IN PARTNERSHIP WITH LIBERTAS GROUP

By Tim & Julie Harris · September 30, 2025

🌟 Good evening, {{first_name|agents}}! If you’re a “secret agent,” you’ll starve. It doesn’t matter how good your skills are if nobody knows you’re in the business or if you’re not having enough real estate conversations. More meaningful conversations = more appointments, which = more closings. Period.

The truth is, knowledge = confidence and ignorance = fear. The more you understand what’s actually happening in the housing market, the more confident you’ll sound with buyers, sellers, and even other agents. And confidence creates trust—and trust closes deals.

So here are the 6 biggest talking points you can use this week to educate your clients, build credibility, and book more appointments.

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The Fed cut short-term rates by 0.25% on Sept. 17. While 30-year mortgage rates ticked up afterward (because markets had already priced in the cut), rates are still near 11-month lows and well below January 2025’s 7%+ peak. Bonus: today’s 7/6 SOFR (Secured Overnight Financing Rate) ARM is averaging ~5.82%, which means qualified buyers can often structure a deal near or under 6%.

👉 Action Step: Create a short video, Reel, or open house flyer titled “How to Buy a Home Under 6%.” Highlight:

🏗️ Builder buydown incentives: National builders like Lennar (FL/TX), Pulte (AZ), and D.R. Horton (GA) are offering temporary or permanent buydowns into the high-4% to low-5% range. 💡 Points + FHA/VA loans: Show the savings vs. conventional in a simple chart and use it as content for your buyers.

In August, new home sales jumped 21% MoM to an annualized pace of 800,000 units—the strongest since Jan 2022. Most of the growth came from the South (66% of new sales). Median sales price: $413,500, up 5% MoM.

👉 Action Step: Post an Instagram carousel or Reel: “Best Builder Incentives in your town.” Share that builders are offering big incentives (rate buydowns, closing cost credits, upgrades) and tell your buyers how to take advantage.

💡 Top Builder Incentives Right Now (Sept 2025):

🏠 Lennar (Florida, Texas) – 4.99% fixed-rate buydown promos
🏠 Pulte Homes (Arizona) – $25K in closing cost credits
🏠 D.R. Horton (Georgia) – Special financing packages with rates in the low-5s
🏠 KB Home (California) – Design center upgrade credits up to $20K
🏠 Toll Brothers (Nevada & Colorado) – Limited-time jumbo loan incentives

Existing home sales slipped 0.2% MoM in August to an annualized pace of 4M units (NAR). Median price: $423K, down 0.7% MoM.

Why the disconnect? These contracts were signed in June/July when rates were higher. Expect September/October numbers to look better.

📉 HousingWire notes that 41% of active listings reduced price in August, reflecting more seller motivation.

👉 Action Step: Call 100% of your buyer prospects with this message: “41% of Sellers Are Cutting Prices—Ready to go house hunting?”

Hard work alone isn’t enough in today’s market. The agents who rise are the ones plugged into the right systems, coaching, and community.

That’s what you get with eXp Realty + the Libertas Group:

Plus: masterminds, onboarding concierge, referral networks, luxury & relocation divisions, and live events.

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Housing inventory in 2025 is up 21% YoY (Realtor.com). This means more options for buyers and more competition for sellers.

👉 Action Step: Call 5 motivated sellers daily (FSBOs, expireds, probate). Find out who hasn’t yet purchased a home and create not one but two new transactions this week.

Lower rates plus higher inventory = more choices and fewer bidding wars.

Realtor.com says the week of Oct. 12–18 is historically the best week for buyers: high inventory + low demand.

👉 Action Step: Do a fun seasonal video: 🎥 “Pumpkin Spice & Price Drops: Why October Is the Best Time to Buy.” Use it on Instagram, YouTube Shorts, or at your open house.

Markets always balance out. Historically, U.S. existing home sales average 5–5.5M units/year.

Today we’re stuck at 4M, but as affordability improves and household formation rebounds, expect sales volume to climb back to equilibrium.

👉 Action Step: Educate buyers and sellers with a flyer or blog titled “Why Today’s Market Slump = Tomorrow’s Boom.” Position yourself as the voice of calm and expertise.

Most agents are working harder than ever… but still struggling to grow. The few who are thriving? They’ve got the right playbook.

Join Tim & Julie Harris in their Exclusive Mastermind Webinar (FREE to attend) and discover:

This isn’t theory or recycled training — it’s what’s working right now.

Seats are free, but they won’t last.

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Don’t let mixed messaging in the headlines paralyze your clients. Be the one with clarity. Remember: knowledge = confidence, ignorance = fear. The more you share meaningful data, the more trust you earn.

The cure to “Secret Agent Syndrome” is simple: have more conversations armed with facts. That’s how you go from invisible to indispensable—and from chaos to consistent closings.

📬 Thanks for reading! Invite your friends or colleagues to join Harris Real Estate Daily for daily real estate insights.

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