Selling your home isn’t (always) just about price. It’s about buyer perception and emotional connection. In this episode of Talking Realty, Glen sits down with professional home stager Stacey Bradford of Intertwine Design to break down one of the most overlooked parts of the home selling process: staging. If you’re on the fence about staging, this episode brings data and real life examples that show exactly why buyer’s resonate more with a staged home and how that emotional response can lead to faster sales and better offers. https://youtu.be/JeK-z04gT00 Glen and Stacey cover: The difference between decorating and staging Why buyers emotionally connect with certain homes Occupied vs. vacant staging strategies DIY staging tips you can use immediately Why staging often costs LESS than a price reduction Plus, Glen and Stacey weigh in on AI staging and discuss the psychology of buyers, how clutter and oversized furniture sabotage showings, and why “you can’t get your first 30 days back on the market.” Whether you’re a FSBO seller, preparing to list with an agent, or just trying to maximize your home’s value, this episode is packed with practical advice that can help your home sell faster and for more money. Book a free pre-selling call to learn how our family’s flat fee brokerage is changing real estate to help home sellers keep more of their hard-earned equity at closing. Guest Spotlight: Stacey Bradford Stacey has over 30 years of experience working in real estate, staging, and design. She has a passion for creating beautiful spaces that clients will want to gather, entertain, and grow in. She blends what’s important to a client with design ideas that will stand the test of time. Website: www.intertwinedesignco.comEmail: [email protected] Phone: (513) 886 – 7653 Key Moments: 01:06 Meet Stacey Bradford 05:37 What Home Staging Is 06:57 Occupied Staging Strategies 09:54 Declutter Then Storytell Method 12:40 Prep Phase Advantages 13:36 Free Seller Strategy Call 14:14 Staging Levels Explained 15:07 Virtual Staging Debate 17:51 Sponsor Spotlight: Associate’s Title 18:50 Staging’s True Return On Investement 20:42 Real Life Listing Turnaround Example 22:28 Staging Costs in Ohio 24:54 Timeline and Contract Length 28:05 Service Areas and Consults 28:43 DIY Staging Checklist 32:40 How to Contact Stacey Key Resources: Book Your Free Pre-Selling Strategy Call Download the Ultimate Home Selling Toolkit Living To Listing Digital Course Real Estate Photography Secrets That Get More Showings | Episode 78 Kim Julen on using Feng Shui when selling your Ohio home | Episode 4 Contact Information: Podcast Website: TalkingRealty.com Ohio Property Group: OhioMLSFlatFee.com Email: [email protected] Book Your Free Pre-Selling Strategy Call Associates Title Website Ryan Phillips / Associates Title: 614 419 2418 Download the Ultimate Home Selling Toolkit Glen’s Blog Book: “You Can Sell It” by Glen Whitten Course: “Living To Listing” Complete Listing Prep @OhioMLSFlatFee   @ohmlsflatfee   Ohio MLS Flat Fee OhioMLSFlatFee @ohiomlsflatfee

“You’re not paying 6% for better results—you’re paying 6% for the same result, later.” https://youtu.be/fNA5UxHvP_4 Today Glen walks Taysia through two seller situations: both want to cancel their flat fee listing and go with a traditional realtor. This begs the questions: What could another Realtor actually do differently for you? By the end you’ll know the most common sales tactics Realtor’s use in your living room, why most of them are B.S., and how a “Realtor friend” ended up costing their seller $30,000. Book a free pre-selling call to learn how our family’s flat fee brokerage is changing real estate to help home sellers keep more of their hard-earned equity at closing. Key Moments: 02:00 Dont Be Evil 05:09 Two Seller Situations 06:16 Unethical Solicitation 08:34 Stale Listing Price Fix 10:54 Secret Buyers Myth 12:14 Dual Agency Warning 13:18 “Special Marketing” Reality 16:12 Realtor Tactics Rant 17:35 Pricing Reality Check 19:32 Bidding War Strategy 20:50 Seller One: Success Story 21:27 Seller Two: Costly Switch 23:25 Why Fear Sells 28:19 Using Data To Decide Key Resources: Book Your Free Pre-Selling Strategy Call Price Low, Sell High: The “Wow” Pricing Strategy That Starts Bidding Wars | Episode 57 Stop Obsessing Over Showing Feedback: The Truth Sellers Need to Hear | Episode 71 Flat Fee vs Traditional 6% Model Round 4: The Dual Agency Trap How to Turn a Stale Listing Into a Sold One | Ep 44 Contact Information: Podcast Website: TalkingRealty.com Ohio Property Group: OhioMLSFlatFee.com Email: [email protected] Book Your Free Pre-Selling Strategy Call Associates Title Website Ryan Phillips / Associates Title: 614 419 2418 Download the Ultimate Home Selling Toolkit Glen’s Blog Book: “You Can Sell It” by Glen Whitten Course: “Living To Listing” Complete Listing Prep @OhioMLSFlatFee   @ohmlsflatfee   Ohio MLS Flat Fee OhioMLSFlatFee @ohiomlsflatfee

It’s been nearly two years since the NAR commission lawsuits and settlements that lead to major changes regarding compensation in real estate. These changes should have resulted in more transparency, real negotiation, and an end to behind-the-scenes commission deals. https://youtu.be/xPzh4VpALm0 But in reality? Not much has changed.Agents are still calling before showings to lock in commission, expecting 3%, and generally not willing to negotiate even when they bring a less-than-stellar offer to the table. In this episode, Glen and Taysia are tackling what they’ve actually seen change since the settlement, real examples of what sellers are facing from agents, and how to negotiate commissions in a way that won’t kill the deal. If you are ready to ditch the percentage ‘success tax’ that commissions have become and instead only pay for the services you need, list with us or Book a free pre-selling call to learn how our family’s flat fee brokerage is changing real estate to help home sellers keep more of their hard-earned equity at closing. Key Moments: 00:32 Commissions After MLS Change 02:02 Why the Lawsuits Happened 05:18 Buyer Agents Then vs Now 10:31 Seven Figure Offer Shock 12:48 Lowball Offer Commission Fight 16:47 Phone Calls and Collusion 23:35 Three Percent Threats Persist 26:27 Seller Playbook for Negotiating 31:43 Final Tips and Sign Off Key Resources: Book Your Free Pre-Selling Strategy Call How FSBO Sellers Can Get MLS Exposure Without Paying a 6% Commission | Episode 73 Exposing the 6% Real Estate Commission Lie | Episode 46 Contact Information: Podcast Website: TalkingRealty.com Ohio Property Group: OhioMLSFlatFee.com Email: [email protected] Book Your Free Pre-Selling Strategy Call Associates Title Website Ryan Phillips / Associates Title: 614 419 2418 Download the Ultimate Home Selling Toolkit Glen’s Blog Book: “You Can Sell It” by Glen Whitten Course: “Living To Listing” Complete Listing Prep @OhioMLSFlatFee   @ohmlsflatfee   Ohio MLS Flat Fee OhioMLSFlatFee @ohiomlsflatfee

“Buyers don’t engage unless they believe they can get a deal.” https://youtu.be/lV62IY02f1s That’s true whether you’re auctioning your home or selling it the traditional way. Buyers are always chasing a deal. You do it too at the grocery store, shopping sales, everywhere. Give them the prospect of a deal, and watch the offers roll in. Today, Glen is joined by licensed auctioneer Mike Brandly of Brandly Real Estate and Auctions. They cover: Wow Pricing Strategy & The Prospect Of A Deal Getting Top Dollar at Auctions or In Conventional Sales When an Auction Makes Sense for Sellers Myths about Auctions & What/Who They Work For If you’re thinking about selling your home and want decades of pricing strategy working in your favor, this is a must-listen. You’ll walk away knowing how to create a bidding war, whether you auction your home or list it the conventional way. Book a free no-obligation call where we can discuss your selling goals and how to reach them. Guest Spotlight: Mike Brandly Mike runs Brandly Real Estate and Auctions and is a licensed auctioneer and real estate broker. Having been involved in thousands of auctions over his career, he is also a nationally recognized expert in real estate auctions.Mike is also a longtime instructor at the Ohio Auction School and Hondros College, where he has trained auctioneers and real estate professionals for over 26 years. Known for his deep understanding of auction strategy, buyer psychology, and the “prospect of a deal,” Mike helps sellers determine when an auction is the right fit and how to execute it successfully. Phone:   (614)461-9229Website:   mikebrandlyauctioneer.wordpress.com Key Moments: 01:29 Origins & Expert Witness Work 04:15 What Auctioneers Do 05:45 Prospect Of A Deal 07:28 Minimum Bids Explained 10:27 Market Value At Auction 15:32 Right Seller Criteria 20:52 Auction Contract Basics 25:28 Timeline And Pre Sale Offers 27:20 Minimum Bid Versus Absolute 31:12 Online Versus Live Bidding 33:20 Seller Costs And Buyer Premium 34:56 Choosing The Right Auctioneer 36:42 Contact Info And Final Advice Key Resources: Book Your Free Pre-Selling Strategy Call Price Low, Sell High: The “Wow” Pricing Strategy That Starts Bidding Wars | Episode 57 How to Trigger a Buyer Feeding Frenzy: The Power of Multiple Offers | Episode 16 Contact Information: Podcast Website: TalkingRealty.com Ohio Property Group: OhioMLSFlatFee.com Email: [email protected] Book Your Free Pre-Selling Strategy Call Associates Title Website Ryan Phillips / Associates Title: 614 419 2418 Download the Ultimate Home Selling Toolkit Glen’s Blog Book: “You Can Sell It” by Glen Whitten Course: “Living To Listing” Complete Listing Prep @OhioMLSFlatFee   @ohmlsflatfee   Ohio MLS Flat Fee OhioMLSFlatFee @ohiomlsflatfee

Your house is getting showings… great feedback… maybe even repeat visits…So why is no one making an offer? https://youtu.be/Fe1BdHqWuB4 The truth is buyers can be nervous to make the first move. Like with any big decision, they’re weighing many factors and sometimes that can create decision fatigue where they freeze and you as the seller are stuck wondering why no offer has come through despite all the showing requests. In this episode, Glen breaks down the ultimate strategy to pull interested buyers off the fence: The Reverse Offer. By drafting and sending a reverse offer to buyers, creating an offer deadline, and other strategies covered in this episode, you are taking the responsibility of the first move out of the buyer’s hand and getting the conversation, and maybe even bidding war, started. You’ll walk away from this episode knowing: How can they get away with that? What is the point of these clauses then? When a reverse offer will work best How to write & send a reverse offer How to master the assumptive close When to leverage ‘spam’/ibuyer/wholesale offers Why the psychology and power shift of reverse offers works for home sellers The market is always changing and this is a key strategy to use when we face lulls, especially those brought on by external factors like interest rates, economical climate, and even the changing seasons. You’re going to want this strategy in your toolbox if you’re planning to sell your home. If you’re thinking about listing or you’ve been selling on your own and have questions, book a free no-obligation call where we can discuss your selling goals and how to reach them. Key Moments: 02:48 Panic Or Wait Trap 03:51 Reverse Offer Explained 04:45 Situation One: Green Noise 06:09 Act Fast Create FOMO 08:49 Situation Two: Weak Offers 10:44 Spam Response Template 12:35 Build The Dream Offer 13:33 How To Write A Reverse Offer 16:18 Master The Assumptive Close 18:07 Counter Offer Email Script 22:59 Multi Buyer Warning 24:35 Reverse Offer Psychology 28:28 Timing and Common Mistakes Key Resources: Book Your Free Pre-Selling Strategy Call Download the Ultimate Home Selling Toolkit Stop Obsessing Over Showing Feedback: The Truth Sellers Need to Hear | Episode 71 Handling Offers From iBuyers Like OpenDoor & OfferPad | Ep 27 Always Be The Buyer by Dan Sullivan Price Low, Sell High: The “Wow” Pricing Strategy That Starts Bidding Wars | Episode 57 How to Trigger a Buyer Feeding Frenzy: The Power of Multiple Offers | Episode 16 Truth #6: More Showings = More Money | Episode 12 Contact Information: Podcast Website: TalkingRealty.com Ohio Property Group: OhioMLSFlatFee.com Email: [email protected] Book Your Free Pre-Selling Strategy Call Associates Title Website Ryan Phillips / Associates Title: 614 419 2418 Download the Ultimate Home Selling Toolkit Glen’s Blog Book: “You Can Sell It” by Glen Whitten Course: “Living To Listing” Complete Listing Prep @OhioMLSFlatFee   @ohmlsflatfee   Ohio MLS Flat Fee OhioMLSFlatFee @ohiomlsflatfee

Most home sellers get excited when they see “no remedy” or “inspections for knowledge only” because it seems to get rid of one major hurdle on the way to closing… We hate to be the bearers of bad news, but this often isn’t the case. https://youtu.be/oItRIwIUraY After 3,000 closings, we can confidently tell you that the majority of the time buyers will try to renegotiate after an inspection no matter what they said during the offer phase. You may be asking yourself: How can they get away with that? What is the point of these clauses then? Is there any way to get an offer that isn’t open to ANY remedy/repairs? Glen & Taysia answer all those questions and more in this episode. PLUS: Get geal life examples of simple walkthroughs turning into renegotiations, advice to limit buyer access to the home after going under contract, and strategies (like presale inspections, clear marketing, and specific contract language) that limit renegotiation during closing. If you’re thinking about listing or you’ve been selling on your own and have questions, book a free no-obligation call where we can discuss your selling goals and how to reach them. Key Moments: 01:49 No Remedy Explained 03:25 Walkthrough Trap 06:05 Knowledge Changes Deals 10:15 Buyer Remorse & Inspection Negotiations 14:35 When No Inspections Actually Means None 15:08 Extra Visit No-Nos 16:12 Vacant House Cautionary Tale 17:31 Just Say No 20:37 As Is Prep Strategy 22:35 Zero Renegotiation Clause 24:51 Informal Negotiation Saves Deals 26:39 Preempt Big Ticket Systems 30:51 Final Take on Inspections Key Resources: Book Your Free Pre-Selling Strategy Call How To Sell Your Home “AS IS” | Ep 35 The Hidden Profit in Full Disclosure: How to Turn Inspection Reports into Selling Points | Episode 58 Radon, Mold, Wiring, HVAC: How to Negotiate a Nightmare Inspection Report | Episode 69 The Rebound Playbook: Selling After a Deal Falls Through | Throwback Episode with New Seller Tools | Episode 55 Contact Information: Podcast Website: TalkingRealty.com Ohio Property Group: OhioMLSFlatFee.com Email: [email protected] Book Your Free Pre-Selling Strategy Call Associates Title Website Ryan Phillips / Associates Title: 614 419 2418 Download the Ultimate Home Selling Toolkit Glen’s Blog Book: “You Can Sell It” by Glen Whitten Course: “Living To Listing” Complete Listing Prep @OhioMLSFlatFee   @ohmlsflatfee   Ohio MLS Flat Fee OhioMLSFlatFee @ohiomlsflatfee

The real problem isn’t getting under contract, it’s all the money that leaks out after. https://youtu.be/w6dCb4-W4cg In this episode, Glen breaks down how to stop your home closing from turning into a hole-filled bucket that’s leaking dollars. It starts with negotiating an initial offer that actually protects your interest, learning our tried-and-tested ways to push back effectively on inspection requests without losing the deal, and realizing you don’t have to roll over and accept whatever the appraisal claims during closing. You’ll want to listen to this episode if you: ready to understand how to get the best offer from the strongest buyer are unsure how to handle inspections or the negotiations that follow in a way that keeps you on top with a deal intact worry you’ll face a low appraisal without understanding the appeal and leverage process want to brush up on negotiation psychology with real-life examples from over 20 years of experience Remember: You don’t care what the house sells for, you care what you walk away with. The tips, scripts, and insider-insights in this episode will help set you up to get a strong offer that makes it to closing without eating away your bottom line. If you’re thinking about listing or you’ve been selling on your own and have questions, book a free no-obligation call where we can discuss your selling goals and how to reach them. Key Moments: 01:06 DIY MLS Only Explained 03:17 The Three Critical Stages Of A Sale 04:25 Getting The Best Initial Deal 07:43 Offer Checklist To Use 12:02 Inspection Trap Begins 14:11 Psychology Of Negotiation: Fear And Leverage 17:58 Buyer Discount Games 19:45 Need To Know: Material vs Cosmetic Issues 23:35 How To Keep Your Cool (Emotions Are Expensive) 24:24 The Buyer-Appraisal Ambush 27:45 Low Appraisal Playbook 28:50 Creating Leverage That Saves Your Bottom Line 32:38 Free Resources & How We Can Help You Key Resources: Book Your Free Pre-Selling Strategy Call Download The Ultimate Home Selling Toolkit Offer Checklist & Appraisal Templates Radon, Mold, Wiring, HVAC: How to Negotiate a Nightmare Inspection Report | Episode 69 How to Handle a Low Appraisal (Without Losing Your Deal or Your Mind) | Ep 41 All About Home Appraisals With Appraiser Jamie Owen | Ep 29 Survey Nightmares: Encroachments, Quitclaim Deeds & Closing Chaos | Episode 77 The Rebound Playbook: Selling After a Deal Falls Through | Throwback Episode with New Seller Tools | Episode 55 Contact Information: Podcast Website: TalkingRealty.com Ohio Property Group: OhioMLSFlatFee.com Email: [email protected] Book Your Free Pre-Selling Strategy Call Associates Title Website Ryan Phillips / Associates Title: 614 419 2418 Download the Ultimate Home Selling Toolkit Glen’s Blog Book: “You Can Sell It” by Glen Whitten Course: “Living To Listing” Complete Listing Prep @OhioMLSFlatFee   @ohmlsflatfee   Ohio MLS Flat Fee OhioMLSFlatFee @ohiomlsflatfee

You may think the hardest part about selling is getting the offer, but the most costly challenges come afterwards during closing. https://youtu.be/HtbYh_pZRjc This episode of Talking Realty breaks down the 3 biggest contract-phase mistakes that cost sellers serious money, or the entire deal, on the way to closing. With over 2,500 homes sold, Glen walks you through exactly what goes wrong and how to stay in control all the way to the closing table. What You’ll Learn: Why poor prep comes back to haunt you during inspections The dangerous myth about buyer agents “helping” you How sellers lose money negotiating buyer agent commission What to do when a deal starts going sideways How to protect your price, terms, and leverage after accepting an offer Ready to sell and want to avoid more costly mistakes before you list? Check out the episode “3 Home Selling Mistakes That Cost Sellers Tens of Thousands” to be as prepared as possible from list to close. If you’re thinking about listing or you’ve been selling on your own and have questions, book a free no-obligation call where we can discuss your selling goals and how to reach them. Key Moments: 00:58 Three Costly Contract Mistakes Overview 01:57 Mistake One: Little Issues Add Up 04:41 Two House Versions Example 09:07 Inspections and Rebound Plan 12:29 Mistake Two: No One Represents You 18:00 Low Appraisal Pushback 21:34 Mistake Three: Bad Commission Negotiation 23:09 Commission Scripts and Timing 27:43 Recap and Closing Advice Key Resources: Book Your Free Pre-Selling Strategy Call The Dirty Drawer Deal Breaker: Why a Dirty Home Can Kill Your Sale | Episode 68 Living To Listing Digital Course How to Handle a Low Appraisal (Without Losing Your Deal or Your Mind) | Ep 41 The Rebound Playbook: Selling After a Deal Falls Through | Throwback Episode with New Seller Tools | Episode 55 More Realtor BS: That’s The Standard Commission…I Can’t Change It | Ep 33 The Art of the Counter Offer: What to Say, When to Respond, and How to Get Better Terms | Episode 72 Contact Information: Podcast Website: TalkingRealty.com Ohio Property Group: OhioMLSFlatFee.com Email: [email protected] Book Your Free Pre-Selling Strategy Call Associates Title Website Ryan Phillips / Associates Title: 614 419 2418 Download the Ultimate Home Selling Toolkit Glen’s Blog Book: “You Can Sell It” by Glen Whitten Course: “Living To Listing” Complete Listing Prep @OhioMLSFlatFee   @ohmlsflatfee   Ohio MLS Flat Fee OhioMLSFlatFee @ohiomlsflatfee

If a buyer asks for the keys before closing… what would you do? https://youtu.be/xoqMr2m4UB8 It sounds harmless. Maybe they just want to store a few things or move in early. But in real estate, this is called early possession, and it can create serious legal, financial, and insurance risks for sellers. In this episode of Talking Realty, Glen breaks down: Why buyers ask for possession before closing What can go wrong (including real stories) How deals can fall apart after early possession The risks of letting buyers move in early What to say when buyers ask for access How to protect yourself if you absolutely have to allow it With nearly 3,000 home sales under our belt, we’ve seen how quickly this situation can turn from a small favor into a major problem. Bottom line: No closing = No keys. If you’re selling your home and want to avoid costly mistakes, this is a must-watch. If you’re thinking about listing or you’ve been selling on your own and have questions, book a free no-obligation call where we can discuss your selling goals and how to reach them. Key Moments: 00:00 Early Possession Warning 01:07 Buyer Wants Garage Access 03:48 Storage Pods Case Study 06:41 Why Deals Fall Apart 08:54 Damage and Insurance Risks 11:48 Utilities and Liability Mess 12:47 Best Answer No Keys 16:12 If You Really Must Allow Early Posession 18:01 Attorney Agreement and Rent 21:34 Limit Access and Recap 22:52 Final Takeaway: No Keys, No Posession Key Resources: Book Your Free Pre-Selling Strategy Call Download the Ultimate Home Selling Toolkit Contact Information: Podcast Website: TalkingRealty.com Ohio Property Group: OhioMLSFlatFee.com Email: [email protected] Book Your Free Pre-Selling Strategy Call Associates Title Website Ryan Phillips / Associates Title: 614 419 2418 Download the Ultimate Home Selling Toolkit Glen’s Blog Book: “You Can Sell It” by Glen Whitten Course: “Living To Listing” Complete Listing Prep @OhioMLSFlatFee   @ohmlsflatfee   Ohio MLS Flat Fee OhioMLSFlatFee @ohiomlsflatfee

Most people think the highest offer is the best offer. That is not always true. https://youtu.be/eCruh_lJMsg In this episode of Talking Realty, Glen sits down with Taysia from the Ohio Property Group to walk through our offer review process, from the moment an offer comes in until the digital ink is dry. We cover checking whether an offer is complete, spotting missing signatures and blanks, reviewing financing, concessions, commission requests, timelines, contingencies, possession, and all the fine print that can quietly cost a seller money. If you are selling your home, this episode will help you understand how to compare offers, protect your bottom line, and avoid signing something that gets worse after the contract is accepted. In this episode: How to tell whether an offer is actually real and complete The missing documents sellers should never ignore Why the highest price is not always the strongest offer What to look for in contingencies, concessions, commissions, and deadlines How to think about offer deadlines, counters, showings, and open houses If you are selling in Ohio and want help reviewing offers, planning your launch, pricing correctly, or preparing for inspections and appraisals, book a free strategy call. Key Moments: 01:20 Why Our Process Works 03:22 Written Signed Offer Basics 05:37 Missing Documents Red Flags 08:07 Blanks Dates And Typos 11:28 Read The Contract Checklist 14:28 Key Terms Money And Dates 17:31 Beyond Price: Weighing Offers 19:11 Calculate Your Net 20:47 Handling Deadlines 23:50 Fine Print Checklist 28:05 Showings & Open Houses After An Offer 32:56 After You Sign Risks Key Resources: Book Your Free Pre-Selling Strategy Call Download the Ultimate Home Selling Toolkit The Art of the Counter Offer: What to Say, When to Respond, and How to Get Better Terms | Episode 72 How To Negotiate Multiple Offer: Glen reviews 7 offers at once | Ep 39 Stop Obsessing Over Showing Feedback: The Truth Sellers Need to Hear | Episode 71 Free Seller Estimated Net Sheet Contact Information: Podcast Website: TalkingRealty.com Ohio Property Group: OhioMLSFlatFee.com Email: [email protected] Book Your Free Pre-Selling Strategy Call Associates Title Website Ryan Phillips / Associates Title: 614 419 2418 Download the Ultimate Home Selling Toolkit Glen’s Blog Book: “You Can Sell It” by Glen Whitten Course: “Living To Listing” Complete Listing Prep @OhioMLSFlatFee   @ohmlsflatfee   Ohio MLS Flat Fee OhioMLSFlatFee @ohiomlsflatfee