Claim OwnershipThe Tom Toole Sales Group Podcast
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Real Estate team leader Tom Toole shares valuable information on recent trends, production hacks, and current events for consumers and agents in weekly episodes of Tom's Take and Agent Hacks.
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We’re in appointment season—and if you’re not practicing your scripts, dialogs, and presentation, you’re leaving deals on the table.
In this video, I break down how to master buyer and listing appointments using the rule of three, daily roleplay, and real objection handling. Plus, the 5 advanced skills top agents use to convert at a higher level: tonality, pacing, the power of the pause, eye contact, and body language.
Q2 is where the business happens. Appointments are the currency. If you want to close more deals, this is what you need to focus on right now.
1 in 3 homeowners say nothing will entice them to sell, and it’s all because of low mortgage rates.
In this video, we break down what the “lock-in effect” really means for the 2026 housing market, and why this data isn’t as bad as it sounds.
You’ll learn how rising inventory, steady mortgage rates, and shifting seller behavior are impacting buyers and sellers right now, especially in the Greater Philadelphia market.
If you’re thinking about buying or selling, this is what you need to know before making your next move.
🆕 Stay up to date on all the latest topics while Tom Toole and Sarah Tymon give our community a place to learn about the real estate market and industry trends on Toole Time Real Estate Radio ... ⏰
👀 Tune in LIVE on WWDB-AM 860 and this page EVERY TUESDAY @3:00PM! 🎙
👉🏼 This week's topic recap:
📊🏡 • Housing demand still growing post Fed meeting, IRAN update, FINCEN & anti-money laundering rule
🔥📍 • Main Line News: There’s a new proposed 4 AM bar closing time & Delaware County EMS also has a new proposal
🏡📍 • New Listings and Open Houses this weekend
There’s a lot of negativity around mortgage rates right now—but here’s the truth: rates were higher this time last year, and homes still sold.
In this video, I break down exactly how to move past the rate conversation and focus on what actually drives business: motivation and conversations.
You’ll learn 4 proven talking points to engage buyers and sellers, how to uncover real motivation (the key to every deal), and the simple daily formula to set more appointments and win in Q2.
If you’re serious about growing your real estate business, this is the playbook.
The National Association of Realtors just revised its 2026 home sales forecast—and it’s a big signal for the market.
In this episode of Tom’s Take, we break down what’s actually happening and what it means for buyers and sellers in today’s market.
Here’s what you need to know:
* Why NAR is lowering expectations for 2026 home sales
* How mortgage rates around 6% vs mid-6% are impacting demand
* Why inventory is rising (+8.9% locally in the Philly market)
* What lower showings mean for buyer competition
* Why this market isn’t that different from last year
Most importantly, we cover how to navigate the noise and focus on what actually matters when making a real estate decision.
If you’re buying, selling, or planning a move in the Greater Philadelphia area, this is a must-watch.
A lot of agents are saying there’s nothing good to talk about in today’s market—but that couldn’t be further from the truth.
In this video, I break down 4 powerful data-driven talking points you can use right now to engage buyers and sellers, create meaningful conversations, and uncover who’s actually motivated to make a move.
From neighborhood sales data to rising inventory and seasonal trends, these simple strategies will help you control the conversation, build urgency, and book more appointments—regardless of market conditions.
If you want more real-world scripts, proven frameworks, and daily coaching to grow your business, make sure to subscribe and connect with our team.
The income needed to buy a home in the U.S. has jumped nearly 79% in just six years—and it’s forcing buyers and sellers to pivot how they think right now. In this video, we break down what’s driving the affordability squeeze (rates, inventory, and pricing), what the data really shows, and the 2 smartest strategies buyers can use today. If you’re buying, selling, or investing, here’s what you need to know before your next move.
🆕 Stay up to date on all the latest topics while Tom Toole and Sarah Tymon give our community a place to learn about the real estate market and industry trends on Toole Time Real Estate Radio ... ⏰
👀 Tune in LIVE on WWDB-AM 860 and this page EVERY TUESDAY @3:00PM! 🎙
👉🏼 This week's topic recap:
🌍 ⚖️ • Housing Demand Is Still Growing Despite FED Meeting, Iran FINCEN and Anti-Money Laundering Rule.
📰 📍 • Main Line News: Ardmore Station Re-Opening, QVC Bankruptcy, and the 4 Philadelphia Suburbs Ranked as Best Place to Live
🏡 📅 • New Listings and Open Houses this weekend
If you don’t know your numbers, you’re losing deals—period.
In this episode, we break down the exact stats every real estate agent MUST know before walking into a listing appointment.
Because when sellers start asking questions (and they will), your ability to answer confidently can be the difference between winning and losing the listing.
We cover the 5 critical numbers top agents always have ready:
• Total homes sold + volume
• Local sales in the seller’s neighborhood
• Experience in specific price points
• Average days on market
• List-to-sale price ratio
This isn’t theory—it’s what actually shows credibility in competitive listing situations. If you want to win more listings, build trust faster, and position yourself as the obvious choice… it starts with knowing your numbers cold.
🆕 Stay up to date on all the latest topics while Tom Toole and Sarah Tymon give our community a place to learn about the real estate market and industry trends on Toole Time Real Estate Radio ... ⏰
👀 Tune in LIVE on WWDB-AM 860 and this page EVERY TUESDAY @3:00PM! 🎙
👉🏼 This week's topic recap:
🔍 📉 • How Long Will Housing Demand Stay Positive With High Rates
🏗️ 🗳️ • Main Line News: Radnor Nixes Imminent Domain, Narbeth May Loosen Zoning Requirements
🍰 👩🍳 • Meet Amal Kawar from Sweet Zen Bakery
🏡 📅 • New Listings and Open Houses this weekend
Private exclusive listings are becoming a bigger talking point in real estate, and if you’re taking listing appointments, you need to be prepared for that conversation.
In this episode of Best Agent Hacks, Tom Toole breaks down how listing agents can confidently handle the private exclusive listing objection and protect the seller’s focus on one thing that matters most: getting the best price possible.
You’ll learn:
* How to explain what a private exclusive listing really is
* Why limited exposure can limit competition
* How to use third-party validation at the listing appointment
* Questions to ask sellers that lead to self-discovery
* A proactive marketing strategy to get ahead of this objection before the appointment even happens
This is not about hype or theory. It’s about being prepared with documented plays that help sellers make informed decisions and help agents win more listings.
If you’re a listing agent competing in today’s market, this is a conversation you need to know how to handle.
Mortgage rates just hit their highest level of 2026—so what does that actually mean if you're buying or selling a home?
In this episode of Tom’s Take, we break down why rates jumped (bond market movement, inflation pressure, and global conflict), and more importantly, how to think about your next real estate move in the next 6–12 months.
You’ll learn:
- What’s driving mortgage rates right now
- Two possible scenarios for where rates go next
- Why trying to “time the market” doesn’t work
- The 3 key questions every seller must answer
- The 3 key questions every buyer must answer
- What rising rates could mean for inventory and opportunity
If you're in the Greater Philadelphia area or planning a move soon, this is the framework you should be using to make a smart decision.
Need help navigating the market? Schedule a call with our team using the link in the comments.
🆕 Stay up to date on all the latest topics while Tom Toole and Sarah Tymon give our community a place to learn about the real estate market and industry trends on Toole Time Real Estate Radio ... ⏰
👀 Tune in LIVE on WWDB-AM 860 and this page EVERY TUESDAY @3:00PM! 🎙
👉🏼 This week's topic recap:
💼 🌍 • The 10 year and rates have behaved because of the jobs report despite Iran conflict
🚗 🏗️ • Main Line News: EV Charging stations in Chester County, More Housing Near Septa Stations, and more
💪 🏋️♂️ • Meet Tyler Haines from Fitness Factory WC
🏡 📅 • New Listings and Open Houses this weekend
What actually gets people to call you back?
After analyzing 19,000 real consumer sales calls, we uncovered three major mistakes agents and sales professionals make on voicemails—and how to fix them.
Most sales calls fail not because of bad leads, but because of unclear next steps, confusing messaging, and weak value propositions.
In this episode of Best Agent Hacks, we break down the three simple improvements that can dramatically increase your callback rate and conversion:
• How to leave clear, agent-led next steps that remove confusion
• Why repeating your phone number and slowing down increases responses
• The power of benefit-driven voicemails with one clear call to action
We also share practical scripts you can use immediately when following up with buyers and sellers.
If you're in real estate, sales, or business development, mastering phone communication is one of the fastest ways to improve your pipeline.
Simple improvements like clear follow-up timelines, stronger value delivery, and removing filler words can dramatically improve your conversations and conversions.
📈 Because success on the phone isn’t about talking more.
It’s about communicating clearly, confidently, and with purpose.
If you're having trouble selling your house, you're not alone. Search interest for “why won’t my house sell” recently hit its highest level ever in the U.S.
In this episode of Tom’s Take, Tom explains the real reason some homes aren’t selling in today’s market—and why it doesn’t necessarily mean the housing market is crashing.
The reality is the market is normalizing after the pandemic’s “everything sells instantly” conditions. When a home struggles to sell, it almost always comes down to three factors: how the home shows, how it's marketed, and how it’s positioned in the market.
In this video you’ll learn:
* The three reasons homes sell (or don’t sell)
* Why pricing is part of your marketing strategy
* The importance of a strong listing launch plan
* How aggressive marketing creates buyer demand
* What sellers should evaluate if their home is sitting on the market
If your home hasn’t sold yet, the right strategy could make all the difference.
🆕 Stay up to date on all the latest topics while Tom Toole and Sarah Tymon give our community a place to learn about the real estate market and industry trends on Toole Time Real Estate Radio ... ⏰
👀 Tune in LIVE on WWDB-AM 860 and this page EVERY TUESDAY @3:00PM! 🎙
👉🏼 This week's topic recap:
📉 🌍 • Will the War with Iran Drive the Mortgage Rates Up or Down? And the Private Listings Debate
🏙️ 🚧 • Main Line News: $1B Invested into Lower Gwynedd, Building going into Receivership in Media, and Philadelphia a finalist for the DNC in 2028
🏡 📅 • New Listings and Open Houses this weekend
1Our team analyzed over 19,000 real conversations with buyers and sellers to uncover what top agents are doing differently on the phone.
In this episode of Best Agent Hacks, Tom Toole breaks down the three strategies that consistently lead to better conversations, stronger relationships, and more appointments.
You’ll learn how top-performing agents:
• Build empathetic rapport that keeps prospects engaged
• Ask the right discovery questions to uncover motivation and timing
• Use market triggers and real-time data to create urgency and relevance
Plus, I share six practical ways to implement these strategies immediately in your calls so you can turn everyday conversations into real opportunities.
If you want to improve your phone skills, generate more appointments, and position yourself as a trusted advisor instead of just another agent checking in, this episode is for you.
Subscribe for more strategies that help agents build predictable pipelines and close more deals.
Housing affordability was barely mentioned during the State of the Union — and that tells us more than you might think.
In this episode of Tom’s Take, Tom breaks down what the lack of federal housing policy really means for buyers and sellers in 2026. From pent-up demand and inventory shortages to mortgage rates hovering near 6%, the current market conditions aren’t changing anytime soon.
If you're thinking about buying or selling, understanding today’s supply challenges, delayed inventory from winter storms, and shifting buyer behavior could impact your timing and strategy.
📈 Sellers may want to move timelines up.
🏡 Buyers need a multiple-offer mindset.
The housing market isn’t waiting for Washington — and neither should your plan.
Schedule a strategy call with our team using the link in the comments.
🆕 Stay up to date on all the latest topics while Tom Toole and Sarah Tymon give our community a place to learn about the real estate market and industry trends on Toole Time Real Estate Radio ... ⏰
👀 Tune in LIVE on WWDB-AM 860 and this page EVERY TUESDAY @3:00PM! 🎙
👉🏼 This week's topic recap:
📉⚖️ • GDP Misses Badly, Supreme Court Ruling on Tariffs, and the Private Listings Debate
📈📍 • Main Line News: Bryn Mawr Buildings repurposed, $1B Investment into Gwynedd, and Philadelphia Boasting one of Nations Strongest Economies for the first time in decades
🏡📅 • New Listings and Open Houses this weekend
GDP missed expectations, mortgage rates dipped below 6%, and new tariff rulings could impact construction costs — but what does that actually mean for buyers and sellers in the Greater Philadelphia housing market?
In this episode of Tom’s Take, Tom Toole breaks down the latest economic headlines and local market data across Chester County, Delaware County, Montgomery County, the Main Line, and Philadelphia. With inventory still tight in the suburbs and spring listings expected to rise after winter storms slowed momentum, strategy matters more than ever.
You’ll learn:
* Why sub-6% mortgage rates are bringing buyers back
* What rising inventory really means locally
* How GDP and tariffs may affect housing and construction costs
* What buyers and sellers should do right now to stay competitive
If you’re thinking about buying, selling, or just trying to understand where the market is heading in 2026, this breakdown will give you a clear game plan.
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