The Tom Toole Sales Group Podcast

It's mid-January — and if you still think “it's early,” you're already behind. In this episode of Best Agent Hacks, Tom breaks down the exact pacing benchmarks agents should hit by the end of January, why real estate is a 90-day delayed business, and how to use data (not hope) to get back on track fast. You'll learn the 13.5% rule, daily call and conversation math, simple re-engagement scripts, and how to build momentum before spring hits. If you want clarity, structure, and a real January on-pace plan, this episode is for you.

The White House announced plans to ban large institutional investors from buying single-family homes — and the internet exploded. But what does this actually mean for buyers, sellers, inventory, rentals, and affordability? In this episode of Tom's Take, I break down the real data, why institutional ownership is far smaller than most people think, and what buyers should focus on instead of headlines. If you're planning to buy or sell, this is what actually matters.

The Greater Philadelphia area just ranked as a Top 10 luxury housing market in the country, according to Realtor.com. In this episode, I break down what that ranking actually means for luxury buyers and sellers heading into 2026. We'll cover pricing thresholds, days on market, where seven-figure homes are selling fastest, and why areas like the Main Line and Wayne continue to lead the luxury market. If you're buying, selling, or upgrading in the $900K–$1M+ range, this data matters.

“Expired Listing Day” gets hyped every January, but if expireds are your only plan for 2026, you're missing the data. In this episode, Tom breaks down why the advice is overblown and shares 5 more predictable listing pillars: sphere/COI marketing, a simple “one more thing” script to uncover sellers, video CMAs, sales leverage with open houses + neighborhood outreach, and consistent direct mail farming. Want help building your listing plan? Click the link in the comments to book a call.

Training is important—but it won't produce commission by itself. In this episode, Tom breaks down why real opportunity (“at-bats”) is what builds confidence, sharpens skill, creates momentum, and ultimately drives income. Learn the 5 reasons reps matter most, how to stop overthinking, and what to track so your production actually follows.

Is the lock-in effect finally starting to fade? In this episode of Tom's Take, I break down new data showing early signs that housing affordability may be improving as we head into 2026. We look at mortgage rate trends, inventory growth across the Greater Philadelphia area, and what this means for buyers and sellers navigating today's market. This isn't a crash or a boom — it's about understanding the real numbers and how to plan smarter.

“How's the market?” is the most common real estate question — and the real answer is: it depends. In this episode of Tom's Take, I break down November housing data across the Greater Philadelphia area, including Philadelphia, Chester, Delaware, Montgomery, and surrounding counties. We cover inventory growth, pricing trends, days on market, mortgage rates, and what buyers and sellers should be doing now to prepare for smart moves in 2026.

Most real estate agents think follow-up is one call, one text, and one email. That mindset is killing deals. In this video, I break down the 4-step follow-up system that top agents use to book more appointments, create real conversations, and win business in 2026. From six-plus contact attempts to 1-to-1 video messaging and value-based outreach, this is what real follow-up actually looks like if you want consistent sales.

The Federal Reserve just delivered its final rate cut of the year — a widely expected 25 basis point move — but Jerome Powell's message on housing may be the biggest takeaway. In this episode of Tom's Take, I break down what the Fed actually said, why rate cuts won't fix affordability, how inventory and the lock-in effect are shaping 2026, and what buyers and sellers in the Greater Philadelphia area should do next. If you're planning a real estate move, this is what matters.

“Work smarter, not harder” is terrible advice for real estate agents. In this video, I break down how to work smarter and harder so you can actually grow your income in 2026. You'll learn three proven strategies our team used to beat the market: 1. How to raise your average sale price 2. How to evaluate and double down on your most profitable lead pillars 3. How to build a scalable, repeatable client intake process that converts. Whether you're in the Greater Philadelphia area or any market, these are documented, real-world plays you can plug into your business. Watch, take notes, and if you want help implementing this, schedule a call with our team using the link below.

The latest jobs, inflation, and housing data just dropped — and the predictions don't match. Realtor.com, Fannie Mae, and economists are all pointing in different directions, leaving buyers and sellers wondering what 2026 will really look like. In this episode, I break down the numbers, what they mean, and how to make a smart real estate decision in uncertain conditions. If you're planning a move in The Greater Philadelphia Area, want guidance, or need clarity — schedule a call using the link below.

Struggling with buyer and seller objections like “I want to wait,” “prices are too high,” or “I'm not ready”? In this episode, Tom breaks down the ACA Framework — the simplest and most effective system for handling objections without pressure, scripts, or awkward conversations. Learn how top agents use Acknowledge, Compliment, and Ask to uncover motivation, build rapport, and convert more opportunities.
 If you want coaching like this, subscribe and hit the bell. To schedule a call with our team, use the link in the comments.

NAR is forecasting a 14% jump in home sales and continued price growth heading into 2026. In this episode, Tom breaks down what the latest data means for buyers and sellers in the Greater Philadelphia area, including inventory expectations, pricing trends, interest rate projections, and how to time your move. Whether you're planning to buy or sell, this market breakdown will help you prepare for 2026.

Here's your no-nonsense Greater Philadelphia market update using the latest data through October. Prices are up, inventory is rising, sales are flat, and showings are dipping — and what you do next depends on the type of property you own and your timeline. Whether you're buying or selling in Chester, Delaware, Montgomery, Bucks, or the City of Philadelphia, this breakdown shows how to prepare for 2026 and make smart moves now.

This week, Tom Toole breaks down a simple but powerful client attraction strategy: the Black Friday email. Learn how to engage your database, support local businesses, and build goodwill without asking for anything in return. Perfect for agents looking to stay top-of-mind through the holidays. Presented by Tom Toole Sales Group at RE/MAX Main Line.

Home sellers across the Greater Philadelphia area are wondering whether to list now or wait until 2026. Instead of opinions, we break down real data from Chester, Delaware, Montgomery County, and Philadelphia—months supply, pending sales, competition cycles, and the best timing windows. If you need a personalized plan, schedule a call with our team in the comments.

NAR projects membership will drop by 200K in 2026 — and with an 87% agent failure rate, the market is unforgiving. In this video, Tom breaks down the #1 roadblock stopping agents from reaching their potential — and the proven process top performers use to win. If you're ready to track your numbers, run plays that work, and build consistency, watch now.

Only 2.8% of U.S. homes sold in 2025 — the lowest turnover rate since the 1990s — and first-time buyers just hit a record low at 21%. Why is this happening? What does it mean for buyers + sellers? Here, I break down: ✅ Why turnover is so low ✅ How low inventory + affordability are reshaping the market ✅ Advice for buying + selling in 2025

Most agents lose clients after a great meeting because they fail to set clear next steps. In this video, Tom breaks down BAMFAM — Book A Meeting From A Meeting — the simple process top producers use to keep momentum, handle objections, and move clients through the funnel. Learn the exact questions to ask, how to lock in next appointments, and easily increase conversions.

Jerome Powell's latest comments rattled the markets after a widely expected 25 bps rate cut — pushing mortgage rates back up despite hitting 3-year lows earlier in the week. Here's what happened, why Powell's wording matters, and what buyers & sellers in Greater Philadelphia should do now. We break down inflation data, jobs, predictions for December, and how to navigate housing decisions today.

It's business-planning season — but most agents are doing it wrong. You don't need a 7-page packet you'll never look at again… you need ONE page that drives clarity, focus, and sales. Here, I break down the simple 5-part one-page plan: goals, lead pillars, daily income activities, business-building actions, and accountability.
Use this blueprint to boost productivity and win more business in 2026.

Moody's Analytics projects U.S. home prices will rise steadily through 2035 — with the Greater Philadelphia suburbs expected to outperform the national average. In this video, we break down forecasted price growth, local equity expectations, and what buyers and sellers should do next.
If you're planning to make a move, now may be the smartest time.
 Have questions? Schedule a call with our team.

Most real estate agents wing their listing and buyer appointments — and it's killing their conversion rates. According to Harvard Business Review, face-to-face meetings can boost conversion 34X — but only if you practice your presentation. In this video, Tom Toole breaks down the 3+1 format, ideal appointment timing, and daily habits that turn agents from dabblers into pros. If you're ready to stop guessing and start converting, this video will show you exactly how to master your appointments and win more clients.

“Is it a good time to buy?” The honest answer: it depends on you. In this video I break down a smarter approach—Pause on Purpose—so you can act decisively when the right home appears. We cover Q4 advantages (more inventory, more price cuts), how to define your buy box (3 non-negotiables + 1 deal breaker), the 5-year rule, and why being pre-approved keeps you ready to strike.

When it comes to building your business plan, there's one question that defines your success: Are you interested, or are you committed? In this video, I'll break down the five biggest reasons agents fail to hit their goals—and the six habits that separate top performers from everyone else. From accountability to data-driven planning, this is your blueprint to win in 2026.

The government shutdown isn't just politics—it could directly affect real estate transactions in the Greater Philadelphia Area and beyond. From flood insurance freezes to loan verification delays, here's what every buyer, seller, and agent needs to know right now. Stay ahead, protect your deals, and avoid costly surprises.

October isn't just business-planning season — it's separation season. Most agents skip the data and guess their goals. In this video, Tom Toole breaks down six critical numbers you must analyze now to build a smart, measurable business plan for 2026. Learn how to track deals, income, lead sources, and KPIs so you can grow strategically — not emotionally.

Nearly half of U.S. homeowners and renters say they're struggling to afford housing costs — and it's changing how buyers and sellers move in today's market. In this video, Tom Toole breaks down the affordability crisis, local Philadelphia housing data, and the smart moves you can make right now to win in a shifting market.

86% of sales calls end with no clear next steps—a mind-blowing stat costing agents business. In this video, Tom Toole breaks down the four proven roadmaps to create clarity after every call: no contact, no appointment, follow-up info, or a booked meeting. Learn scripts, follow-up strategies, and pre-appointment steps that turn calls into conversions and put you in the top 14%.

Waiting for 5% mortgage rates? Kevin O'Leary (Mr. Wonderful from Shark Tank) says that's a massive mistake. Rates have historically averaged 7.5%—and the ultra-low pandemic era is over. In this video, I break down O'Leary's insights, why “hope” isn't a strategy, and how buyers can adjust expectations today to avoid missing the right home tomorrow. Don't wait, get the facts now.

The Federal Reserve just made a 25 basis point rate cut and signaled two more cuts by the end of the year. What does this mean for mortgage rates, home buyers, and sellers? In this video, we break down how these changes could impact the housing market, why now may be a key window for sellers, and how buyers can prepare for increased competition ahead. Don't miss this timely market insight!

The Fed just cut rates and mortgage rates hit a 3-year low — but many buyers and sellers are still waiting on the sidelines. In this video, I break down winning strategies to turn that hesitation into real conversations. Learn the pros and cons of waiting, the right questions to ask, and how to position yourself as the trusted expert clients rely on.

I break down exactly where 10 listing appointments in 11 days came from—and how you can duplicate it in your real estate business. From expireds and reviews to closed clients, neighborhood influence, and follow up, you'll see the buckets that actually generate opportunities. Stop cutting corners, start playing the long game, and watch your business grow.

Are lower mortgage rates breathing new life into the housing market? In this video, we break down the latest data showing a surge in purchase applications, what the recent inflation report means for the Fed's next move, and how buyers and sellers can capitalize on current market conditions. Whether you're navigating the Philadelphia real estate market or watching nationally, this update is for you.

Getting 1% better every day isn't just a quote—it's a strategy. In this video, I breaks down my 5-step framework for mastering any skill, whether you're in real estate, sales, or simply chasing growth. Learn how to focus, practice with purpose, get real feedback, stay consistent, and set daily standards that drive results.

Following a disappointing August jobs report, mortgage rates dropped to their lowest level since October, sparking new opportunities in the housing market. With potential Fed rate cuts ahead and increased affordability, buyers and sellers alike may need to act quickly. Here's what you need to know about this shifting real estate landscape.