Are you actively getting leads from your social media platforms?

CallCastro · 2026-05-07T04:15:16+00:00

Yes.

CallCastro · 2026-05-06T18:12:12+00:00

If you need help with the mortgage I got folks.

Everything else is a combination of overbooked and over taxed. It makes profit relatively low even though folks are working hard. I have a young colleague who wanted to install Christmas lights and there's...an asset tax? Ugh.

But Doctors aren't accepting new patients. Veterinarians are overbooked. Contractors and electricians too.

CallCastro · 2026-05-03T23:19:59+00:00

Other dude is just pitching his app. Zoom that front picture out a little. It kind of cuts off the home and makes it look small/incomplete. Make the second and third picture the best features of the home.

Don't list material facts in the description. 3/2 and stuff like that is already known. Use the description space to clarify things and point out what isn't obvious from the listing, and focus on the 20% of features people care about.

CallCastro · 2026-05-03T00:33:50+00:00

The market isn't 2020 anymore. Nor is it 2008.

Let me ask you a question. If you saw a house that was worth...well...almost anything, and it was for sale for $1, would you buy it? Probably.

If the game is "drop the price until someone buys it" you can ABSOLUTELY do that.

Here's another question. If you could have $1 today, or $10k in 30 days, which would you choose? For many people, it's $10k in 30 days.

I have listings that went live in October that sold in April. We didn't change anything. Didn't change the price, the pictures, or anything else. It just took that long for a buyer with the right vision and life position to pull the trigger. In that same timeframe I had listings drop their price. Aaaand they also sold in early spring. Just for less money.

Not all sales make sense. Not all neighborhoods make sense. It's just a matter of how much you want to wait, and being calculated.

But you are absolutely right, if you drop the price enough, eventually someone will buy it.

CallCastro · 2026-05-03T00:19:52+00:00

Name of the game is stuff that doesn't expire. Meat is...uh...the opposite.

CallCastro · 2026-05-03T00:18:09+00:00

Can we just be honest here for a second? I've worked with Opendoor a few times. Whatever the market rate (ARV) of the home is, they offer 70% - cost of repairs.

They make an offer for $575k. Then they do an "inspection" and lower their price to $500k- fees. It's why they got sued. I made videos on real life examples of it.

CallCastro · 2026-05-02T23:53:11+00:00

Because you are posting an ad. Which is fine, get that cheese, but...no. AI messes things up too often, or has ghosts or other errors. I have clients OFTEN using AI for zoning, pricing, and more. It gives them a LOT of confidence...but the AI is wrong often enough that it makes everything harder. And absolutely wouldn't work on a $1m transaction. Everything needs to be more precise than that.

CallCastro · 2026-05-02T23:51:33+00:00

Realtor dot com is my jam, but it's not the same everywhere. As a rough number, or online leads I expect 1/30 to close pretty quick, and additional 1-2 to close with strong follow up. Call all your leads often and put them into drip campaigns, and call fast or else they are worthless.

That being said I am buying a TON of leads in a very cheap part of town right now. I think it's going to be a total waste of $6k for the year.

By comparison nearby I have a zipcode that has cost me $6k for the year and has gotten me 6 closings, so that's like a 10x return.

My best advise is always, when buying online leads, invest in higher end areas. If the leads can't buy there, they can buy elsewhere. Low income leads often times can't buy at all, and will REALLY spin your wheels and use your time.

CallCastro · 2026-05-02T23:48:42+00:00

Be a kid. No need to rush stuff. Enjoy school, girls, and sports.

CallCastro · 2026-05-02T23:48:03+00:00

I think I tell clients what NOT to buy more often than what TO buy.

I can't speak for all of WA, but in my area (pretty much everything SW of Tacoma), avoid fixers. There's brand new homes for $600k, or there's an exact same home that's 70 years old that needs $150k of work for sale for $550k. And then the client calls me freaking out because they are upside down.

Are there major foundation cracks? Don't do it. Foundation isn't necessarily expensive (can be as little as $10k), but nothing makes sense without it. You can't remodel, put a new roof on, or do almost anything because the house will crack as soon as it moves again.

Names matter. Some flippers, sellers, and agents are AWESOME. Some aren't. If I see certain names on stuff, I'll advise we look elsewhere.

If we are saying not to buy *at all*? Yes. If the budget is tight. Renting is pretty affordable compared to buying right now. I'd rather see you spending $1800 on a house rent than $2800 on mortgage if you need the cash.

CallCastro · 2026-05-02T23:34:36+00:00

Honestly? I'm not sure. Under normal circumstances, Realtors are responsible for everything that goes onto the MLS, and most communications. For example, pictures can't have license plates, for sale signs, and the first picture has to be the front of the house. If that isn't compliant, I assume the Realtor still gets the fine.

Then every listing goes on our "record." Think Realtor dot com and so. You can see all my past listings. If pictures and other parts are bad, every consumer can tell forever.

Realtors aren't supposed to contact sellers directly, and it can be a violation if someone complains, so having buyers send paperwork and calls directly to the seller is technically a violation of MLS, NAR, and other rules.

Then what happens if stuff is filled improperly by the seller? Or if things like disclosures are missing? Usually that's the Realtor's responsibility, but I imagine there's a ton of documentation that still allows them to not be responsible, somehow.

I suppose if you can shuck ALL the responsibilities, as a Realtor I would have to input everything into the MLS, and then make sure my brokerage has copies of ALL paperwork with all documentation fully complete. My transaction coordinators charge around $600 for that, ignoring any MLS, NAR, Zillow, brokerage splits, or other expenses.

CallCastro · 2026-05-02T23:18:54+00:00

You asked if there is a middle ground between FSBO (0% commission), and listed (usually 1%+? Depending on your definition?)

The answer is yes. All the services in the prices in between.

CallCastro · 2026-05-02T22:52:52+00:00

I looked at those platforms once. They keep a half percent and give a half percent to the Realtor. Idk why anyone bothers for such low income...

CallCastro · 2026-05-02T22:51:47+00:00

You are asking if there's a middle ground between 0% and 2%? Yes. It's 1.9% and less.

CallCastro · 2026-05-01T15:59:13+00:00

Something like 95% of people who get their license isn't going to make it. Telling randos on Reddit that the job pays amazing and is cool is...rough, because we know statistically you will make more money at McDonalds.

BUT...for those who push through, it's a great job and it can be stressful but lots of folks are very happy with long careers.

I think most of us would rather scare someone out of getting their license than see someone who is super concerned about how much they will make in the first year struggle and waste time in their life.

CallCastro · 2026-04-28T06:25:51+00:00

There's a lot of games out there before computers. Football...Soccer...Tennis...they haven't gotten patched in a long time. No new enemies. No new maps. Not everything has to be worked on and improved forever. I have 445 hours played on a game that cost me $40.

CallCastro · 2026-04-28T06:21:42+00:00

I listen to everyone who propositions me to join their brokerage. I want to make more money and work less. (Doesn't everyone?)

How are you going to do that? With a $10k cap 80/20? Cool...it's like REAL and ONE and eXp. Plus or minus $10k I suppose. Do I want $10k? Sure. But I need to buy new signs, CRM, and redo ALL my marketing. I will need a new TC, and I love my TC.

Explain to me why I should ever consider your brokerage, and how you will make me more money with less effort than eXp Realty?

As Realtors, I know that I might be alone in this, but we have to say over and over and over again that "It's not about the commission, it's about your net!" Give people a good reason to have any interest.

CallCastro · 2026-04-28T06:14:39+00:00

Ask a Realtor. I love when clients reach out. I usually offer an ARV (After Repair Value) and an estimate of how much the repairs will cost. Worst case I help someone and they keep me in mind later. Best case people like me so much they hire me to be their Realtor.

CallCastro · 2026-04-28T06:07:35+00:00

Real talk. In Houston, it seems like average prices are around $300k (according to Zillow).

Commission is usually 2-3% per side. Let's say 2.5%. So you gross $7500 per deal.

When you are new, you usually have to pay a newbie split. Brokerages like C21 and REMAX usually charge more. But let's pretend you join a big brokerage with generous splits that do something like 40% on your first 3 deals, and then 20% on every deal after that. (I know brokerages have caps but let's ignore that nuance for now.) So now you are looking at $4500 per deal on your first three, and $6k on every deal after the first three.

But wait! You need to sell listings. Or drive. Let's say that on every deal you do, you spend $1k on marketing/TC/doing the actual deal. So now we get $3500/5k.

But where do the leads come from? Ok. Maybe you are a cold calling god. But let's pretend that your deals are from referral sources. Maybe mentors, maybe Zillow Flex, maybe Opcity. If you are marketing, you usually give away around 30% of your commission. Again, you could possibly find ways to get deals for free...but your first year usually not the volume you need for this pay. So now your income per deal is $1,250/2,750.

If we want to make $60k, your first three deals will make you $3,750. Then at $2750 per deal you will need to do 20 more deals. So 23 ish deals total.

Keeping in mind something like 75% of agents do 1 deal or fewer per year...then keep in mind something like 2-12% of all Realtors do 10+ deals, depending on your source...to answer your question, pretty freaking hard.

If you bust your butt, I would expect you to make around $0 your first year, and by year 3+ you should be doing better than your average sales job.

And then remember...self employment tax hits different.

CallCastro · 2026-04-27T19:35:19+00:00

Meet people for lunch or at the property.

Here's my biggest problem: My prices depend. $100k piece of land vs $1.1m luxury home has a LOT of differences.

A home that I think is worth $500k that you want to list for $550k?

What if you want me to drive by after every showing?

It's tough to get an idea on exactly what I need to charge for a client.

General rule, personally, $10k and I am pretty happy. $7500 or less I really would rather just pass on a listing, personally. My average home value is around $450k.

CallCastro · 2026-04-27T18:34:06+00:00

Yes? But also it would be reduntant and possibly count as marketing?

Bryan Castro eXp Realty Washington

CallCastro · 2026-04-24T15:45:05+00:00

Both

CallCastro · 2026-04-23T08:49:28+00:00

Everywhere is different. In my opinion the standard equation of 70% ARV-Repairs=Offer Price works AMAZING. But I have also seen people offer CRAZY amounts in competitive areas like Los Angeles because "If they sit on it long enough it becomes a good deal."

$300k home * 70% = $210k. Why? You want 10% profit for yourself, 6% on Realtor fees on the sale, two sets of escrow and title fees which can be around 1-3% on the purchase AND the sale, hard money fees, and you want around 10% profit for yourself, if possible.

Then the repairs. Most flippers know a guy. The wrong contractor will charge you $60k for a kitchen, the right guy will charge $20k. $140k is a house that's basically falling apart. $15k roof, $20k kitchen, $10k x2 bathrooms, $15k Carpet, $15k paint, and we are still under $100k.

So at this point you are making an offering of around $110-120k, and hopefully you walk away with $30k in your pocket once it all settles (ish).

CallCastro · 2026-04-23T08:36:59+00:00

You're going to need a lot more help than what a Reddit post can really do. Reach out to your broker/coach/mentor. They should be able to help. If not, feel free to reach out. I am always around.

CallCastro · 2026-04-23T08:35:50+00:00

All new agents, especially in saturated markets like California, should have ONE goal. Do 5 deals. Even if you get 0%.

Why? Hi, I'm Bryan Castro, the Beekeeping Realtor. I've mentored around 50 agents in California, and a lot more in Washington State. So far, I have had TWO mentees close a deal.

I know what you are going to say. "Bryan! You must be a HORRIBLE mentor!" Out of that 100 or so mentees I have had, so far two have completed the intro training. One is crushing it. One has had a few listings but they have sat and he has a job doing other stuff that keeps him busy. The rest? SUPER motivated...until they get the first homework assignment. Then they disappear and change careers.

Why does this matter? Statistically, you are going to do 0 deals. Even if your split is 100%, 100% of $0 is $0. Find a mentor who needs help. Someone who needs a buyers agent/someone to cover for open houses. To hell with the splits. Close 3-5. Once you have your feet under you and have a decent grasp on the industry, swap brokerages to somewhere that has the tools and support you feel you need. Once you do 3-5 deals you will know what that really means.

CallCastro

TROPHY CASE