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Date the Rate
Why the age-old advice may no longer apply
#102
WELCOME
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If you give your sellers a huge task list before their listing hits the MLS, you’re not only doing them a disservice—you’re impacting your own profits. On the latest episode of Glennda’s Guru, accomplished entrepreneur, Serhant agent, and cast member of Owning Manhattan, Tricia Lee shares a refreshing take on why she does what no other agent will, so she can get her clients what no other agent can. If you feel like you’re the only agent powerwashing driveways or making your seller’s beds, you’re not alone—and Tricia Lee thinks you’re on to something.
TRACK THE MARKET: Why Buyers Shouldn’t Bet on a Refi
If you’ve heard it said—or even said yourself—”Marry the house, date the rate,” a new study by Neighbors Bank may have you changing your tune. According to that data, 2025 homebuyers would need mortgage rates to drop at least 0.75 percentage points before a refinance would pay off, and only if they kept the house at least three more years. And since a drop like that isn’t guaranteed to happen anytime soon, suggesting a refi as part of your buyers’ affordability strategy could backfire.
Closing costs vary dramatically from state to state, which means borrowers in high-cost states may have to wait even longer to benefit from a refi. While owners in every state can hit break-even within five years if rates drop 0.5 points, their savings from a refinance vary widely—nearly $3,000 more in New Hampshire than in Louisiana, for example.
By the numbers:
With a 0.75 point drop in mortgage interest rates, buyers in most states could recoup the administrative and refi closing costs within about three years.
Property taxes, mortgage recording fees, and title costs drive the biggest state-to-state savings differences and largely determine whether a refinance is financially beneficial.
If rates only fall 0.5 percentage points, owners in higher-cost states like New Hampshire would need to keep their home for at least five years after the refinance to break even on the costs.
DIVE IN
The Friday Five
📖 You be you. Let Taylor Swift’s love story be the ultimate personal branding lesson for real estate agents.
👀 Flip or flatten. What would you do to Vanessa Hudgens’ former residence, now on the market for $4.4M?
👀 Hidden Gem. Check out Oak Bluffs, Martha’s Vineyard’s best-kept secret.
💡Forclosure boom. Comparing risk vs ROI when investing in a foreclosed property.
💡Rate drop. What the Federal Reserve says about next month’s interest rates.
WHAT’S NEW FROM ESTATE MEDIA
Mansions & Martinis: Round Two
ICYMI: Josh Flagg and Tracy Tutor have a new YouTube show—and it’s more boozy, bold, and brilliantly honest than ever before. In the second episode of Mansions & Martinis, Josh and Tracy spill on the “real” side of reality TV, wild celebrity homes, online gaslighting, and more, all while sipping on their Sunset Spritz’s.
FEATURED LUXURY LISTING
TIPS & TAKEAWAYS
Winning withdrawn listings
"A withdrawn listing usually signals a motivated seller who still wants to sell, but pulled back due to timing, pricing, or frustration with their prior agent. These homeowners may be more open to a fresh strategy and a proactive agent who can show them a better path forward."
Twice a week in their newsletter, The Blueprint, James Harris and David Parnes share a tip that’s helped them become some of the most successful ultra luxury agents in the Greater LA area. Whether you’re in the luxury market or selling land, these tips are practical and actionable.
This week, they broke down four ways to retarget withdrawn listings and turn them into a goldmine of opportunity, turning a frustrated seller into a high-trust, multi-deal opportunity. Check out the tips and read The Blueprint here.
HANGS & HAPPENINGS
CREtech New York | New York City, NY | October 21 - 22
Over two action-packed days, you’ll connect with top C-suite executives, industry leaders, and dealmakers from the world’s largest real estate firms, all shaping the future of the built environment. As the Flagship Event of NYC Real Estate Tech Week, this is your opportunity to make meaningful connections and walk away with tangible business outcomes.
NAR NXT 2025 | Houston, TX | November 14 - 16
Gain laser-focused business intelligence and insights on AI, interest rates and inventory. Access strategic insights, tactical tools, and innovative solutions to highlight your mission-critical role for today’s ever-changing market.
Inman Connect | New York City, NY | February 3 - 5, 2026
The biggest names in real estate share their secrets to success with our attendees in curated sessions that will equip you with the skills to level up.
Before we go…
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