The Tom Toole Sales Group Podcast

The Tom Toole Sales Group Podcast
  • 5.0 (8)
  • Society & Culture
  • Updated Daily

Real Estate team leader Tom Toole shares valuable information on recent trends, production hacks, and current events for consumers and agents in weekly episodes of Tom's Take and Agent Hacks.

  1. 4d ago

    Mortgage Rates Gone Wild | Main Line News | New Listings | Toole Time 10.2.26

    🆕 Stay up to date on all the latest topics while Tom Toole and Sarah Tymon give our community a place to learn about the real estate market and industry trends on Toole Time Real Estate Radio ... ⏰ 👀 Tune in LIVE on WWDB-AM 860 and this page EVERY TUESDAY @3:00PM! 🎙 👉🏼  This week's topic recap: 📈 🏦 • Mortgage Rates Have Hit Their 2026 High, Why this is happening, and Media Down Payments Fall to a 4 Year Low 📰 🏗️ • Main Line News: New Development in Parkesburg and Angela Beers Running for the Board of Directors for Tri-County Suburban Realtors 🔑 🏡 • New Listings and Open Houses this weekend

    Mortgage Rates Gone Wild | Main Line News | New Listings | Toole Time 10.2.26

  2. 6d ago

    The Script That Revives Paused Buyers & Sellers When Rates Spike | Best Agent Hacks 439

    Rates just hit a 52-week high, and the 10-year Treasury yield jumped to its highest level since 2007. Transactions are down, but they don't go to zero. In this episode of Best Agent Hacks, Tom Toole shares the exact script his team uses to find the people who will move anyway. It's built on Phil Jones' Opening, Fact, Question (OFQ) framework. Here's the call: "Hey Brian, it's Tom Toole with RE/MAX. It's been about 90 days since we last spoke, and I was just curious, is making a move still something you're considering, or have you put that on pause?" Then stop talking. In this video, you'll learn: ✅ How to use your CRM to set up every follow-up call ✅ Why an A/B choice question gets people talking ✅ What to say when a lead says they've "paused" ✅ How to uncover motivation using the D's (death, divorce, relocation, default, diamonds, diapers, downsizing, dogs) ✅ Why you should raise your daily conversation goal from 15 to 20 or 25 in a high-rate market ✅ How to turn the same script into a text and a voicemail follow-up ⏱️ Chapters 0:00 Rates hit a 52-week high 0:21 Transactions don't go to zero 0:45 The OFQ script 1:41 When they say "we paused" 2:02 Qualifying questions and motivation 2:56 Why the OFQ works 3:23 Raise your conversation numbers 4:11 Text, voicemail, and property drips 4:41 The plan The best automation out there is still talking to people.

    The Script That Revives Paused Buyers & Sellers When Rates Spike | Best Agent Hacks 439

  3. Sep 23

    Stop Chasing Trophy Deals: Build a Consistent Pipeline | Best Agent Hacks 438

    The fourth quarter is when many real estate agents lose consistency—but it doesn't have to be that way. Instead of chasing the one big “trophy” deal, focus on motivated clients, the price points you consistently close, and the daily activities that keep your pipeline full. In this episode, we break down three mindset shifts that can help you finish the year strong and build momentum heading into 2027: prioritize motivation over price point, stay committed to daily prospecting and appointments, and use your own business data to identify your bread-and-butter business. The goal isn't to swing for the fences every time. It's to consistently get on base.

    Stop Chasing Trophy Deals: Build a Consistent Pipeline | Best Agent Hacks 438

  4. Sep 23

    The Fed Just Hiked Rates. Mortgage Rates Went Down. | Tom's Take 498

    For the first time in three years, the Federal Reserve hiked the key interest rate by 25 basis points on a unanimous 12-0 vote. Here is the part most people get wrong: a Fed hike does not automatically push mortgage rates up. Mortgage rates actually ticked down a few hundredths of a point on Thursday, according to Mortgage News Daily. The hike was widely expected and already priced into the 30-year fixed. What is actually driving rates right now is oil above $100 a barrel and the conflict in the Middle East. Until that resolves, there is not much relief coming. One number worth knowing: strip energy and food out of the inflation data and core is running 2.4% year over year, very close to the Fed's 2% target. Include them and it is in the mid 3% range. That is a big difference, and it explains a lot about where this goes next. If you're selling: Price for reality using the comp-based model. Suburban Philadelphia homes are selling between 97% and 99.6% of list, which tells you what the market will actually bear. Then watch the milestones: are you getting showings in the first ten days, and are you getting an offer after ten showings? If not, it is time for a price adjustment. You have about three and a half to four months before we hit 2027. If you're buying: Focus on the monthly payment, not the rate. Taxes, insurance, principal and interest, and purchase price all move that number, and in this market taxes swing hard from one township to the next. Then shop your financing. We had three lenders this summer beat the Mortgage News Daily quoted rate by two to three tenths of a point on closed deals. On a 7.19% quote, that is 6.89%. Get a referral rather than going online to a Rocket or a Wells Fargo, so you know the rate they quote is one they can actually deliver. Rates in the high sixes and low sevens are not new, and historically they are right in line with the long-run average for a 30-year fixed. This is a recalibration, not a crisis. People are still transacting. Want a plan built for your situation? Click the link in the comments. Tom Toole Sales Group at RE/MAX Main Line serves the Main Line, Chester County, Delaware County, and the greater Philadelphia suburbs.

    The Fed Just Hiked Rates. Mortgage Rates Went Down. | Tom's Take 498

  5. Sep 18

    Highest Rates of the Year | Main Line News | New Listings | Toole Time 9.11.26

    🆕 Stay up to date on all the latest topics while Tom Toole and Sarah Tymon give our community a place to learn about the real estate market and industry trends on Toole Time Real Estate Radio ... ⏰ 👀 Tune in LIVE on WWDB-AM 860 and this page EVERY TUESDAY @3:00PM! 🎙 👉🏼  This week's topic recap: 📈 🏠 • Highest Rates of the Year, with a 92.7% Chance of a Spike, Housing Market Faces Headwinds, and the Best Week to Buy a Home 🏙️ 🚗 • Main Line News: North Wayne Ave Parking Plan and What is Going to Happen to the Academy of Natural Sciences 🔑 📆 • New Listings and Open Houses this weekend

    Highest Rates of the Year | Main Line News | New Listings | Toole Time 9.11.26

  6. Sep 16

    Separation Season: How to Win Q4 While Your Competition Quits | Best Agent Hacks 437

    Welcome to Separation Season. The fourth quarter of the real estate year has started, and most agents are already mentally checked out. They're talking about next year. They're planning December off. They've decided they earned it. That's the opportunity. Anything you put under contract after November 15 probably isn't closing this year, which means you have roughly 90 days to get real work done. On our team, September, October, and November account for as much as 31% of the business we close. Quitting now means walking away from nearly a third of your year. The core idea behind Separation Season is simple. Stay disciplined and focused while your competitors take their foot off the gas. You don't beat them by doing something clever, you beat them by still being in the game in December. Here's the whole system. Three numbers, tracked daily, posted somewhere you can see them: Daily conversations. How many people do you need to talk to every day? Weekly appointments. How many appointments are you going on in the next seven days? 90-day pending sales target. How many homes do you put under agreement in the next 90 days? Not closed, because closings aren't in your control. Under agreement. The first two are your lead indicators. The third is the lag indicator that follows from them. Nothing else matters over the next 90 days. That stretch is going to be noisy. Title company events, holiday parties, leaving early for trunk or treat. The agents who protect the daily conversation number through all of it come into January with momentum while everyone else is starting from zero. One more thing on goal setting: set a reasonable goal you know you can hit, then go after it with unreasonable effort. Doubling or quadrupling your business in twelve months isn't a plan, it's a wish. A realistic number attacked relentlessly beats a fantasy number abandoned in March. Credit to Adam Lavin on our team, who put it best in our Mastermind: you can advance a whole year in your business by finishing the fourth quarter strong. They're called holidays, not hollow months.

    Separation Season: How to Win Q4 While Your Competition Quits | Best Agent Hacks 437

  7. Sep 11

    Fall Market Outlook | Main Line News | New Listings | Toole Time 9.11.26

    🆕 Stay up to date on all the latest topics while Tom Toole and Sarah Tymon give our community a place to learn about the real estate market and industry trends on Toole Time Real Estate Radio ... ⏰ 👀 Tune in LIVE on WWDB-AM 860 and this page EVERY TUESDAY @3:00PM! 🎙 👉🏼  This week's topic recap: 📉 🏛️ • Fall Market Outlook, Trump Threatens FED, Buyers Have More Options 🚧 🏗️ • Main Line News: Berwyn Downtown Updates and Academy of Natural Sciences Closes. 🔑 📆 • New Listings and Open Houses this weekend

    Fall Market Outlook | Main Line News | New Listings | Toole Time 9.11.26

  8. Sep 9

    1 Home vs 47: The Property Drip Mistake Killing Your Buyers | Best Agent Hacks 436

    Property drips are one of the most effective tools an agent has. They work while you're sleeping. They work while you're doing something else. And most agents set them up so badly that they actively damage the relationship instead of building it. I recently reviewed a partner's drip. Square footage filter on. First floor bedroom filter on. First floor primary bedroom on top of that. Their client was receiving exactly one home. I reworked it and sent them 47. Think about how discouraging that is on the client side. Now think about the home they would have bought and never saw. In this one I walk through the three things that separate a drip that wins business from a drip that quietly kills it: The intake conversation, and the two questions almost nobody asks
Why fewer filters beats smarter filters every single time
The conversation you need to have BEFORE you hit send Plus two bonus hacks: where these should actually live, and the one to one follow up that proves you're not just outsourcing the search to software.

    1 Home vs 47: The Property Drip Mistake Killing Your Buyers | Best Agent Hacks 436
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Real Estate team leader Tom Toole shares valuable information on recent trends, production hacks, and current events for consumers and agents in weekly episodes of Tom's Take and Agent Hacks.

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