March 22, 2026 • 39 mins
In this episode of the Duncan Duo Show, host Andrew Duncan shares his insights on the current state of the Tampa Bay real estate market. He discusses the impact of global events, such as the Iran situation and rising oil prices, on the market's affordability and demand. Andrew also talks about the importance of being proactive and not waiting for interest rates to drop before buying a home. He highlights the benefits of off-market and coming soon opportunities, and how his team at Duncan Duo can help buyers and sellers navigate the market.
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Speaker 1 (00:00):
Welcome to the Duncan Duo radio show hosted by Andrew Duncan,
the official real estate agents of the Tampa Bay Lightning.
That's Tampa Bay's top selling real estate team with over
three billion dollars in sales and thousands of homes closed.
Sell your home with these guaranteed in fourteen days or
they'll buy it. Basically the duncanduo dot com. Here's your host,
(00:22):
Andrew Duncan.
Speaker 2 (00:26):
I'm me Sunday Tampa Bay, here to talk to you
like I am every week about the real estate market
in Tampa. It's been kind of a tumultuous start to
the year for Tampa real estate, and I want to
get right into it because I'm sure there's a lot
of people out there right now kind of wondering what's
going on and where the market's headed. With everything going
(00:47):
on with Iran oil prices, you know, comments coming into
the country, aliens possibly being announced. I mean, it's it's
been a little bit of a crazy start of the year,
and probably about the middle of last last year, I
was really optimistic about getting off to a great start
in the market for twenty twenty six, and that has
(01:08):
not come to fruition. My business fortunately is out performing
the market and we're way up this year over last year,
but the market overall has not shown that same resilience,
and I want to talk a little bit about it today,
kind of why that's where it is, and then talk
about what happens next. So, first and foremost, everything that
(01:30):
happens on the global stage impacts real estate, not necessarily
from an instant trickle down financial effect, but from an
emotional one home buyers and home sellers. As much as
I like to think about things from a financial monetary
perspective and separate my emotion from decisions about money, a
lot of consumers don't think that way. This is their home,
(01:53):
and maybe they're not as financially educated, and there's certainly
plenty of that are, but there's a lot of them
are not, and they're making decisions based on things going
on in the world that could spook them or scare
them and cause them to sit on the sidelines, and
those things, you know, unfortunately, do compress the real estate market.
So the you know, the attack from you know, the
(02:15):
attack on Iran, the Israel and US kind of you know,
aligned approach to attack Iran has caused oil prices to spike,
and that causes people to get afraid because that extra
one hundred or two hundred dollars a month that's potentially
at risk with increasing gas prices could be the difference
between them being able to qualify or them feeling comfortable
(02:38):
enough to qualify or lowering the amount that they can't
qualify for. And so in real estate, even in the
higher end in luxury markets, what a lot of people
don't comprehend is that those lower transactions and lower price
transactions from someone where one hundred or two hundred dollars
could be the difference between them buying or then buying
a lower price home or then being able to qualify
(02:59):
at home. Especially with historically high insurance and taxes in
our state, it is a domino effect to where it
eliminates transactions. Now the buyers and sellers in the super
luxury space, and look, we work with a lot of
them sold. We sold a couple of million dollar properties
this week. We sold we have one that's under contract
(03:21):
that's an off market opportunity, and I'll talk a little
bit more about that later. At two points in the
two point six range. So we do a lot in
that upper end, and that audience operates from a different
place than the consumer that's buying the two or three
or four hundred thousand dollars house. So, however, these things
do impact that market. Let me explain why. So, for example,
(03:42):
the person that's out there selling their two hundred thousand
dollars home, most consumers today, not all, but consumers in
our market are more likely to move up than they
are to move down. So if they're selling their two
hundred thousand dollars house, they're going to buy the four
hundred thousand dollars house. Now what happens if that consumer
who is going to buy that entry starter house and
(04:05):
interst rates have gone up. We're now seeing, you know,
the reversal of the trend that saw interstrates drop. We
had President Trump by two hundred billion of mortgage backed
securities through Fanny and Freddie, you know, several weeks maybe
maybe even at this point a couple months back, and
that really you know, pushed interest rates down and that
(04:27):
created some some demand and some excitement. Well that's been
reversed now we're back above interest rates are back above
where they were, and they're at a one year high. Uh,
you know, from the high fives and even mid fives
on some government type products. Now we're well into the
sixes and in some cases approaching seven. So that difference
(04:49):
in payment, as well as the increase in other things,
inflation kicked up. We saw that as well. That two
hundred thousand dollars person that's buying the forehead one thousand
person's house. If that two hundred thousand dollars person can't
now buy or qualify, then, you know, then there isn't
a you know, so if that two hundred thousand dollars
(05:10):
person can't buy that house, then the person selling the
two hundred can't move up now to buy the four
hundred because they don't have a buyer. And so all
throughout the price ranges you have that option, that affordability
crisis that happens when interst rates rise, gas prices rise,
inflation kicks back up, and on top of all that,
(05:31):
you have fear. Okay, fear is the thing that will
will paralyze so many consumers from buying a house. They're
afraid now. They're afraid because we're in a war. They're
afraid because things are getting more expensive. They're afraid that
ai is going to replace their job, and that might
go unemployed. And why would I buy a house if
six months from now somebody is gonna you know, a
(05:52):
robot's going to replace my job. There's so much fear
out there that it causes people. It causes gridlock, it
costs people to sit on the sidelines. So all these
things kind of working in conjunction and happening at the
same time create this this situation where we're seeing considerable
drops in home sales from from you know, last year
(06:13):
to this year. This year is lower than last year
in the market, not in my business, thank god, but
in the market it's lower, and so the consumers feel
that and it's all of these things hitting at one
time that's causing you know, fewer home sales. Despite the
fact that even prior to the war in Iran, which
has obviously made things more challenging, you know, from an
(06:35):
affordability standpoint, we still weren't outpacing last year, even massively
lower interest rates. And it is again because the fear
over AI, the fear of people's jobs getting replaced, you know,
the fear over another hurricane, and so there's just so
much going on it's causing people to fence it now.
So my hope and expectation coming into this year was
(06:55):
that we would get off to a great start and
have Tampa would have a great real estate market in
it is not looking like that is going to be
the case early in the year. I do think there
is a chance that we see some rebound in the
second half of the year where we pick up some
of those homes sales that we maybe don't get. I
saw the you know, the February real Estate statistics from
(07:16):
the Stellar MLS, which comes out usually about the middle
of the month a few days ago. I reviewed it
for February, and we were still off from last year's
pace in terms of home sales. Now, the good news
and all that is, prices are still coming up. That
means they're still strong enough demand. That means there's enough
people moving here, a good supply is still selling. The
best homes are still selling. We're still seeing homes sell
(07:39):
in days in some neighborhoods and it could take months
in others. So it's a unique market because of all
those all of these things happening at once are causing
fear and affordability problems at the same time. So what
happens next. It's really hard to say. The things going
(07:59):
on globally affect the real estate market. They do effect affordability,
They affect people, They affect people's emotions they're comfort with
buying the AI. The AI and employment challenges definitely cause
problems for people. So what is my hope for this year?
My hope is over the next few months, Hopefully sooner
the Iran situation gets resolved and gas prices get checked
(08:21):
back in and then mortgage rates soft and back down.
Potentially a couple we're a couple months away from a
new FED chair if they can get inflation under control
and it's a quick reversal from a and or the
FED starts looking at stuff like trueflation instead of outdated
metrics for measuring inflation. If we can get those things
under control, maybe we see a little bit more interest
rate relief this year, We get some positive news about
(08:45):
potentially some property tax relief in our state. I think
the second half of the year, you know, could be
strong enough to where we end up having a better
twenty six than a twenty five. Obviously, hurricanes and missing
the hurricanes and being you know, kind of having a
clean hurricane season for Ti Tampa Bay is important. Other
things that I think are at play here again, as
(09:05):
we look at our real estate market, we've got population
growth back. Okay, so we've started to see we're two
years past I mean not quite two years, but we're
in a second year past the really horrendous hurricanes that
we had right the massive impact that it had on
a local economy, and right after that, and for about
(09:27):
the first year of that, we were not seeing the
population growth that we were before. We're now starting to
get some of that back. We're starting to see population
growth happen again. There's also some things going on in
other parts of the country that drive people to our market,
things like California having a wealth taxes to get people
(09:47):
to move out of there, prompting people to move out
of their state. New York increasing taxes and having a
you know, a mayor in New York City that is
pretty controversial, not not supported by a lot of conservatives
that don't want the heavy taxation and the policies that
he's looking at implementing. And so that population growth in
(10:07):
the you know, high net worth individual does have a
positive impact on our market. It certainly pulls luxury sales.
But it also get you see people bringing their businesses.
So these entrepreneurs that own businesses, they're relocating them to
Florida to avoid some of these draconian tax rules. So
those are things that take a while to happen though. Okay,
(10:29):
So you know, if you have a you know, an
ultra high net worth founder of a tech company that
moves from California or New York to Florida and they
move their business here, it takes a while to get
all those people moved here. It takes a while to
trickle through all that. It takes a while for it
to have an impact on our market, but it does
improve our population growth. So I think our population growth
(10:49):
will be backheaded in a good direction. The you know again,
the storm stuff. If we can have a clean hurricane season,
we get some momentum on property tax relief, and we
see some interest rate relief, I think the second half
of the year can be really solid. Now what does
that mean if you're a buyer or a seller right now? Uh,
if you're a buyer, I would tell you not to wait. Okay,
(11:12):
And you know this, this might not make sense to
you because you might think to yourself, well, why would
I buy now with interest rates high? When interest rates drop,
prices are going to go up. You can drop your
own interest rate with a refinance. Most lenders today will
do a free refinance for you for a certain period
of time. So don't don't make decisions based on an
economic variable that will change with time. Measure and look
(11:35):
at the statistical probabilities of property tax relief that will
lower your payment and the probability that we see interest
rate relief, which I think is high. So if you
if you wait to buy until those things happen, prices
are going to rise. Most people are predicting that Florida
will see a massive surge in in in even greater
improvement and population growth and home buying if property taxes
(11:58):
go away. Uh. And especially because the way it's being
rumored that it would happen would start with lower price
point homes would get the most relief first, and then
everything else would be kind of phased over a period
of time. So if your home buyer in those medium
average and starter home price ranges, I would encourage you
not to wait. I think waiting you're going to end
up you're going to involve more competition. It's going to
(12:21):
be more expensive for you. Prices are going to go
up faster than you know the the you know the
interest rate, you know the change to interest rates if
you if you wait for rates to go up, we
look at this over you know, I've been in this
for twenty two years. When interest rates drop, prices go up,
they spike. You get bidding wars, you can't get repairs,
you can't get concessions. It's way better to buy now.
(12:44):
If you're optimistic about the future of our real estate
market and the things that are kind of coming down
the way that are now pushed back. You buy now
and then you have the ability to lower your rate later.
That is definitely a smart player right now, you know,
for consumers. So don't let fear get in the way.
A lot of this stuff is noise. It's stuff that
gets resolved in short periods of time. That's my hope
(13:05):
and expectation. After twenty two years, I've seen a lot
of crazy things that happen, and most of the time,
the things that cause people to make decisions in the moment,
three months or six months down the line aren't even
relevant anymore. Plus, there's a personal satisfaction and a life
goal of home ownership that you get and people forget
sometimes about the benefits of that. So we're going to
(13:28):
continue this conversation talking about the Tampa Bay real estate market,
everything that's going on. After quick break around the Duncan.
Speaker 1 (13:33):
Duo Show, back to the Duncan two oh Radio show,
the official real estate agents of the Tampa Bay Lightning.
Top team in Tampa Bay over at three billion sold
in county. Now your host Andrew Duncan.
Speaker 2 (13:48):
So we're back here talking about the Tampa real estate market.
We've got lots of great things happening in Tampa Bay
right now. You know, We've got the the Lightning high
key approaching the playoffs. We've got cool concerts. I got
to experience the Zach Bryant concert at Raymond James last week.
(14:09):
Really really cool concert to uh to go to. I'm
I'm a fan of his music. And then and then secondarily,
you've got the men's tournament going on. These are things
that put a spotlight on Tampa Bay. Tampa Bay, you know,
has really become more nationally prominent the last few years
with you know, Stanley Cup winning, uh, you know, hockey team,
(14:32):
super Bowl champion. The Rays are consistently winning. We've got
a spotlight on us. So so those things are those
things will drive our real estate market and population growth,
and hopefully some of the macroeconomic stuff gets sorted out,
we get some property tax relief and interest rate cuts,
and then we're going to be humming again. But I
want to talk about something that's come out in the
news recently. There's been a lot of litigation over this
(14:53):
between real estate brokerages and Zillow about listings being marketed
and holmes being marketed before they're effectively on the market,
like a coming soon or a pre listing marketing package.
And this is something we've always done in my business. Fortunately,
having done this for as long as I have, I've
got a database of a few hundred thousand people that
we can market things to in non traditional ways. So
(15:14):
if you're a home seller and you want to sell
your house but you don't want to sign in the yard,
or you have a unique or high end property and
you want to market it a different way to where
it can be advertised before it's finished, or advertised before
it's done. We just had a new construction house that
we that we sold before it ever even hit the market.
There's so many avenues today for a consumer to get
(15:36):
what they really want, and there are a lot of
opponents to some of this happening. So recently, some of
the online real estate porters portals have allowed real estate
agents to start marketing homes before they're on the market.
There's this big lawsuit between real estate brokerages and Zilo
and whether it could be allowed or whether or not.
It looks like it's finally been squashed. But now it
(15:58):
looks like we're going to get more of the green
to not just use our database and kind of our
phone and email and text to create demand for a
property that's unique or find buyers for it, but also
to actively market it in a way that lets people
know it's coming. I've always believed in this strategy. It's
no different than you know, Walmart or Amazon putting out
(16:20):
their Black Friday ads a few weeks before the sales,
right like, hey, look, we're gonna have a one hundred
ninety nine dollars, you know, nine thousand inch TV. We're
gonna have an iPad for you know, two hundred bucks
or whatever it is. So the strategy does work, and
it is right for some consumers. It's not right for all.
I'm a big believer in consumer choice. Every time I
hear real estate agents, brokers, a mortgage people, or anyone
(16:42):
in the industry say, well this is how is it
not good for consumers when you know when it's not
fully marketed on the MLS. First off, that's one of
the most arrogant things you could possibly say, because you
are now assuming that the consumer doesn't know what they want,
that you're smarter than the consumer. And any business that
(17:03):
tries to tell itself that it's smarter than the consumer
is set up for failure. The consumer, especially the information
at its fingertips today with AI has as much information
as you do. It is massively arrogant and cocky for
real estate agents to come out and say it is
not a good idea to not put a property on
the MLS and get full exposure. The customer may not
(17:25):
want full exposure. Why do you think? Why do you
think some of these huge cash buyers buy homes all
day long. I'm one of them. I buy homes all
the time from consumers that don't want to go through
the process. They just want quick cash and clean they
know they could sell their house. We even have a
disclosure for it. They know they could sell their house
for more money. They just don't want to hassle. Just
like trading in a car, you know they could put
(17:46):
it on auto trader themselves and field all the phone
calls and deal with their time is worth more than that.
So for consumer choice, I'm excited about it. I think
it's a great thing that consumers now have the choice
to off market or pre market coming soon type opportunities.
I think it's a great thing for our industry. And again,
(18:08):
the MLS is in. Boards don't love it. Molses and
boards don't love it because they've been the gatekeepers of
the data for so long that when they're not the
gatekeepers of the data anymore, they don't really have as
much to sell you. Okay. So I am excited about it,
and it is something that we offer. So again, if
you are a buyer looking for off market opportunities, if
you're a seller that wants to sell your property through
(18:30):
non traditional means and want to market it through a
database of two hundred thousand people, we have the ability
to help do that, and we can even do it
without putting it on any of those portals we sell
homes all the time that don't hit the market. We
have a meeting every week with up to up to
forty of our real estate professionals where we sit down
and we talk about all the things that we've got
coming on the market, and oftentimes there's a match there.
(18:52):
There's an agent that looks has a client looking for
what one of our agents is going to put on
the market. So, if you're a consumer and you want
to go the non traditional path, we would love the
opportunity to apply for the job. You just have to
tell our agents if that's the path that you want
to go. You can set a consultative appointment with us
at duncanduo dot com. You can also, you know, just
(19:14):
click through give as your dress and fill out a
couple of forms and then we can look at your
situation and your property. We've had customers everywhere from people
looking for land starter homes up to you know, a
week ago, I was showing a South Tampa waterfront property,
you know, where the customer wants twenty million dollars. You know,
so you know, we can we can work through all
(19:35):
those price ranges. Because our database is so robust, we
can actually go into that database and then search for
consumers that are looking on the websites for that specific product.
We can go into our database, we can use AI
and we can say, hey, we have a customer that's
selling this three two in Largo, or this three two
(19:56):
in South tamp or this three two in Riverview in
this ice range. Who are people looking in our websites?
And again, not all these people are our clients. I
mean these are people just signed up on my website
or used it to search homes. We can find the
people and target it to those people. We can do
the same thing with real estate agents. We can go
into our system and say hey, who are the real
(20:17):
estate agents that sold homes in this zip code and
then target market it to them, say hey, we have
this off market opportunity. So if the off market path
is something that's of interest to you, we would again
we'd love to apply for the job. We'd love to
help you accomplish that. Whether you're a buyer seller, no
matter the price range, and the agent that you would
work with at my company would be experienced in the
price range of your property. If you're selling a starter home,
(20:41):
I have agents that do a lot of that. If
you're selling luxury. I have agents that focus on that.
If you're in you know, no matter where you're at
in the Tampa Bay area, in a Penelas, Hillsboro, Pasco, Sarasota, Manatee.
I have agents all over Tampa Bay that work for
my team to specialize in different niches. So don't think
that we can can't help you just because you think
(21:02):
something like, oh, well, you know my property is unique
or it's a niche. I have an agent that's experienced
in that. I promise you. It's how we set up
our business. That's why we're able to do mass media
marketing with radio, TV and billboards. Because we're marketing to
the whole audience, we have to be able to serve
the whole audience too. So anyway, love to help you.
Duncan Duo dot com be back after a quick break
and on the Duncan Duo Show.
Speaker 1 (21:21):
And we're back with the Duncan Duo Radio Show. Tampa
Bay's number one real estate team, over three billion in sales,
thousands of happy clients and official partners of the Lightning.
Now your host, Andrew Duncan, We're.
Speaker 2 (21:37):
Back here chatting about Tampa Bay real estate. The first
couple segments. I talked about everything going on in the
world right now and how I've kind of pushed back
some of my predictions for an improved twenty twenty six
real estate market because of all that impact. And this
is the second segment. I talked about coming soon real
estate or pre off market opportunities if you're looking to
(21:58):
sell or buy, and how we can help you with that. Next.
You know, it's it's obviously such a crazy real estate
market with with so many different things going on, but
I've seen this challenge lately come up again and again
when we are talking to customers who either failed to
get the help with their first real estate agent in
(22:18):
the market, either helping them buy or failed in terms of,
you know, getting their home sold. And if you look
at the track record on my business, we're somewhere around
fifteen hundred Google reviews, some around one thousand on Zilo.
Having done this for twenty two years, I believe that
real estate agents and teams collectively learn from the number
(22:39):
of transactions that they do. The amount of years that
someone has been a real estate agent is completely irrelevant.
The reason why I say that I've talked about my
twenty two years. That number is irrelevant. Truthfully, if I'd
done this for twenty two years, but did a really
crappy job for twenty two years and didn't sell really
many houses, then I wouldn't be able to speak from
a place of experience. It's the deal and the transactions
(23:00):
in the trenches that get you. That's to solve problems,
to help people when others fail them. The real estate
industry the last years has not seen a drop in
a massive drop in the number of agents in the business,
despite the fact that we have seen a considerable drop
in the number of transactions. So there's fewer and fewer
transactions per agents. What's that mean? What does that mean?
(23:22):
There are a lot of really inexperienced agents out there
that haven't been around very long. They're guiding you through
this process that don't have the right support systems, that
don't have the ability to help you navigate, and they're
failing you. So if that's you, If you've needed help
of buying a home and you don't feel like the
agent's giving you the right advice, we would love to
help you. If you've attempted to sell your home and
(23:43):
it hasn't sold, we have sold thousands of homes that
were listed with other agents. Let me repeat that again.
We have sold thousands of homes that were previously listed
with other real estate agents. Thousands. Okay, So, if your
real estate agent has failed and getting your home sold
or helping you find the right house, maybe they're not
(24:03):
bringing you off market opportunities, maybe they're not hitting the mark.
Maybe you're the one doing all the searches for them
and you're sending them homes and they're not sending you anything,
and you feel like they're not earning their fee. We
would love to apply for the job of helping you.
I can assure you that my team of agents you know,
has a you know, hundreds and hundreds of years of
(24:24):
experience combined some of the best negotiators in the market,
because I've personally trained them, and we have a strategy
that is completely different when someone's home failed to sell
with another agent, or a buyer failed to get help
from their agent. So I want to talk about how
to work through that. If you're a home buyer and
you've been working with the real estate agent and you're
not happy with them, first and foremost, if you don't
(24:47):
have an agreement, you're under no obligation to continue working
with that person. Okay, it does not matter. If you
do not have an agreement with them, that means number one,
they violated the new legal stuff that requires them to
have an agreement to show you homes. If someone's just
sending you homes, there's no agreement. If you've not signed
anything and you're only just getting emails and texts, again,
(25:09):
you're under no obligation if you have signed something. It
depends on what you've signed. Now, I can't give you
legal advice, but there are plenty of those buyer agency
agreements that are cancellable or that are restrictive upon certain
timeframes or certain inventory types. Those agreements, typically it depends
(25:30):
on what's in them, but sometimes they can be canceled.
Sometimes the broker will release you from that agreement. And
we've certainly had clients successful in doing those things when
they're unhappy with their agent. But we always encourage them
to have the conversation, give the agent a chance. I'm
very pro agent, but I'm just as much pro consumer,
and the consumer obviously needs to have a conversation with
(25:51):
the agent, voice or concerns and see if there's a
path forward and if not, then the next step is
figuring out how to do that. Now here are some
ways that we help buyers win in the market when
the other agents failed. Number One, a lot of consumers
don't really understand what they want. In my career, through
thousands of home sales, I can also testify that thousands
(26:13):
of home buyers have told us what they wanted and
then bought something different. Okay, we're going to think outside
the box a little bit. We're going to say, hey,
you said you wanted to live in this area, but
what if you've got a better house or a better
deal and you lived in this area and it's the
same commute. So people naturally think they know what they want,
and as soon as they start looking, they decide to
(26:34):
buy something else. So we're going to help you expand
your horizons a little bit. Number one, as a buyer agent,
to help you look at other opportunities. Number Two, we're
going to try and find stuff that isn't on the market,
all the way from door knocking and neighborhoods that you
really want to focus on to using our several hundred
thousand person database to try and find the inventory that
(26:57):
you're seeking. Now, we can't do that without a commitment
from you. Though, So if you're working with another agent
and you sign an agreement and you come to us
and you say, hey, I want you to do all
this stuff for us, We're not going to do that
unless we have a commitment from you because those things
take a lot of time, energy, and effort. As real
estate agents, we don't get paid. We don't get paid
a salary, we don't get we don't get paid unless
we help you buy or sell a house. We take
(27:18):
on all that risk. So but if you do hire
us to represent you, we're gonna look for off market opportunities.
We're gonna mine our database. We're going to figure out
what you're looking for, and we're going to bring you
inventory the other agents aren't bringing you because we have
it in our database. Okay. The third thing that we're
going to do is we're going to negotiate aggressively in
your best interest. This is a great opportunity for home
(27:39):
buyers to get interest right, buydowns, closing cost credits. Things
that they couldn't get in a hotter market you can
get now. And we have a great Our agents are
well trained at negotiations they're going to do things that
other agents don't do. Whi's why we have the reviews
that we have because we feel that our agents go
above and beyond to satisfy the client to earn uh
(28:00):
the fee that a lot of times real estate agents
get bashed for for not earning. The next thing that
we're gonna do is we're gonna help you make good
financial choices. We're gonna help you ensure that you're getting
a good rate on your loan, but not just a
good rate, a good overall experience and uh, you know
you're you're comparing apples to oranges. I cannot tell you
(28:21):
how many times that we see real estate agents misguide
customers when it comes to making financial choices. We're not
afraid to tell someone that they shouldn't buy a house
if there's a bunch of problems with it, well we'll
get another deal. We're not so desperate that we need
a sale to tell you to do something that doesn't
make sense. We're gonna look at the inspection report. We're
(28:42):
gonna give you honest feedback about how that can get solved,
how that how we can ask the seller for credits,
and then what you just have to expect in that
price range is normal for uh normal for that sale.
The last thing that I would tell you when you
go back to the mortgage front and the things that
we're going to do to help you. There are a
lot of mortgage lenders that will quote a really low
(29:04):
rate and then hit you with a bunch of fees,
hit you with origination costs, or they'll show you a
payment and you decide to go with that person because
their payment's lower because they misquoted you taxes and insurance,
and then you find out later on that their payment
is actually higher, their rate was higher, their mortgage payment
is higher because the product they use, and the first
(29:25):
lender was actually a better deal because they had you
in a better rate and lower closing costs, but they
were being honest with you about the tax insurance. So
those are things we're going to do as a buyer
agent to help you. Again, we'd love the opportunity to
help you the dunkin do it dot com. You can
hit u up on our website. If you're a seller
and your home failed to sell and you're you know
you're unhappy with your agent, We're going to give you
(29:47):
number one an agent that's experienced with your specific property
type in neighborhood, somebody that sells a lot of real estate.
My listing agents have to meet a production and a
training threshold to be able to work with homes. So
you're not just getting some rookie. You're getting a senior
level agent at my company that works with home sellers
that can give them all their options, whether it's a
cash buyout, whether it's a luxury property, whether it's a
(30:11):
multifamily investment, commercial. We have agents throughout our company that
specialize on all those things. You're going to get an
agent experience that working with your specific situation. The second
thing is is we're going to look at the overall
marketing approach that was done and where it failed and
what we can do differently this time. Sometimes it's as
simple as either the photos or the videos. Sometimes it's
(30:31):
the copy, Sometimes it's the price. Sometimes the home needs
to come off the market okay, so that we can
reset it. There are times when consumers get to a
point where they've been on the market so long that
if you don't reset those days on market, every consumer
looking at it is going to look at it and
think something's wrong with it. And then last, but not least,
(30:51):
we're going to want to dial in the price to
what the market can support. Every seller wants and thinks
that their house is the best house, but it's the
market determines the price, not us I don't and and
ultimately it's also going to depend on that seller's motivation.
If that seller wants to get to their new location faster,
we might have a more aggressive approach to pricing than not.
(31:15):
But our approach is going to be completely geared around
what that consumer's unique need is and what they want
to accomplish. So you're going to get again, an experienced
agent at marketing. You're going to get a great negotiator,
and you're going to get someone who has many many
times helped someone sell a home when another agent failed.
Not all agents are created equal, and that is something
(31:38):
that stands the test of time. The experience of the
agent matters, but it's not years of experience that matter
as much as the bats and the transactions. It's like
a lawyer that's been a lawyer for thirty years but
has only been in trial once, probably not the guy
you want representing you in litigation. A realistic agent's been
(31:58):
in the business twenty years but sells three homes a year.
I've got agents to do that in a year. Okay,
it's the number of bats. Because you figure things out
and you problem solve and you know how to navigate
through situations. That's what helps an agent be experienced. And last,
but not least, you're going to get a massive marketing campaign,
whether that's a coming soon program to create pent up demand,
(32:20):
massive exposure on social media videos, professional photography and editing,
as well as syndication to all the major real estate portals.
Those are going to be things that we're going to do.
And again, experience has taught us what works. Experience has
taught us the strategy of what to do when another
agent fails to sell a house. So if that is
you right now, those are the things that we're going
(32:40):
to do if we can represent you. And if you're
a seller, the tips that I would give you is
don't hesitate to change things up number one. Number two,
don't wait until it's too late to hire the right agent.
We get people sometimes that call us after months and
months and months with an agent that doesn't sell much
real estate, that isn't very experience, and they canceled and
(33:01):
they terminate or their agreement expires and they call us
and now they're behind on their mortgage. Don't wait till
it's too late to get the professionals involved. There are
a lot of agents out there that they're they're not
trained on the marketing strategies or negotiating strategies, are and
are failing consumers. And we want to be able to
step in and help you get to your next step.
So we're applying for the job at Duncan Duo dot com.
(33:22):
You can set an appointment there. You can fill out
a form to get a cash offer. You can set
like I said, you can set an appointments our team,
or you can just get the information about what's going
on in your neighborhood. So we're back continuing and wrapping
up our last segment here on the Duncan Duo Show.
Speaker 1 (33:36):
Back to the Duncan Duo Radio Show, hosted by Andrew Duncan,
official real estate agents of the Tampa Bay Lightning and
the team that guarantees your home sales with these espasit
the Duncan Duo dot Com. Right now, here's Andrew Duncan.
Speaker 2 (33:52):
So we are chatting about Tampa real estate Andrew duncan
as as you just heard talking about the Tampa Bay
real estate market. Last few segments, I talked about how
we help customers when other agents fail at helping them,
whether they're buyers or sellers, the overall market situation, and
kind of what I think is happening, and why I
(34:13):
believe that twenty six will still be a good year
for real estate in Tampa Bay. It's just going to
take just going to push to the second half of
the year and then off market and coming soon opportunities,
how we can help customers buy or sell even with
homes that aren't technically listed that we can go out
hunt and find for them, or create pent up demand
for sellers with a coming soon program. So all those
(34:34):
things and so much more. You can learn about it
the Edunkan Duo dot com. The The next thing I
want to talk about, which is which is kind of
an interesting, uh, you know topic right now, and it's it's,
you know, because the real estate market is ever changing.
You know, you have all these new technologies, you have
(34:54):
you know, you have AI, you have all these things,
but there's still a personalized approach that comes with real est.
We're not afraid to pick up the phone and talk
to somebody. We answer our phone. We don't just rely
on text or AI. In fact, recently we had somebody
that we were texting. We had a customer looking for
a property on Bay Shore in South Tampa, and one
(35:15):
of my team members was texting a homeowner and they're like,
I'm you know, take me. I'm not interested in talking
to AI. And she's like, I'm really not AI. And
she took a quick video of herself said Hey, look
I'm really not AI. I'm an actual real person. We
have this client, They're only interested in seeing your house.
And so we've just realized that people have been so
(35:39):
you know, they've been so overwhelmed with technology that while
the technology can be a tool, there are a lot
of consumers that are also kind of tired of it.
We have some of our customers say, look, I don't
want to text, I don't want an email. I just
want you to call me, call me and keep me posted.
The number one complaint of consumers with most real estate
(35:59):
agent is that they list my house and then I
don't hear from them. We're able to establish a communication
pattern that you want. If you just want text messages,
and email updates, and you know you're okay chatting with AI. Great,
We'll make sure to use our our system to appropriately
communicate with you. If you're somebody that says, I don't
even know how to text, I don't I don't want
(36:21):
to talk to AI. I want a phone call for
my agent every week. We can make that happen to
There are plenty of our customers that are averse to
new technologies, and while we might use those to help
represent them, to help get exposure to their to a
certain audience, or to help build out a marketing campaign,
you know, we certainly don't need to rely on it
(36:41):
to communicate with our client. And I thought about this
recently and I talked to my team about it. I
reminded them, I said, hey, look, we have these forms,
we have these intakes, we have these processes. Let's make
sure we're honoring what the customer really wants in terms
of that communication, because there's some of them that don't
want to do that. I was I was inquiring about
a car recently and I was, you know again, and
you're dealing with AI. It was on Auto Trader, I messaged,
(37:02):
and I knew it wasn't a real person, and I
just said, hey, look, I'm really interested in this car,
can you have someone call me? You know, I didn't
want to sit there and chat with AI. And within
five minutes I had a salesperson on the phone. It
was exactly the experience that I wanted. So if you're
a customer and you don't want to deal with any
of that, you don't want text messages, you don't want emails,
(37:23):
you want a phone call, you want to deal with
an actual, real life human. The challenge of the real
estate industry is that AI is going to come in
and change a lot of it. They're going to be
real estate agents that don't incorporate I under their business
that might be out of the business. You know, it
is massively changing our CRM systems, our tech stacks are
you know, are our communication processes are are editing our videos,
(37:46):
our photos. Like it's massively changing everything. But there are
enough consumers out there that still just want to talk
to a human, and we are, you know, we're not
so far advanced with technology that we don't pick up
our cell phone call and talk to our customers that
want to hear from us, to want to ask us advice,
and want to ask us questions and don't want to
chat with a robot. So if that's you, if you
(38:07):
don't want to chat with a robot, if you want
to talk to a real human being about your needs
buying or selling, calls eight one three three five nine
eight nine nine zero. Again, you can call us eight
one three three five nine eight nine nine zero. You
can call that number, you know, pretty much any time
of day. I have salespeople that will answer the phone
at eleven o'clock. Do I recommend it?
Speaker 1 (38:28):
No?
Speaker 2 (38:29):
Do I want you calling this at eleven o'clock. We'll
help you, you know, you know, But I have agents
that will answer the phone, so, you know, no matter
the time of day, if you need real estate help,
if you have questions and you don't want to deal
with the new technologies of AI and texting and chatting
and email, and you'd rather just talk to a human being.
And you know, I'm a little old school in that
(38:49):
way myself. I'm using AI and some of these tech
things to improve my business and to improve my life
and to give me leverage. But there are people, and
I've got a few people that you know, manage financial
stuff for me that I want a weekly phone call
with that. I want to have a conversation with them.
I want to hear the tone in their voice when
I ask him a question instead of just getting a text,
and you can't really interpret that. So if that is
(39:11):
you again, we'd love the opportunity to help you, you
can call us at eight one, three, three five nine
eighty nine ninety. I am going to get back to
watching some basketball. I love March Madness. I'm a basketball junkie,
so I'm excited that March Madness is upon us. It's
going to be my distraction for everything going on in
the world right now is to just watch some hoops
and enjoy some basketball and a Benchmark Arena formerly Emily Arena.
(39:36):
And I hope you have an awesome rest of your weekend.
Tampa Bay
Welcome to the Duncan Duo radio show hosted by Andrew Duncan,
the official real estate agents of the Tampa Bay Lightning.
That's Tampa Bay's top selling real estate team with over
three billion dollars in sales and thousands of homes closed.
Sell your home with these guaranteed in fourteen days or
they'll buy it. Basically the duncanduo dot com. Here's your host,
(00:22):
Andrew Duncan.
Speaker 2 (00:26):
I'm me Sunday Tampa Bay, here to talk to you
like I am every week about the real estate market
in Tampa. It's been kind of a tumultuous start to
the year for Tampa real estate, and I want to
get right into it because I'm sure there's a lot
of people out there right now kind of wondering what's
going on and where the market's headed. With everything going
(00:47):
on with Iran oil prices, you know, comments coming into
the country, aliens possibly being announced. I mean, it's it's
been a little bit of a crazy start of the year,
and probably about the middle of last last year, I
was really optimistic about getting off to a great start
in the market for twenty twenty six, and that has
(01:08):
not come to fruition. My business fortunately is out performing
the market and we're way up this year over last year,
but the market overall has not shown that same resilience,
and I want to talk a little bit about it today,
kind of why that's where it is, and then talk
about what happens next. So, first and foremost, everything that
(01:30):
happens on the global stage impacts real estate, not necessarily
from an instant trickle down financial effect, but from an
emotional one home buyers and home sellers. As much as
I like to think about things from a financial monetary
perspective and separate my emotion from decisions about money, a
lot of consumers don't think that way. This is their home,
(01:53):
and maybe they're not as financially educated, and there's certainly
plenty of that are, but there's a lot of them
are not, and they're making decisions based on things going
on in the world that could spook them or scare
them and cause them to sit on the sidelines, and
those things, you know, unfortunately, do compress the real estate market.
So the you know, the attack from you know, the
(02:15):
attack on Iran, the Israel and US kind of you know,
aligned approach to attack Iran has caused oil prices to spike,
and that causes people to get afraid because that extra
one hundred or two hundred dollars a month that's potentially
at risk with increasing gas prices could be the difference
between them being able to qualify or them feeling comfortable
(02:38):
enough to qualify or lowering the amount that they can't
qualify for. And so in real estate, even in the
higher end in luxury markets, what a lot of people
don't comprehend is that those lower transactions and lower price
transactions from someone where one hundred or two hundred dollars
could be the difference between them buying or then buying
a lower price home or then being able to qualify
(02:59):
at home. Especially with historically high insurance and taxes in
our state, it is a domino effect to where it
eliminates transactions. Now the buyers and sellers in the super
luxury space, and look, we work with a lot of
them sold. We sold a couple of million dollar properties
this week. We sold we have one that's under contract
(03:21):
that's an off market opportunity, and I'll talk a little
bit more about that later. At two points in the
two point six range. So we do a lot in
that upper end, and that audience operates from a different
place than the consumer that's buying the two or three
or four hundred thousand dollars house. So, however, these things
do impact that market. Let me explain why. So, for example,
(03:42):
the person that's out there selling their two hundred thousand
dollars home, most consumers today, not all, but consumers in
our market are more likely to move up than they
are to move down. So if they're selling their two
hundred thousand dollars house, they're going to buy the four
hundred thousand dollars house. Now what happens if that consumer
who is going to buy that entry starter house and
(04:05):
interst rates have gone up. We're now seeing, you know,
the reversal of the trend that saw interstrates drop. We
had President Trump by two hundred billion of mortgage backed
securities through Fanny and Freddie, you know, several weeks maybe
maybe even at this point a couple months back, and
that really you know, pushed interest rates down and that
(04:27):
created some some demand and some excitement. Well that's been
reversed now we're back above interest rates are back above
where they were, and they're at a one year high. Uh,
you know, from the high fives and even mid fives
on some government type products. Now we're well into the
sixes and in some cases approaching seven. So that difference
(04:49):
in payment, as well as the increase in other things,
inflation kicked up. We saw that as well. That two
hundred thousand dollars person that's buying the forehead one thousand
person's house. If that two hundred thousand dollars person can't
now buy or qualify, then, you know, then there isn't
a you know, so if that two hundred thousand dollars
(05:10):
person can't buy that house, then the person selling the
two hundred can't move up now to buy the four
hundred because they don't have a buyer. And so all
throughout the price ranges you have that option, that affordability
crisis that happens when interst rates rise, gas prices rise,
inflation kicks back up, and on top of all that,
(05:31):
you have fear. Okay, fear is the thing that will
will paralyze so many consumers from buying a house. They're
afraid now. They're afraid because we're in a war. They're
afraid because things are getting more expensive. They're afraid that
ai is going to replace their job, and that might
go unemployed. And why would I buy a house if
six months from now somebody is gonna you know, a
(05:52):
robot's going to replace my job. There's so much fear
out there that it causes people. It causes gridlock, it
costs people to sit on the sidelines. So all these
things kind of working in conjunction and happening at the
same time create this this situation where we're seeing considerable
drops in home sales from from you know, last year
(06:13):
to this year. This year is lower than last year
in the market, not in my business, thank god, but
in the market it's lower, and so the consumers feel
that and it's all of these things hitting at one
time that's causing you know, fewer home sales. Despite the
fact that even prior to the war in Iran, which
has obviously made things more challenging, you know, from an
(06:35):
affordability standpoint, we still weren't outpacing last year, even massively
lower interest rates. And it is again because the fear
over AI, the fear of people's jobs getting replaced, you know,
the fear over another hurricane, and so there's just so
much going on it's causing people to fence it now.
So my hope and expectation coming into this year was
(06:55):
that we would get off to a great start and
have Tampa would have a great real estate market in
it is not looking like that is going to be
the case early in the year. I do think there
is a chance that we see some rebound in the
second half of the year where we pick up some
of those homes sales that we maybe don't get. I
saw the you know, the February real Estate statistics from
(07:16):
the Stellar MLS, which comes out usually about the middle
of the month a few days ago. I reviewed it
for February, and we were still off from last year's
pace in terms of home sales. Now, the good news
and all that is, prices are still coming up. That
means they're still strong enough demand. That means there's enough
people moving here, a good supply is still selling. The
best homes are still selling. We're still seeing homes sell
(07:39):
in days in some neighborhoods and it could take months
in others. So it's a unique market because of all
those all of these things happening at once are causing
fear and affordability problems at the same time. So what
happens next. It's really hard to say. The things going
(07:59):
on globally affect the real estate market. They do effect affordability,
They affect people, They affect people's emotions they're comfort with
buying the AI. The AI and employment challenges definitely cause
problems for people. So what is my hope for this year?
My hope is over the next few months, Hopefully sooner
the Iran situation gets resolved and gas prices get checked
(08:21):
back in and then mortgage rates soft and back down.
Potentially a couple we're a couple months away from a
new FED chair if they can get inflation under control
and it's a quick reversal from a and or the
FED starts looking at stuff like trueflation instead of outdated
metrics for measuring inflation. If we can get those things
under control, maybe we see a little bit more interest
rate relief this year, We get some positive news about
(08:45):
potentially some property tax relief in our state. I think
the second half of the year, you know, could be
strong enough to where we end up having a better
twenty six than a twenty five. Obviously, hurricanes and missing
the hurricanes and being you know, kind of having a
clean hurricane season for Ti Tampa Bay is important. Other
things that I think are at play here again, as
(09:05):
we look at our real estate market, we've got population
growth back. Okay, so we've started to see we're two
years past I mean not quite two years, but we're
in a second year past the really horrendous hurricanes that
we had right the massive impact that it had on
a local economy, and right after that, and for about
(09:27):
the first year of that, we were not seeing the
population growth that we were before. We're now starting to
get some of that back. We're starting to see population
growth happen again. There's also some things going on in
other parts of the country that drive people to our market,
things like California having a wealth taxes to get people
(09:47):
to move out of there, prompting people to move out
of their state. New York increasing taxes and having a
you know, a mayor in New York City that is
pretty controversial, not not supported by a lot of conservatives
that don't want the heavy taxation and the policies that
he's looking at implementing. And so that population growth in
(10:07):
the you know, high net worth individual does have a
positive impact on our market. It certainly pulls luxury sales.
But it also get you see people bringing their businesses.
So these entrepreneurs that own businesses, they're relocating them to
Florida to avoid some of these draconian tax rules. So
those are things that take a while to happen though. Okay,
(10:29):
So you know, if you have a you know, an
ultra high net worth founder of a tech company that
moves from California or New York to Florida and they
move their business here, it takes a while to get
all those people moved here. It takes a while to
trickle through all that. It takes a while for it
to have an impact on our market, but it does
improve our population growth. So I think our population growth
(10:49):
will be backheaded in a good direction. The you know again,
the storm stuff. If we can have a clean hurricane season,
we get some momentum on property tax relief, and we
see some interest rate relief, I think the second half
of the year can be really solid. Now what does
that mean if you're a buyer or a seller right now? Uh,
if you're a buyer, I would tell you not to wait. Okay,
(11:12):
And you know this, this might not make sense to
you because you might think to yourself, well, why would
I buy now with interest rates high? When interest rates drop,
prices are going to go up. You can drop your
own interest rate with a refinance. Most lenders today will
do a free refinance for you for a certain period
of time. So don't don't make decisions based on an
economic variable that will change with time. Measure and look
(11:35):
at the statistical probabilities of property tax relief that will
lower your payment and the probability that we see interest
rate relief, which I think is high. So if you
if you wait to buy until those things happen, prices
are going to rise. Most people are predicting that Florida
will see a massive surge in in in even greater
improvement and population growth and home buying if property taxes
(11:58):
go away. Uh. And especially because the way it's being
rumored that it would happen would start with lower price
point homes would get the most relief first, and then
everything else would be kind of phased over a period
of time. So if your home buyer in those medium
average and starter home price ranges, I would encourage you
not to wait. I think waiting you're going to end
up you're going to involve more competition. It's going to
(12:21):
be more expensive for you. Prices are going to go
up faster than you know the the you know the
interest rate, you know the change to interest rates if
you if you wait for rates to go up, we
look at this over you know, I've been in this
for twenty two years. When interest rates drop, prices go up,
they spike. You get bidding wars, you can't get repairs,
you can't get concessions. It's way better to buy now.
(12:44):
If you're optimistic about the future of our real estate
market and the things that are kind of coming down
the way that are now pushed back. You buy now
and then you have the ability to lower your rate later.
That is definitely a smart player right now, you know,
for consumers. So don't let fear get in the way.
A lot of this stuff is noise. It's stuff that
gets resolved in short periods of time. That's my hope
(13:05):
and expectation. After twenty two years, I've seen a lot
of crazy things that happen, and most of the time,
the things that cause people to make decisions in the moment,
three months or six months down the line aren't even
relevant anymore. Plus, there's a personal satisfaction and a life
goal of home ownership that you get and people forget
sometimes about the benefits of that. So we're going to
(13:28):
continue this conversation talking about the Tampa Bay real estate market,
everything that's going on. After quick break around the Duncan.
Speaker 1 (13:33):
Duo Show, back to the Duncan two oh Radio show,
the official real estate agents of the Tampa Bay Lightning.
Top team in Tampa Bay over at three billion sold
in county. Now your host Andrew Duncan.
Speaker 2 (13:48):
So we're back here talking about the Tampa real estate market.
We've got lots of great things happening in Tampa Bay
right now. You know, We've got the the Lightning high
key approaching the playoffs. We've got cool concerts. I got
to experience the Zach Bryant concert at Raymond James last week.
(14:09):
Really really cool concert to uh to go to. I'm
I'm a fan of his music. And then and then secondarily,
you've got the men's tournament going on. These are things
that put a spotlight on Tampa Bay. Tampa Bay, you know,
has really become more nationally prominent the last few years
with you know, Stanley Cup winning, uh, you know, hockey team,
(14:32):
super Bowl champion. The Rays are consistently winning. We've got
a spotlight on us. So so those things are those
things will drive our real estate market and population growth,
and hopefully some of the macroeconomic stuff gets sorted out,
we get some property tax relief and interest rate cuts,
and then we're going to be humming again. But I
want to talk about something that's come out in the
news recently. There's been a lot of litigation over this
(14:53):
between real estate brokerages and Zillow about listings being marketed
and holmes being marketed before they're effectively on the market,
like a coming soon or a pre listing marketing package.
And this is something we've always done in my business. Fortunately,
having done this for as long as I have, I've
got a database of a few hundred thousand people that
we can market things to in non traditional ways. So
(15:14):
if you're a home seller and you want to sell
your house but you don't want to sign in the yard,
or you have a unique or high end property and
you want to market it a different way to where
it can be advertised before it's finished, or advertised before
it's done. We just had a new construction house that
we that we sold before it ever even hit the market.
There's so many avenues today for a consumer to get
(15:36):
what they really want, and there are a lot of
opponents to some of this happening. So recently, some of
the online real estate porters portals have allowed real estate
agents to start marketing homes before they're on the market.
There's this big lawsuit between real estate brokerages and Zilo
and whether it could be allowed or whether or not.
It looks like it's finally been squashed. But now it
(15:58):
looks like we're going to get more of the green
to not just use our database and kind of our
phone and email and text to create demand for a
property that's unique or find buyers for it, but also
to actively market it in a way that lets people
know it's coming. I've always believed in this strategy. It's
no different than you know, Walmart or Amazon putting out
(16:20):
their Black Friday ads a few weeks before the sales,
right like, hey, look, we're gonna have a one hundred
ninety nine dollars, you know, nine thousand inch TV. We're
gonna have an iPad for you know, two hundred bucks
or whatever it is. So the strategy does work, and
it is right for some consumers. It's not right for all.
I'm a big believer in consumer choice. Every time I
hear real estate agents, brokers, a mortgage people, or anyone
(16:42):
in the industry say, well this is how is it
not good for consumers when you know when it's not
fully marketed on the MLS. First off, that's one of
the most arrogant things you could possibly say, because you
are now assuming that the consumer doesn't know what they want,
that you're smarter than the consumer. And any business that
(17:03):
tries to tell itself that it's smarter than the consumer
is set up for failure. The consumer, especially the information
at its fingertips today with AI has as much information
as you do. It is massively arrogant and cocky for
real estate agents to come out and say it is
not a good idea to not put a property on
the MLS and get full exposure. The customer may not
(17:25):
want full exposure. Why do you think? Why do you
think some of these huge cash buyers buy homes all
day long. I'm one of them. I buy homes all
the time from consumers that don't want to go through
the process. They just want quick cash and clean they
know they could sell their house. We even have a
disclosure for it. They know they could sell their house
for more money. They just don't want to hassle. Just
like trading in a car, you know they could put
(17:46):
it on auto trader themselves and field all the phone
calls and deal with their time is worth more than that.
So for consumer choice, I'm excited about it. I think
it's a great thing that consumers now have the choice
to off market or pre market coming soon type opportunities.
I think it's a great thing for our industry. And again,
(18:08):
the MLS is in. Boards don't love it. Molses and
boards don't love it because they've been the gatekeepers of
the data for so long that when they're not the
gatekeepers of the data anymore, they don't really have as
much to sell you. Okay. So I am excited about it,
and it is something that we offer. So again, if
you are a buyer looking for off market opportunities, if
you're a seller that wants to sell your property through
(18:30):
non traditional means and want to market it through a
database of two hundred thousand people, we have the ability
to help do that, and we can even do it
without putting it on any of those portals we sell
homes all the time that don't hit the market. We
have a meeting every week with up to up to
forty of our real estate professionals where we sit down
and we talk about all the things that we've got
coming on the market, and oftentimes there's a match there.
(18:52):
There's an agent that looks has a client looking for
what one of our agents is going to put on
the market. So, if you're a consumer and you want
to go the non traditional path, we would love the
opportunity to apply for the job. You just have to
tell our agents if that's the path that you want
to go. You can set a consultative appointment with us
at duncanduo dot com. You can also, you know, just
(19:14):
click through give as your dress and fill out a
couple of forms and then we can look at your
situation and your property. We've had customers everywhere from people
looking for land starter homes up to you know, a
week ago, I was showing a South Tampa waterfront property,
you know, where the customer wants twenty million dollars. You know,
so you know, we can we can work through all
(19:35):
those price ranges. Because our database is so robust, we
can actually go into that database and then search for
consumers that are looking on the websites for that specific product.
We can go into our database, we can use AI
and we can say, hey, we have a customer that's
selling this three two in Largo, or this three two
(19:56):
in South tamp or this three two in Riverview in
this ice range. Who are people looking in our websites?
And again, not all these people are our clients. I
mean these are people just signed up on my website
or used it to search homes. We can find the
people and target it to those people. We can do
the same thing with real estate agents. We can go
into our system and say hey, who are the real
(20:17):
estate agents that sold homes in this zip code and
then target market it to them, say hey, we have
this off market opportunity. So if the off market path
is something that's of interest to you, we would again
we'd love to apply for the job. We'd love to
help you accomplish that. Whether you're a buyer seller, no
matter the price range, and the agent that you would
work with at my company would be experienced in the
price range of your property. If you're selling a starter home,
(20:41):
I have agents that do a lot of that. If
you're selling luxury. I have agents that focus on that.
If you're in you know, no matter where you're at
in the Tampa Bay area, in a Penelas, Hillsboro, Pasco, Sarasota, Manatee.
I have agents all over Tampa Bay that work for
my team to specialize in different niches. So don't think
that we can can't help you just because you think
(21:02):
something like, oh, well, you know my property is unique
or it's a niche. I have an agent that's experienced
in that. I promise you. It's how we set up
our business. That's why we're able to do mass media
marketing with radio, TV and billboards. Because we're marketing to
the whole audience, we have to be able to serve
the whole audience too. So anyway, love to help you.
Duncan Duo dot com be back after a quick break
and on the Duncan Duo Show.
Speaker 1 (21:21):
And we're back with the Duncan Duo Radio Show. Tampa
Bay's number one real estate team, over three billion in sales,
thousands of happy clients and official partners of the Lightning.
Now your host, Andrew Duncan, We're.
Speaker 2 (21:37):
Back here chatting about Tampa Bay real estate. The first
couple segments. I talked about everything going on in the
world right now and how I've kind of pushed back
some of my predictions for an improved twenty twenty six
real estate market because of all that impact. And this
is the second segment. I talked about coming soon real
estate or pre off market opportunities if you're looking to
(21:58):
sell or buy, and how we can help you with that. Next.
You know, it's it's obviously such a crazy real estate
market with with so many different things going on, but
I've seen this challenge lately come up again and again
when we are talking to customers who either failed to
get the help with their first real estate agent in
(22:18):
the market, either helping them buy or failed in terms of,
you know, getting their home sold. And if you look
at the track record on my business, we're somewhere around
fifteen hundred Google reviews, some around one thousand on Zilo.
Having done this for twenty two years, I believe that
real estate agents and teams collectively learn from the number
(22:39):
of transactions that they do. The amount of years that
someone has been a real estate agent is completely irrelevant.
The reason why I say that I've talked about my
twenty two years. That number is irrelevant. Truthfully, if I'd
done this for twenty two years, but did a really
crappy job for twenty two years and didn't sell really
many houses, then I wouldn't be able to speak from
a place of experience. It's the deal and the transactions
(23:00):
in the trenches that get you. That's to solve problems,
to help people when others fail them. The real estate
industry the last years has not seen a drop in
a massive drop in the number of agents in the business,
despite the fact that we have seen a considerable drop
in the number of transactions. So there's fewer and fewer
transactions per agents. What's that mean? What does that mean?
(23:22):
There are a lot of really inexperienced agents out there
that haven't been around very long. They're guiding you through
this process that don't have the right support systems, that
don't have the ability to help you navigate, and they're
failing you. So if that's you, If you've needed help
of buying a home and you don't feel like the
agent's giving you the right advice, we would love to
help you. If you've attempted to sell your home and
(23:43):
it hasn't sold, we have sold thousands of homes that
were listed with other agents. Let me repeat that again.
We have sold thousands of homes that were previously listed
with other real estate agents. Thousands. Okay, So, if your
real estate agent has failed and getting your home sold
or helping you find the right house, maybe they're not
(24:03):
bringing you off market opportunities, maybe they're not hitting the mark.
Maybe you're the one doing all the searches for them
and you're sending them homes and they're not sending you anything,
and you feel like they're not earning their fee. We
would love to apply for the job of helping you.
I can assure you that my team of agents you know,
has a you know, hundreds and hundreds of years of
(24:24):
experience combined some of the best negotiators in the market,
because I've personally trained them, and we have a strategy
that is completely different when someone's home failed to sell
with another agent, or a buyer failed to get help
from their agent. So I want to talk about how
to work through that. If you're a home buyer and
you've been working with the real estate agent and you're
not happy with them, first and foremost, if you don't
(24:47):
have an agreement, you're under no obligation to continue working
with that person. Okay, it does not matter. If you
do not have an agreement with them, that means number one,
they violated the new legal stuff that requires them to
have an agreement to show you homes. If someone's just
sending you homes, there's no agreement. If you've not signed
anything and you're only just getting emails and texts, again,
(25:09):
you're under no obligation if you have signed something. It
depends on what you've signed. Now, I can't give you
legal advice, but there are plenty of those buyer agency
agreements that are cancellable or that are restrictive upon certain
timeframes or certain inventory types. Those agreements, typically it depends
(25:30):
on what's in them, but sometimes they can be canceled.
Sometimes the broker will release you from that agreement. And
we've certainly had clients successful in doing those things when
they're unhappy with their agent. But we always encourage them
to have the conversation, give the agent a chance. I'm
very pro agent, but I'm just as much pro consumer,
and the consumer obviously needs to have a conversation with
(25:51):
the agent, voice or concerns and see if there's a
path forward and if not, then the next step is
figuring out how to do that. Now here are some
ways that we help buyers win in the market when
the other agents failed. Number One, a lot of consumers
don't really understand what they want. In my career, through
thousands of home sales, I can also testify that thousands
(26:13):
of home buyers have told us what they wanted and
then bought something different. Okay, we're going to think outside
the box a little bit. We're going to say, hey,
you said you wanted to live in this area, but
what if you've got a better house or a better
deal and you lived in this area and it's the
same commute. So people naturally think they know what they want,
and as soon as they start looking, they decide to
(26:34):
buy something else. So we're going to help you expand
your horizons a little bit. Number one, as a buyer agent,
to help you look at other opportunities. Number Two, we're
going to try and find stuff that isn't on the market,
all the way from door knocking and neighborhoods that you
really want to focus on to using our several hundred
thousand person database to try and find the inventory that
(26:57):
you're seeking. Now, we can't do that without a commitment
from you. Though, So if you're working with another agent
and you sign an agreement and you come to us
and you say, hey, I want you to do all
this stuff for us, We're not going to do that
unless we have a commitment from you because those things
take a lot of time, energy, and effort. As real
estate agents, we don't get paid. We don't get paid
a salary, we don't get we don't get paid unless
we help you buy or sell a house. We take
(27:18):
on all that risk. So but if you do hire
us to represent you, we're gonna look for off market opportunities.
We're gonna mine our database. We're going to figure out
what you're looking for, and we're going to bring you
inventory the other agents aren't bringing you because we have
it in our database. Okay. The third thing that we're
going to do is we're going to negotiate aggressively in
your best interest. This is a great opportunity for home
(27:39):
buyers to get interest right, buydowns, closing cost credits. Things
that they couldn't get in a hotter market you can
get now. And we have a great Our agents are
well trained at negotiations they're going to do things that
other agents don't do. Whi's why we have the reviews
that we have because we feel that our agents go
above and beyond to satisfy the client to earn uh
(28:00):
the fee that a lot of times real estate agents
get bashed for for not earning. The next thing that
we're gonna do is we're gonna help you make good
financial choices. We're gonna help you ensure that you're getting
a good rate on your loan, but not just a
good rate, a good overall experience and uh, you know
you're you're comparing apples to oranges. I cannot tell you
(28:21):
how many times that we see real estate agents misguide
customers when it comes to making financial choices. We're not
afraid to tell someone that they shouldn't buy a house
if there's a bunch of problems with it, well we'll
get another deal. We're not so desperate that we need
a sale to tell you to do something that doesn't
make sense. We're gonna look at the inspection report. We're
(28:42):
gonna give you honest feedback about how that can get solved,
how that how we can ask the seller for credits,
and then what you just have to expect in that
price range is normal for uh normal for that sale.
The last thing that I would tell you when you
go back to the mortgage front and the things that
we're going to do to help you. There are a
lot of mortgage lenders that will quote a really low
(29:04):
rate and then hit you with a bunch of fees,
hit you with origination costs, or they'll show you a
payment and you decide to go with that person because
their payment's lower because they misquoted you taxes and insurance,
and then you find out later on that their payment
is actually higher, their rate was higher, their mortgage payment
is higher because the product they use, and the first
(29:25):
lender was actually a better deal because they had you
in a better rate and lower closing costs, but they
were being honest with you about the tax insurance. So
those are things we're going to do as a buyer
agent to help you. Again, we'd love the opportunity to
help you the dunkin do it dot com. You can
hit u up on our website. If you're a seller
and your home failed to sell and you're you know
you're unhappy with your agent, We're going to give you
(29:47):
number one an agent that's experienced with your specific property
type in neighborhood, somebody that sells a lot of real estate.
My listing agents have to meet a production and a
training threshold to be able to work with homes. So
you're not just getting some rookie. You're getting a senior
level agent at my company that works with home sellers
that can give them all their options, whether it's a
cash buyout, whether it's a luxury property, whether it's a
(30:11):
multifamily investment, commercial. We have agents throughout our company that
specialize on all those things. You're going to get an
agent experience that working with your specific situation. The second
thing is is we're going to look at the overall
marketing approach that was done and where it failed and
what we can do differently this time. Sometimes it's as
simple as either the photos or the videos. Sometimes it's
(30:31):
the copy, Sometimes it's the price. Sometimes the home needs
to come off the market okay, so that we can
reset it. There are times when consumers get to a
point where they've been on the market so long that
if you don't reset those days on market, every consumer
looking at it is going to look at it and
think something's wrong with it. And then last, but not least,
(30:51):
we're going to want to dial in the price to
what the market can support. Every seller wants and thinks
that their house is the best house, but it's the
market determines the price, not us I don't and and
ultimately it's also going to depend on that seller's motivation.
If that seller wants to get to their new location faster,
we might have a more aggressive approach to pricing than not.
(31:15):
But our approach is going to be completely geared around
what that consumer's unique need is and what they want
to accomplish. So you're going to get again, an experienced
agent at marketing. You're going to get a great negotiator,
and you're going to get someone who has many many
times helped someone sell a home when another agent failed.
Not all agents are created equal, and that is something
(31:38):
that stands the test of time. The experience of the
agent matters, but it's not years of experience that matter
as much as the bats and the transactions. It's like
a lawyer that's been a lawyer for thirty years but
has only been in trial once, probably not the guy
you want representing you in litigation. A realistic agent's been
(31:58):
in the business twenty years but sells three homes a year.
I've got agents to do that in a year. Okay,
it's the number of bats. Because you figure things out
and you problem solve and you know how to navigate
through situations. That's what helps an agent be experienced. And last,
but not least, you're going to get a massive marketing campaign,
whether that's a coming soon program to create pent up demand,
(32:20):
massive exposure on social media videos, professional photography and editing,
as well as syndication to all the major real estate portals.
Those are going to be things that we're going to do.
And again, experience has taught us what works. Experience has
taught us the strategy of what to do when another
agent fails to sell a house. So if that is
you right now, those are the things that we're going
(32:40):
to do if we can represent you. And if you're
a seller, the tips that I would give you is
don't hesitate to change things up number one. Number two,
don't wait until it's too late to hire the right agent.
We get people sometimes that call us after months and
months and months with an agent that doesn't sell much
real estate, that isn't very experience, and they canceled and
(33:01):
they terminate or their agreement expires and they call us
and now they're behind on their mortgage. Don't wait till
it's too late to get the professionals involved. There are
a lot of agents out there that they're they're not
trained on the marketing strategies or negotiating strategies, are and
are failing consumers. And we want to be able to
step in and help you get to your next step.
So we're applying for the job at Duncan Duo dot com.
(33:22):
You can set an appointment there. You can fill out
a form to get a cash offer. You can set
like I said, you can set an appointments our team,
or you can just get the information about what's going
on in your neighborhood. So we're back continuing and wrapping
up our last segment here on the Duncan Duo Show.
Speaker 1 (33:36):
Back to the Duncan Duo Radio Show, hosted by Andrew Duncan,
official real estate agents of the Tampa Bay Lightning and
the team that guarantees your home sales with these espasit
the Duncan Duo dot Com. Right now, here's Andrew Duncan.
Speaker 2 (33:52):
So we are chatting about Tampa real estate Andrew duncan
as as you just heard talking about the Tampa Bay
real estate market. Last few segments, I talked about how
we help customers when other agents fail at helping them,
whether they're buyers or sellers, the overall market situation, and
kind of what I think is happening, and why I
(34:13):
believe that twenty six will still be a good year
for real estate in Tampa Bay. It's just going to
take just going to push to the second half of
the year and then off market and coming soon opportunities,
how we can help customers buy or sell even with
homes that aren't technically listed that we can go out
hunt and find for them, or create pent up demand
for sellers with a coming soon program. So all those
(34:34):
things and so much more. You can learn about it
the Edunkan Duo dot com. The The next thing I
want to talk about, which is which is kind of
an interesting, uh, you know topic right now, and it's it's,
you know, because the real estate market is ever changing.
You know, you have all these new technologies, you have
(34:54):
you know, you have AI, you have all these things,
but there's still a personalized approach that comes with real est.
We're not afraid to pick up the phone and talk
to somebody. We answer our phone. We don't just rely
on text or AI. In fact, recently we had somebody
that we were texting. We had a customer looking for
a property on Bay Shore in South Tampa, and one
(35:15):
of my team members was texting a homeowner and they're like,
I'm you know, take me. I'm not interested in talking
to AI. And she's like, I'm really not AI. And
she took a quick video of herself said Hey, look
I'm really not AI. I'm an actual real person. We
have this client, They're only interested in seeing your house.
And so we've just realized that people have been so
(35:39):
you know, they've been so overwhelmed with technology that while
the technology can be a tool, there are a lot
of consumers that are also kind of tired of it.
We have some of our customers say, look, I don't
want to text, I don't want an email. I just
want you to call me, call me and keep me posted.
The number one complaint of consumers with most real estate
(35:59):
agent is that they list my house and then I
don't hear from them. We're able to establish a communication
pattern that you want. If you just want text messages,
and email updates, and you know you're okay chatting with AI. Great,
We'll make sure to use our our system to appropriately
communicate with you. If you're somebody that says, I don't
even know how to text, I don't I don't want
(36:21):
to talk to AI. I want a phone call for
my agent every week. We can make that happen to
There are plenty of our customers that are averse to
new technologies, and while we might use those to help
represent them, to help get exposure to their to a
certain audience, or to help build out a marketing campaign,
you know, we certainly don't need to rely on it
(36:41):
to communicate with our client. And I thought about this
recently and I talked to my team about it. I
reminded them, I said, hey, look, we have these forms,
we have these intakes, we have these processes. Let's make
sure we're honoring what the customer really wants in terms
of that communication, because there's some of them that don't
want to do that. I was I was inquiring about
a car recently and I was, you know again, and
you're dealing with AI. It was on Auto Trader, I messaged,
(37:02):
and I knew it wasn't a real person, and I
just said, hey, look, I'm really interested in this car,
can you have someone call me? You know, I didn't
want to sit there and chat with AI. And within
five minutes I had a salesperson on the phone. It
was exactly the experience that I wanted. So if you're
a customer and you don't want to deal with any
of that, you don't want text messages, you don't want emails,
(37:23):
you want a phone call, you want to deal with
an actual, real life human. The challenge of the real
estate industry is that AI is going to come in
and change a lot of it. They're going to be
real estate agents that don't incorporate I under their business
that might be out of the business. You know, it
is massively changing our CRM systems, our tech stacks are
you know, are our communication processes are are editing our videos,
(37:46):
our photos. Like it's massively changing everything. But there are
enough consumers out there that still just want to talk
to a human, and we are, you know, we're not
so far advanced with technology that we don't pick up
our cell phone call and talk to our customers that
want to hear from us, to want to ask us advice,
and want to ask us questions and don't want to
chat with a robot. So if that's you, if you
(38:07):
don't want to chat with a robot, if you want
to talk to a real human being about your needs
buying or selling, calls eight one three three five nine
eight nine nine zero. Again, you can call us eight
one three three five nine eight nine nine zero. You
can call that number, you know, pretty much any time
of day. I have salespeople that will answer the phone
at eleven o'clock. Do I recommend it?
Speaker 1 (38:28):
No?
Speaker 2 (38:29):
Do I want you calling this at eleven o'clock. We'll
help you, you know, you know, But I have agents
that will answer the phone, so, you know, no matter
the time of day, if you need real estate help,
if you have questions and you don't want to deal
with the new technologies of AI and texting and chatting
and email, and you'd rather just talk to a human being.
And you know, I'm a little old school in that
(38:49):
way myself. I'm using AI and some of these tech
things to improve my business and to improve my life
and to give me leverage. But there are people, and
I've got a few people that you know, manage financial
stuff for me that I want a weekly phone call
with that. I want to have a conversation with them.
I want to hear the tone in their voice when
I ask him a question instead of just getting a text,
and you can't really interpret that. So if that is
(39:11):
you again, we'd love the opportunity to help you, you
can call us at eight one, three, three five nine
eighty nine ninety. I am going to get back to
watching some basketball. I love March Madness. I'm a basketball junkie,
so I'm excited that March Madness is upon us. It's
going to be my distraction for everything going on in
the world right now is to just watch some hoops
and enjoy some basketball and a Benchmark Arena formerly Emily Arena.
(39:36):
And I hope you have an awesome rest of your weekend.
Tampa Bay
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