If you've ever had a seller say, "We're probably about a year out… but can you come tell us what to do?" — this episode is for you.

Today we're talking about how to win the listing early without wasting your time, burning yourself out, or giving away all your value. Because here's the truth: the agent who shows up first often wins.

But how early is too early? And what should a listing prep timeline for sellers actually look like?

We break down the mindset shift, the boundaries, and the strategy behind pre-listing appointments — especially when they're not ready yet.

Here's what we cover in this episode:

• Why the highest-performing agents go on pre-listing visits early

• The realistic listing prep timeline for sellers (hint: it's longer than they think)

• What sellers should NOT do too far in advance (step away from the mulch)

• Interior prep vs. exterior timing

• How to avoid losing listings after giving staging advice

• When to use a checklist — and when to show up in person

• Protecting your time with commitment letters or pre-market agreements

• What to do when they choose another agent after you've done the work

• Real-life stories of listings lost… and listings rewarded

We also share a powerful reminder: sometimes helping someone prep their home changes more than just their sale price.

And don't forget — we're collecting TOASTS! If you're a buyer, seller, Realtor, or client who wants to celebrate a Realtor who made a difference, send your toast to:

team@hustlehumblypodcast.com

Key Quotes & Takeaways

"The agent who shows up first is usually the one who wins." – Katy
"Phase one of listing prep is phase one of moving." – Alissa
"You're not a free checklist. You're a service-based business." – Katy
"Sometimes the sooner you get in the house, the better, even if they're a year out." – Alissa
"There's no 100% protection in real estate… but there is real estate karma." – Katy

Products, People & Previous Episodes Mentioned:

• Hustle Humbly Staging Prep Checklist (Freebie)

• Pre-Listing Appointment Email Template(included in Email Templates 101)

• Pre-Market / Commitment Agreement (Broker-specific form)

• Vendor List (painters, storage units, junk haulers, etc.)

• Episode 143: Working with Sellers: Pre-Listing Prep

• Episode 276: How Do You Stage a House? A Guide for Consumers

• Epidsode 45: The Listing Interview

• Episode 189: Listing Photos

Want to toast someone on the show?
Send us a voice or video message with your name, who you're toasting, and why! Email it to team@hustlehumblypodcast.com.

Leave us a review at http://ratethispodcast.com/hustlehumbly

Music:

"Straight A's" by Connor Price → https://connorprice.shop/

"The Good Life" by Summer Kennedy → https://soundcloud.com/summerkennedy/the-good-life

"Be The One" by Matrika → https://uppbeat.io/t/matrika/be-the-one

We've talked about loopholes and contract problems before, but avoiding the messiness of real estate is one of those topics you can never cover too many times.

In this episode, we're talking about all the tiny contract decisions that don't feel like a big deal until suddenly they are. Missing initials. Blank lines. Verbal promises. Appliances that magically disappear. Furniture negotiations that never end. You know the ones.

This conversation was sparked by a broker who reached out to us after stepping into a compliance role and realizing just how messy agents can get with paperwork. From there, we went deep into why clean contracts matter, how verbal agreements create risk, and why adding "just one more thing" to a purchase agreement can blow up an otherwise smooth deal.

This episode is part pep talk, part cautionary tale, and part reminder that professionalism protects everyone involved.

Here's what we cover in this episode:

• Why avoiding the messiness of real estate starts with treating paperwork like a legal document (because it is)

• How missing initials, blanks, and timestamps can create real liability

• Why verbal agreements are only good for setting expectations, not protecting deals

• The risks of "knowledge only" conversations during due diligence

• Appliances, furniture, grills, boats, and why movables make contracts messy fast

• How lenders and appraisers view non-real-estate items in contracts

• Why clean offers are often the strongest offers

• A reminder that it's not a problem until it's a problem

Key Quotes & Takeaways

Alissa: "It's not a problem until it's a problem. And then it's a big problem."
Katy: "The more things you add to a contract, the more things can go wrong."
Alissa: "Verbal agreements are only good for setting expectations, not protecting deals."
Katy: "Clean offers win. Every single time."
Alissa: "Professionalism isn't about being perfect. It's about being careful."

Products, People & Previous Episodes Mentioned:

Episode 240: Loopholes in Real Estate

Email Templates 101

FREE Database Template

Want to toast someone on the show?
Send us a voice or video message with your name, who you're toasting, and why! Email it to team@hustlehumblypodcast.com.

Leave us a review at http://ratethispodcast.com/hustlehumbly

Music:

"Straight A's" by Connor Price → https://connorprice.shop/

"The Good Life" by Summer Kennedy → https://soundcloud.com/summerkennedy/the-good-life

"Be The One" by Matrika → https://uppbeat.io/t/matrika/be-the-one

Private listings, office exclusives, coming soon statuses, Zillow, Compass… whew. In this episode, Katy and Alissa tackle one of the messiest conversations happening in real estate right now: private listings in real estate and what they actually mean for agents, buyers, and sellers.

With lawsuits flying, MLS rules evolving, and brokerages rolling out their own "exclusive" systems, it's getting harder to tell what's ethical, what's legal, and what's truly in the client's best interest. Katy breaks down the Zillow vs. Compass lawsuit, while Alissa shares real-life scenarios where private listings and coming soon statuses can either protect a client—or quietly hurt them.

This episode isn't about picking sides. It's about transparency, consumer trust, and making sure agents aren't letting billion-dollar companies dictate how they serve their clients.

Here's what we cover in this episode:

• What private listings, office exclusives, and coming soon listings actually mean

• Why pocket listings quietly disappeared—and came back with new names

• The Zillow vs. Compass lawsuit and why listings are the real battleground

• How private listings affect buyers, sellers, and fair housing

• When coming soon listings can work *in a seller's favor*

• Why MLS exposure still matters for pricing and trust

• The real ethical issue agents should be paying attention to

Key Quotes & Takeaways

Alissa: "If everyone starts hiding listings, it becomes a fair housing nightmare."
Katy: "This isn't about agents or platforms—it's about listings. And listings belong to the consumer."
Alissa: "If the house is ready and the photos are done, it should be on the market."
Katy: "Open markets create trust. Closed systems create confusion."
Alissa: "If your client doesn't understand what you're doing, you're not serving them."

Products, People & Previous Episodes Mentioned:

Email Templates 101

Listing Agreement Cover Letter

FREE Database Template

Want to toast someone on the show?
Send us a voice or video message with your name, who you're toasting, and why! Email it to team@hustlehumblypodcast.com.

Leave us a review at http://ratethispodcast.com/hustlehumbly

Music:

"Straight A's" by Connor Price → https://connorprice.shop/

"The Good Life" by Summer Kennedy → https://soundcloud.com/summerkennedy/the-good-life

"Be The One" by Matrika → https://uppbeat.io/t/matrika/be-the-one