👋 In this episode, we’re diving headfirst into the chaos that unfolds when vendors speak directly to buyers, how bad intel on MLS can ruin deals, and what REALLY needs to be done before listing a property—especially high-end waterfront. From a vendor scaring off a buyer with a $75,000 renovation estimate, to agents recycling ancient square footage numbers, to the eternal question of whether you should advertise a $2 million property in a horse magazine (seriously)—we’ve seen it all and we’re laying it bare.

🏠 This episode is stacked with eye-openers and the occasional facepalm:

🔇 Why vendors should NEVER talk directly to buyers — One conversation cost a deal when the seller quoted an improvement at $75K. Spoiler alert: It wasn’t.

🧱 Got a basement, driveway, or drywall issue? Get a quote. Don’t guess. Buyers hate surprises more than frozen septic systems in February.

🧾 What we actually go over with new sellers — Everything from the condition of the home to marketing strategies to whether we’re dealing with post-Fiona cleanup still haunting your listing.

🌊 Waterfront ownership rules decoded — That 165-foot rule for non-residents? Not as flexible as your buddy on Facebook says. We explain the real deal.

📊 Buyers want transparency, not fluff — We break down what today’s savvy buyers are really looking for: facts, floor plans, and REALTORS® who know what they’re doing.

📄 Schedule “B” – An idea. — Learn how this document protects you, and why skipping it could come back to bite you.

🪵 Woodland listings done right — We talk about how to sell the dream, from water features to maple trees, and why your “large plot of land” needs way more context.

📞 Emailing us? Don’t forget your phone number! Seriously. If you want a reply before Christmas, help us help you.

🏢 Why agents keep switching brokerages — And no, jumping to another low-fee office doesn’t fix a lack of training, hustle, or listings.

📐 Floor plan drama — That 4,000 sq. ft. listing? Yeah… no. We explore the future of property scanning, 3D tours, and whether REALTORS® should be required to post floor plans on REALTOR.ca.

Connect with Michael: 🔗 YouTube: Michael Poczynek 🔗 Website: Michael's Homes 🔗 Twitter (X): Michael's Twitter

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📞 Michael: 902-626-6912 (Century 21 Northumberland Realty (1987) Limited)

📞 Patty: 902-626-6622 (Powerhouse Realty PEI Inc.)