introducing Buyer Agent Game Plan

The new homebuying rules call for new strategies to pick the right agent to help you bring about your happy homebuying outcome. The video below describes the 8-module, self-paced course I created to help you find, vet, hire and supervise your buyer agent. Buy your next home with confidence!

Have You Checked Out My New Learning Center?

But I’m not one to just sit around and complain. I jumped into action and developed my Learning Center for consumers. Content developed in the center to date includes my new signature course - Buyer Agent Game Plan, a step-by-step strategic plan for home buyers to navigate the new rules in residential real estate, starting with hiring the right agent for their circumstances.

I also offer various fast action checklists and workbooks for buyers, including a suite of checklists to determine readiness to buy.

I’m also busy putting the final touches on my forthcoming book - The Secret Handshake (Play The Home Buyer & Home Seller Game Smarter). This has been an exciting project.

Do You Need Help Finding Agents?

LEARN MORE

Complimentary Home Buyer Resources

Please enjoy these resources:

Follow Local Trends - Long time readers know I like me some trends! 🤓 This resource explains how market trends impact your home buying and home selling choices and strategies.

Benefits Of A CMA - Wondering how much to offer when buying a home or how much to list for when selling a home? Learn about CMAs. They aren't just for sellers!

15 Tips To Save For A Down Payment - Is the down payment holding you back from buying a home? I've got 15 practical tips to help you save.

Do’s & Don’ts For Property Tours - Are you new to home buying? I've got tips for touring homes that might surprise you.

8 Expensive Home Buyer Mistakes - If you've never purchased a home or haven't purchased in recent years, you might be surprised to learn about these expensive homebuyer mistakes.

Unsubscribe?

If I missed the mark for you this week, I hope you'll give me one more shot, but if that won't work for you, here is an unsubscribe link.

Share My Work?

Do You Know About My Office Hours?

Thursday, June 12, 2025 from 10 am to noon PT
Sunday, June 15, 2025 from 10 am to 1 pm PT
Thursday, June 19, 2025 from 10 am to noon PT
Sunday, June 22, 2025 from 10 am to 1 pm PT

Alternatively, private 1:1 conversations can be scheduled here.

Find Me Around The Web

Let’s make sure we’re connected in the places you like to hang out. Here’s where you can find me and what I post on those platforms:

Have We Met? Read my bio
My YouTube Channels - TracyTalksReal & TracyTalksRealLOCAL
My Beach Cities LA Real Estate Company - search for homes, save listings, meet the team
Twitter - mostly housing politics commentary
LinkedIn - real estate news & insights
Facebook - local real estate news & insights
Instagram - local real estate news & insights
Digital Office Hours - I hang out and you come ask questions 😊
Schedule a 1:1 meeting for Zoom or IRL

Content Authenticity Statement

90% of this week’s newsletter was generated by me, Tracy Thrower Conyers. AI created my nifty headline image and my cute bot friend in my video thumbnail. 😊

Legal Stuff

My CalDRE license number is 01712960. Silicon Beach Properties is my real estate DBA brokered by eXp Realty of California, as am I.

Until Next Week…

Be well and use this link to refer others to The Tracy Talks. Let’s grow a community!

Contact Tracy

Business Referrals

Will AI Replace Your Real Estate Agent?

Tracy Thrower Conyers — Tue, 06 May 2025 22:21:08 GMT

What’s On My Mind This Week: AI Is Cute And All, But…

In my latest Tracy Talks Real video, I tackle the hot topic of AI in real estate, specifically as a potential replacement for an expensive buyer agent.

It is indisputable that AI is having a moment! And it’s whip smart! Or is it? Truthfully, AI is only as smart as the programmer who built and trained it, and the data queried. Unfortunately, for competitive reasons, you will likely never know most details about the programmer or data.

So is AI ready to be your buyer agent? It can certainly mine listings data for you, but in my experience, most people really want to do that themselves, and who knows better than you what matters in your next home?

And yes, I used AI to create that image. 🤓

But what about all the other services a buyer agent might offer you? Can AI surpass humans (or even stand in) in that regard?

My personal opinion as a multi-decade real estate professional and real estate tech company founder is that AI is plenty ready to co-pilot with an experienced agent, but definitely is not ready to conduct your transaction alone, without professional oversight. At this point in time, people who don't buy and sell homes on the regular just will not know if AI's output makes sense or is simply an AI delusion.

But I'm not saying there isn't a place for AI in your home buying journey, and I share a tips and tools in my brand new report - AI To Buy A Home? The report is available in my Learning Center.

As you use AI products, keep in mind that platform owners will want something from you to use their AI products, most likely to connect you with one of their agents. Be careful! Helpful digital tools do not necessarily translate to good agents.

For example, Zillow might knock your socks off with its AI tools, but the recommended agents pay to be recommended, and may not know the first thing about the tools that impressed you in the first place. Should that matter? You decide, but be aware there will probably be a disconnect between your expectations and the live agents offered.

Also, I highly recommend you create a throwaway email account and adopt a fake name to use the tools to protect your identity and financial privacy. I discuss more about this my report linked above.

I’d love to hear about your own experiences with AI and real estate. I’m always interested in boots on the ground feedback. Drop me a note here.

Watch this week's Tracy Talks Video on AI and home buying here.

Introducing Buyer Agent Game Plan

Have You Checked Out My New Learning Center?

But I’m not one to just sit around and complain. I jumped into action and developed my Learning Center for consumers. Content developed in the center to date includes a new course - Buyer Agent Game Plan, a step-by-step strategic plan for home buyers to navigate the new rules in residential real estate, starting with hiring the right agent for their circumstances.

I also offer various fast action checklists and workbooks for buyers, including a suite of checklists to determine readiness to buy.

I’m also busy putting the final touches on my forthcoming book - The Secret Handshake (Play The Home Buyer & Home Seller Game Smarter). This has been an exciting project.

Do You Need Help Finding Agents?

LEARN MORE

Complimentary Home Buyer Resources

Please enjoy these resources:

Follow Local Trends - Long time readers know I like me some trends! 🤓 This resource explains how market trends impact your home buying and home selling choices and strategies.

Benefits Of A CMA - Wondering how much to offer when buying a home or how much to list for when selling a home? Learn about CMAs. They aren't just for sellers!

15 Tips To Save For A Down Payment - Is the down payment holding you back from buying a home? I've got 15 practical tips to help you save.

Do’s & Don’ts For Property Tours - Are you new to home buying? I've got tips for touring homes that might surprise you.

8 Expensive Home Buyer Mistakes - If you've never purchased a home or haven't purchased in recent years, you might be surprised to learn about these expensive homebuyer mistakes.

Unsubscribe?

If I missed the mark for you this week, I hope you'll give me one more shot, but if that won't work for you, here is an unsubscribe link.

Share My Work?

Do You Know About My Office Hours?

Thursday, May 8, 2025 from 10 am to noon PT
Sunday, May 11, 2025 from 10 am to 1 pm PT
Thursday, May 15, 2025 from 10 am to noon PT
Sunday, May 18, 2025 from 10 am to 1 pm PT

Alternatively, private 1:1 conversations can be scheduled here.

Find Me Around The Web

Let’s make sure we’re connected in the places you like to hang out. Here’s where you can find me and what I post on those platforms:

Have We Met? Read my bio
My YouTube Channels - TracyTalksReal & TracyTalksRealLOCAL
My Beach Cities LA Real Estate Company - search for homes, save listings, meet the team
Twitter - mostly housing politics commentary
LinkedIn - real estate news & insights
Facebook - local real estate news & insights
Instagram - local real estate news & insights
Digital Office Hours - I hang out and you come ask questions 😊
Schedule a 1:1 meeting for Zoom or IRL

Content Authenticity Statement

90% of this week’s newsletter was generated by me, Tracy Thrower Conyers. AI created my nifty headline image and my cute bot friend in my video thumbnail. 😊

Legal Stuff

Until Next Week…

Be well and use this link to refer others to The Tracy Talks. Let’s grow a community!

Contact Tracy

Business Referrals

Buyer Agents Are Expensive!!

Tracy Thrower Conyers — Sun, 27 Apr 2025 01:13:57 GMT

What’s On My Mind This Week: Buyer Agents Are Overpaid!

Or at least that’s what so very many social media commenters are saying! In my latest Tracy Talks Real video, I tackle the hot topic of home buyer agent compensation. The naysayers claim all the listings are online anyway, so what good is the buyer agent anymore?

Except that suddenly all the listings are not online. Compass is withholding listings and just launched a billboard campaign inviting sellers to join the cool kids in keeping their listings private. It’s a bad move for consumers, as explained in my video.

But buyer agents do more than provide access to listings. In fact, good agents offer at least 105 services for home buyers, falling into roughly six categories. Find my complete list in my Learning Center at this link.

Regarding all the naysayers. I drop a big fat conclusion about them at the end of the video that will probably surprise you. Have a look and let me know! Find the video here.

Introducing Buyer Agent Game Plan

Have You Checked Out My New Learning Center?

I’ve been very concerned about recent developments in residential real estate. I’ve been a vocal critic of the class action lawsuits because I think they did a huge disservice to consumers.

But I’m not one to just sit around and complain. I jumped into action and developed my Learning Center for consumers in my local market and beyond. Content developed in the center to date includes a new course - Buyer Agent Game Plan, a step-by-step strategic plan for home buyers to navigate the new rules in residential real estate, starting with hiring the right agent for their circumstances.

I also offer various fast action checklists and workbooks for buyers, including a suite of checklists to determine readiness to buy.

I’m also busy putting the final touches on my forthcoming book - The Secret Handshake (Play The Home Buyer & Home Seller Game Smarter). This has been an exciting project.

Do You Need Help Finding Agents?

LEARN MORE

Complimentary Home Buyer Resources

Please enjoy these resources:

Follow Local Trends - Long time readers know I like me some trends! 🤓 This resource explains how market trends impact your home buying and home selling choices and strategies.

Benefits Of A CMA - Wondering how much to offer when buying a home or how much to list for when selling a home? Learn about CMAs. They aren't just for sellers!

15 Tips To Save For A Down Payment - Is the down payment holding you back from buying a home? I've got 15 practical tips to help you save.

Do’s & Don’ts For Property Tours - Are you new to home buying? I've got tips for touring homes that might surprise you.

8 Expensive Home Buyer Mistakes - If you've never purchased a home or haven't purchased in recent years, you might be surprised to learn about these expensive homebuyer mistakes.

Unsubscribe?

If I missed the mark for you this week, I hope you'll give me one more shot, but if that won't work for you, here is an unsubscribe link.

Share My Work?

Do You Know About My Office Hours?

Thursday, April 17, 2025 from 10 am to noon PT
Sunday, April 20, 2025 from 10 am to 1 pm PT
April 24, 2025 from 10 am to noon PT
Sunday, April 27, 2025 from 10 am to 1 pm PT

Alternatively, private 1:1 conversations can be scheduled here.

Find Me Around The Web

Let’s make sure we’re connected in the places you like to hang out. Here’s where you can find me and what I post on those platforms:

Have We Met? Read my bio
My YouTube Channels - TracyTalksReal & TracyTalksRealLOCAL
My Beach Cities LA Real Estate Company - search for homes, save listings, meet the team
Twitter - mostly housing politics commentary
LinkedIn - real estate news & insights
Facebook - local real estate news & insights
Instagram - local real estate news & insights
Digital Office Hours - I hang out and you come ask questions 😊
Schedule a 1:1 meeting for Zoom or IRL

Content Authenticity Statement

100% of this week’s newsletter was generated by me, Tracy Thrower Conyers. No AI here. And if I add any, I will tell you. 😊

Legal Stuff

Until Next Week…

Be well and use this link to refer others to The Tracy Talks. Let’s grow a community!

Contact Tracy

Business Referrals

Buying A Home Is Complicated!

Tracy Thrower Conyers — Tue, 22 Apr 2025 21:42:37 GMT

What’s On My Mind This Week: People Think Home Buyer Agents Are So Extra

Lots of youtubers want you to believe you can buy a house without an agent. And they might even have a course to teach you how to do that, but is buying a house like buying a blender on amazon? Hardly. Buying a home is a complicated legal transaction with expensive ramifications at every step, and unlike a blender from amazon, there are no returns and no exchanges.

In my latest youtube video, I walk through seven reasons a good local agent adds so much value to the process. These aren’t seven fluffy “nice to haves.” These are critical components for a successful transaction and investment, including that local agents live and breathe the comps, and why you can’t count on the list price as any indication of “value.” Watch the video and let me know which of the seven surprised you.

Despite my list, I know some people will still be intent on going it alone without an agent, and for them I have a list of 111 things you better be ready to do, and the list is not for the faint of heart. Contrast that with the nice breezy lists you'll find on youtube titled 7 steps to buy without any agent. But hey, my list could also be called "8 steps." My list just happens to provide the real list behind the breezy clickbait list.

And for everybody else who understands the importance of having an agent zealously advocating for you in your home purchase, use the list to supervise the agent you hire.

Introducing Buyer Agent Game Plan

Have You Checked Out My New Learning Center?

I’ve been very concerned about recent developments in residential real estate. I’ve been a vocal critic of the class action lawsuits because I think they did a huge disservice to consumers.

I also offer various fast action checklists and workbooks for buyers, including a suite of checklists to determine readiness to buy.

I’m also busy putting the final touches on my forthcoming book - The Secret Handshake (Play The Home Buyer & Home Seller Game Smarter). This has been an exciting project.

Do You Need Help Finding Agents?

LEARN MORE

Complimentary Home Buyer Resources

Please enjoy these resources:

Follow Local Trends - Long time readers know I like me some trends! 🤓 This resource explains how market trends impact your home buying and home selling choices and strategies.

Benefits Of A CMA - Wondering how much to offer when buying a home or how much to list for when selling a home? Learn about CMAs. They aren't just for sellers!

15 Tips To Save For A Down Payment - Is the down payment holding you back from buying a home? I've got 15 practical tips to help you save.

Do’s & Don’ts For Property Tours - Are you new to home buying? I've got tips for touring homes that might surprise you.

8 Expensive Home Buyer Mistakes - If you've never purchased a home or haven't purchased in recent years, you might be surprised to learn about these expensive homebuyer mistakes.

Unsubscribe?

If I missed the mark for you this week, I hope you'll give me one more shot, but if that won't work for you, here is an unsubscribe link.

Share My Work?

Do You Know About My Office Hours?

Thursday, April 17, 2025 from 10 am to noon PT
Sunday, April 20, 2025 from 10 am to 1 pm PT
April 24, 2025 from 10 am to noon PT
Sunday, April 27, 2025 from 10 am to 1 pm PT

Alternatively, private 1:1 conversations can be scheduled here.

Find Me Around The Web

Let’s make sure we’re connected in the places you like to hang out. Here’s where you can find me and what I post on those platforms:

Have We Met? Read my bio
My YouTube Channels - TracyTalksReal & TracyTalksRealLOCAL
My Beach Cities LA Real Estate Company - search for homes, save listings, meet the team
Twitter - mostly housing politics commentary
LinkedIn - real estate news & insights
Facebook - local real estate news & insights
Instagram - local real estate news & insights
Digital Office Hours - I hang out and you come ask questions 😊
Schedule a 1:1 meeting for Zoom or IRL

Content Authenticity Statement

100% of this week’s newsletter was generated by me, Tracy Thrower Conyers. No AI here. And if I add any, I will tell you. 😊

Legal Stuff

Until Next Week…

Be well and use this link to refer others to The Tracy Talks. Let’s grow a community!

Contact Tracy

Business Referrals

Home Buyers: Can You Skip The Agent To Buy A Home?

Tracy Thrower Conyers — Sun, 13 Apr 2025 22:35:12 GMT

I Answer This Question On YouTube 📺

What’s On My Mind: Buyers Are Wondering About Skipping Expensive Representation

Those Darned Lawsuits

Regular readers will recall my series last summer called Countdown To Chaos regarding the practice changes in August for residential real estate. If you missed the series, episode 1 can be found here.

August came and went, but with interest rates being what they have been for the last year, there wasn’t a ton of real estate activity and I suspect a lot of people still don’t know about the changes.

Can Home Buyers Buy Without An Agent?

But home buyers who do know are asking themselves whether they can skip the agent and skip the hassle of the new rules, along with saving themselves a chunk of change.

In my video, I outlined five scenarios where a home buyer might get away with skipping the agent, but spoiler alert! I conclude by saying that I, as somebody who could easily skip an agent due to my decades of experience, just wouldn’t do it if I was buying in an area I’m not 100% familiar with. If I wouldn’t, should you? Watch the video and let me know your thoughts.

Introducing My New Learning Center

I’ve been very concerned about recent developments in residential real estate. I’ve been a vocal critic of the class action lawsuits because I think they did a huge disservice to consumers.

I also offer various fast action checklists and workbooks for buyers, including a suite of checklists to determine readiness to buy.

I’m also busy putting the final touches on my forthcoming book - The Secret Handshake (Play The Home Buyer & Home Seller Game Smarter). This has been an exciting project.

Do You Need Help Finding Agents?

LEARN MORE

Complimentary Home Buyer Resources

Please enjoy these resources:

Follow Local Trends - Long time readers know I like me some trends! 🤓 This resource explains how market trends impact your home buying and home selling choices and strategies.

Benefits Of A CMA - Wondering how much to offer when buying a home or how much to list for when selling a home? Learn about CMAs. They aren't just for sellers!

15 Tips To Save For A Down Payment - Is the down payment holding you back from buying a home? I've got 15 practical tips to help you save.

Do’s & Don’ts For Property Tours - Are you new to home buying? I've got tips for touring homes that might surprise you.

8 Expensive Home Buyer Mistakes - If you've never purchased a home or haven't purchased in recent years, you might be surprised to learn about these expensive homebuyer mistakes.

Unsubscribe?

If I missed the mark for you this week, I hope you'll give me one more shot, but if that won't work for you, here is an unsubscribe link.

Share My Work?

Do You Know About My Office Hours?

Thursday, April 17, 2025 from 10 am to noon PT
Sunday, April 20, 2025 from 10 am to 1 pm PT
April 24, 2025 from 10 am to noon PT
Sunday, April 27, 2025 from 10 am to 1 pm PT

Alternatively, private 1:1 conversations can be scheduled here.

Find Me Around The Web

Let’s make sure we’re connected in the places you like to hang out. Here’s where you can find me and what I post on those platforms:

Have We Met? Read my bio
My YouTube Channels - TracyTalksReal & TracyTalksRealLOCAL
My Beach Cities LA Real Estate Company - search for homes, save listings, meet the team
Twitter - mostly housing politics commentary
LinkedIn - real estate news & insights
Facebook - local real estate news & insights
Instagram - local real estate news & insights
Digital Office Hours - I hang out and you come ask questions 😊
Schedule a 1:1 meeting for Zoom or IRL

Content Authenticity Statement

100% of this week’s newsletter was generated by me, Tracy Thrower Conyers. No AI here. And if I add any, I will tell you. 😊

Legal Stuff

Until Next Week…

Be well and use this link to refer others to The Trendline. Let’s grow a community!

Contact Tracy

Business Referrals

3 Questions To Ask To Avoid An Expensive Home Buying Mistake

Tracy Thrower Conyers — Sat, 11 Jan 2025 00:44:00 GMT

Buying a new home is an exciting experience. At the same time, it’s easy to overlook some of the more expensive things to change.

Note The Noise Level Of The Neighborhood

One of the most commonly overlooked topics when it comes to buying a house is the noise level of the neighborhood. Some noise from the outside world is to be expected, particularly for those who move to urban neighborhoods. During a tour of your prospective home, pay attention to this factor. Also consider visiting at different times of day and different days of the week.

Always Ask About The Age Of The Roof

One of the easiest parts of a house to overlook is the roof. At the same time, the roof is also one of the biggest parts of the home. Therefore, it is a good idea for everyone to make sure they do a thorough inspection of the roof. Look for damages both from the outside as well as inside. Ask about the age of the roof as well. Be sure to check for damaged shingles.

Ask About The Age Of The HVAC System

Another topic of inquiry should be the HVAC system. In general, people should expect to get between 15 and 20 years of life out of their HVAC system. If the HVAC system in the home is getting close to the point of replacement, then it might be a good idea to ask for a price reduction because these units are not inexpensive.

Perform Your Due Diligence Before Buying A Home

These are just a few of the potential expensive pitfalls when buying a new home. Make sure to ask for as much time as you can for your inspection contingency period and get your inspections lined up as soon as you open escrow.

This post is from our “Buyer’s Edge” series, content designed to give real estate buyers in Silicon Beach an edge in a competitive residential real estate market. Read more about our full Buyer’s Edge program on our website. Want help buying real estate in Silicon Beach? Contact us, grab time on our calendar or join our drop in office hours on zoom. Need help beyond Silicon Beach? Reach out and let us help you find a Real Talk agent in your area.

Planning Your Buyer Closing Costs

Tracy Thrower Conyers — Wed, 08 Jan 2025 03:12:00 GMT

Escrow! We’re cheering for you to get in. This what to expect on the other side.

Below are the standard costs associated with buying a property in Silicon Beach. Some of these fees are split between the buyer and seller, as spelled out in the sales contract. The cost split on these fees is, to an extent, negotiable.

As we negotiate the sales contract on your behalf, we will strive to achieve not only the purchase price you want, but to also limit the number and amount of closing costs for which you are responsible.

Don’t let closing costs in Silicon Beach scare you. Knowledge is power.

Please note: your ability to negotiate costs is usually related to whether you are buying in a seller’s market or a buyer’s market.

I’m here to tell you that in Silicon Beach, the seller versus buyer market debate is a community by community analysis. Any agent who doesn’t understand the distinction locally isn’t paying attention. We talk tons about market trends in our Trendline Report at GetTheTrendline.com.

Buyer Closing Costs

Tax-Related Costs:

Property taxes

Plan on .73% per year with an amount prepaid in escrow. The amount of your prepayment depends on what time of the tax year escrow is closing. Pro tip: Our county assessor’s office here in Los Angeles does not operate on a calendar year, so this calculation might not be as straightforward as it sounds.

The actual amount of your taxes might seem like a lot of money, but don’t forget that under Prop 13, your tax basis is now set for the life of your ownership, except for random bond measures and assessments along the way that might add a modest amount.

Insurance-Related Costs:

title insurance
property insurance
private mortgage insurance (if required by your lender)
flood, wild fire or other specialty insurance (if required by your lender)

Lender-Related Costs:

origination fee
discount points (if applicable)
prepaid interest (if applicable)
processing fee
appraisal review fee
credit report fee
courier fees (if applicable)
underwriting fee
documentation preparation fee
wire transfer fee

Other Costs:

50% of escrow fees (negotiable)
property inspection costs
notary fee
Buyer Broker commission (if required under a Buyer Broker Agreement)
recording fee
termite remediation and other repairs, if not paid by the seller (negotiable)
home warranty (recommended if not paid for by the seller)
moving expenses

A rough rule of thumb for guesstimating your costs to buy a home in Silicon Beach is 6% of the sale price. Please note: in a hyper-competitive bidding war, you may want to offer to pay some portion of the seller’s closing costs and that will necessarily alter your calculation.

Want To Know More?

Want to better understand what each of these fees are? Book time for a strategy call and we’ll explain each that applies to your situation, and which apply and which don’t.

Did you know??? We offer commission discounts for buyers. Book a strategy call and we’ll share the details.

This post is from our “Buyer Edge” series, content designed to give real estate buyers in Silicon Beach an edge in a competitive residential real estate market. Read more about our full Buyer Edge program on our website. Want help buying real estate in Silicon Beach? Contact us or grab time on our calendar. Need help beyond Silicon Beach? Reach out and let us help you find a high-caliber agent with hyperlocal expertise in that area.

The Tracy Talks

HOMEBUYER INTEL DROP

🔴 Junk fees are the new commission controversy

🟡 No agent fee relief for buyers

🟢 Mortgage rates just did buyers a favor nobody’s talking about

🟢 Buyers are using AI more — and trusting it less for the decision that matters

📋 FROM THE HIRE:FORWARD DESK

🙋‍♀️ And one parting thought

🗞️ HOMEBUYER INTEL DROP

🔴 What Buyers Need To Know This Week

Commissions went up after the lawsuit that was supposed to lower them.

AI is making it harder — not easier — to know if your agent is any good.

NAR just voted against giving buyers a way to see through it.

🟡 Worth Watching By Buyers

🟢 The Real Signal This Week For Buyers

📌 From the Hire:Forward™ Desk

Who represents you matters.

🗞️ HOMEBUYER INTEL DROP

🔴 What Buyers Need To Know This Week

The Fed just officially killed the “wait for lower rates” strategy.

A new industry report confirmed that most agents are already being outperformed by AI — except in three areas.

Reddit is giving buyers legal advice about buyer agency agreements. It’s half right — which makes it dangerous.

🟡 Worth Watching By Buyers

🟢 The Real Signal This Week For Buyers

📌 From the Hire:Forward™ Desk

Who represents you matters.

Build Your Own Buyer Broker Agreement

Watch This Newsletter On YouTube 📺

What’s On My Mind This Week: Buyer Broker Agreements Are 100% Negotiable And Nobody Is Talking About It

Don’t Sign … Design

The 3-Step Decoding Framework

Your Roadmap To Decoding Your Own Buyer Broker Agreement

Final Thoughts

Related to this article:

Introducing Buyer Agent Game Plan™

Fast Start Guide: Getting Started Under The New Homebuying Rules

Do You Need Help Finding Agents?

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Real Buyer Broker Agreements — Real Lessons

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What’s On My Mind This Week: Buyer Broker Agreements Are Not A Standardized Form

Real Life Buyer Broker Agreements

One Rule Did Not Create One Form

Your Roadmap To Decoding Your Own Buyer Broker Agreement

Final Thoughts

Related to this article:

Introducing Buyer Agent Game Plan™

Fast Start Guide: Getting Started Under The New Homebuying Rules

Do You Need Help Finding Agents?

Complimentary Home Buyer Resources

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Share My Work?

Do You Know About My Office Hours?

Find Me Around The Web

Content Authenticity Statement

Legal Stuff

Did A Smart Friend Forward This Newsletter To You?

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Zillow’s Touring Agreement Instead Of A Buyer Broker Agreement?

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What’s On My Mind This Week: Consumers Are Being Duped By Zillow’s Touring Agreement

ZTA’s Looked Like A Stroke Of Brilliance

About Those Zillow Touring Agreements

A Smarter Alternative To Zillow Touring Agreements

Building Your Own Buyer Broker Agreement

Final Thoughts

Related to this article:

Introducing Buyer Agent Game Plan™

Fast Start Guide: Getting Started Under The New Homebuying Rules

Do You Need Help Finding Agents?

Complimentary Home Buyer Resources

Unsubscribe?