The Tom Toole Sales Group Podcast

The midpoint of the year is the perfect time to stop guessing and start evaluating your business with real data. In this episode of Best Agent Hacks, Tom Toole breaks down the five key numbers every real estate agent should review heading into the second half of the year: outbound attempts, conversations, appointments set, appointments met, and clients signed. Your sales results are a lag indicato...

The latest Greater Philadelphia housing market data is in, and there are a few important trends buyers and sellers need to understand. Closed sales are down, prices are still rising, inventory is up, and showings are down compared to last year. That means buyers may have more options and slightly less competition, but sellers still have the advantage in many suburban markets because inventory rema...

🆕 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 Did the Housing Market Survive the Iran Conflict, Zillow Revising its Home Price Foreca...

Most new real estate agents struggle to gain traction. In fact, a large percentage leave the business within their first year. In this episode of Best Agent Hacks, Tom Toole sits down with Becca to break down how she sold 8 homes in her first 6 months by focusing on the fundamentals: speed to lead, asking better discovery questions, staying consistent, building real relationships, and following th...

New mortgage rate forecasts from Fannie Mae, Wells Fargo, the Mortgage Bankers Association, and Realtor.com are pointing toward one major theme: stability. Instead of expecting a dramatic return to sub-5% mortgage rates, buyers and sellers should prepare for rates to stay in the low-to-mid 6% range through the next 18 months. In this episode of Tom's Take, Tom Toole breaks down what the latest mor...

🆕 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: 📊 🏦 • Fed Meeting Unpacked 🌭 🎆 • Main Line News: 4th of July in the Philadelphia Suburbs 🏡 📆...

Most agents know scripts matter. Very few use the right ones consistently. In this episode of Best Agent Hacks, Tom Toole shares four proven real estate scripts that have helped his team take over 150 listings this year. Learn the exact questions that uncover seller motivation, generate more offers, identify serious prospects, and reveal hidden listing opportunities from buyer appointments. If you...

The Iran conflict appears to be winding down, oil prices are falling, and a new Fed Chair is already changing how the Federal Reserve communicates with the market. But will any of that lead to lower mortgage rates? In this episode, Tom breaks down what the latest Fed meeting means for buyers and sellers, why rates may stay in the mid-6% range longer than many expect, and what the latest economic s...

🆕 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: 📉 🏠 • Home’s Are Selling Below List Price, Demand Goes Up While Inventory Goes Down, And The Impa...

Communication is the #1 complaint consumers have about real estate agents, yet most agents rely on texts, emails, and automated drips instead of real conversations. In this episode of Best Agent Hacks, Tom Toole breaks down the exact weekly phone call framework every agent should be using with active buyers and sellers. Learn the key talking points for seller updates, buyer check-ins, market conve...

Pennsylvania updated its Agreement of Sale with a new mortgage contingency option, and it's creating confusion for buyers, sellers, and even some real estate agents. In this video, I break down the three mortgage contingency choices—Not Applicable, Waived, and Elected—and explain what each one means for your deposit, financing strategy, and risk exposure. If you're buying or selling a home in Penn...

🆕 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: ⏳ 💰 • States are Banning Private Listings, The Mortgage Rate Discussion, National Inventory, and...

Most real estate agents are looking for more leads when the real opportunity is already sitting in their CRM. In this episode of Best Agent Hacks, Tom Toole breaks down the Harvard Business Review data on follow-up persistence, why most agents quit too early, and the simple strategies top producers use to convert more business without spending more on lead generation. Learn why 6+ attempts are oft...

Oxford Economics just released a sobering forecast: meaningful improvements in housing affordability may still be seven years away. But what does that actually mean for buyers and sellers in the Greater Philadelphia area? In this episode of Tom's Take, I break down the latest affordability research, explain why waiting for the "perfect market" may not be the best strategy, and share what local dat...

🆕 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: ⏳ 💰 • Affordability May Not Improve for 7 Years, Inflation is Driving Mortgage Rates, and Zillow...

Most agents are losing deals before the real conversation even starts. In this episode of Best Agent Hacks, Tom Toole breaks down 8 communication mistakes real estate agents make every day — from weak follow-up and bad texting habits to winging scripts and bringing negative energy into client conversations. Learn how top agents communicate with confidence, use OFQs effectively, improve tonality, a...

Will mortgage rates finally come down if the Iran conflict ends? In this episode of Tom’s Take, Tom Toole breaks down what’s really happening with mortgage rates, inflation, oil prices, the Fed, and housing demand using real market data from HousingWire, Realtor.com, and current Philadelphia suburban market trends. Tom explains why buyers waiting for a sudden rate crash may be disappointed, what t...

🆕 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 Rates Go Down if the Conflict in Iran Ends, Median Downpayment Drops by 19%, Less Sale...

If your year is not where you want it to be, the game is not over. You just need to make the right adjustments. In this episode of Best Agent Hacks, I breaks down the five biggest bottlenecks holding real estate agents back right now: * Not enough people in your pipeline * Not knowing what to say * Client uncertainty * Feeling too busy to generate business * Blaming a “tough market” I share how to...

A new Zillow study found that sellers in dual agency transactions lost $1.49 BILLION over a three-year period — and sellers who kept homes off the MLS lost another $1.36 billion. In this episode of Tom’s Take, Tom Toole breaks down: * What dual agency actually means * Why private and off-market listings can hurt sellers * How reduced exposure impacts home sale prices * The real reason some compani...

🆕 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: 🏠 💰 • Can the Housing Market Weather the Storm as Mortgage Rates Climb 🏙️ 🚚 • Main Line News: Ph...

We generated $3.2 million in listing opportunities using one simple tactic: the Video CMA. In this episode of Best Agent Hacks, Tom Toole breaks down three real-world case studies where agents recovered dead leads, revived old opportunities, and stood out against the competition using personalized video market analyses. You’ll learn: * What a Video CMA actually is * How to structure and send one *...

What’s really happening in the Philadelphia housing market right now? In this April 2026 market update, Tom Toole breaks down the latest real estate data across Philadelphia, the Main Line, Chester County, Delaware County, Montgomery County, Bucks County, South Jersey, and Northern Delaware. We cover: * Home prices and appreciation trends * Inventory growth and active listings * Mortgage rates and...

🆕 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 Job Report and April CPI Data, Homeowners are Equity Rich, and Zillow’s Power Rankings...

2026 isn’t the market most agents expected—and waiting for it to “get better” isn’t a strategy. In this video, I break down the 3 real strategies agents are using right now to win business in today’s market: * The Bluebird (passive) strategy — and why it’s dangerous * The Snare (attraction) strategy — how to build long-term pipeline * The Hunter (active) strategy — what drives results immediately...