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This Week in DFW Real Estate

This Week in DFW Real Estate

By: TORE Studios
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Welcome to This Week in DFW Real Estate – the podcast for Dallas-Fort Worth agents who actually get paid.

Stop waiting for interest rates to fall. Hosted by Nick Good and Brian Force, we translate market noise into real actions you can take each week to stay competitive. With 34+ combined years in the business and 5,000+ homes closed, we provide the data and strategies needed to become your clients' "economic advisor of choice".

What You’ll Get:
✅ Local Intel: Deep dives into DFW median sales prices and inventory trends.
✅ Tactical Wins: How to negotiate 7% seller concessions and use 2/1 rate buydowns.
✅ Real Growth: Strategies to pick up market share while others "leave the business silently".

This show is an extension of our DFW Realtors Facebook Group. Search "DFW Realtors" on Facebook to join our community of high-value problem solvers.

Market moves, listing heat, closing streets. DFW agents, let’s eat!
@TOREStudios Economics Leadership Management & Leadership
Episodes
  • Bed Bath & Beyond Buys Fathom Realty: The $53.4M Real Estate Shockwave

    Bed Bath & Beyond Buys Fathom Realty: The $53.4M Real Estate Shockwave
    Jun 25 2026
    The real estate consolidation wave just took its weirdest turn yet. In this episode of

    This Week in DFW Real Estate, hosts Nick Good and Brian Force break down the mind-blowing acquisition of Fathom Realty by Bed Bath & Beyond (formerly Overstock.com) for $53.4 million.

    Fathom—a flat-fee brokerage giant with over 14,000 agents—generated $420 million in annual revenue but was burning through a $20 million net loss, relying on a minor $2 million bridge loan just to survive. Nick and Brian expose the corporate playbook being deployed by retail chairman Marcus Lemonis: building an "Everything Home" ecosystem that captures the consumer from home search and mortgage to furniture delivery and closet organization. Discover what this means for commission compression, why the flat-fee no-monthly brokerage model is facing an existential crisis, and how the Fed’s latest dot-plot flip completely reversed planned interest rate cuts.

    In this episode, you’ll learn:
    ✅ The $53M Fire Sale: Why Fathom Realty was acquired for an incredibly low 0.13x revenue multiplier.
    ✅ The "Everything Home" Threat: How retail giants intend to generate leads in-store and control the transaction down-funnel.
    ✅ The Fed’s Dot-Plot U-Turn: Why 9 out of 18 officials signaled for an interest rate hike as inflation tracks at 4.2%.
    ✅ The Certified Listing Strategy: How spending money on pre-inspections can save DFW sellers tens of thousands in back-end negotiations.
    ✅ The Rat Infestation Reality: A real-life look at how deferred maintenance and pest infestations are driving up termination rates.

    Join the Community:
    DFW Realtors Facebook Group: https://www.facebook.com/groups/531847711158328/
    Homeward Property Management: https://homewarddfw.com/
    Armadillo Home Warranty: https://armadillo.one/
    TORE Studios: https://torestudios.com/
    Get Residual Agent: https://getresidualagent.com/

    Chapters
    0:00 - Fathom Realty Sold to Bed Bath & Beyond for $53.4 Million
    1:50 - The Herd is Thinning: Sorting Out Local NAR Displacements
    3:00 - Organic Traffic: Reviewing the Relaunched Homeward Website Funnel
    4:45 - The Token Efficiency Scam: Maximizing Your AI Inputs
    6:00 - Sponsor Highlights: Armadillo, Homeward & ProCare Home Solutions
    7:45 - The Jerome Powell Chess Game: Analyzing the New Fed Cadence
    9:15 - Stagflation Hallmarks: When Wages and Asset Prices Stay Out of Whack
    11:30 - The Dot-Plot Flip: Committee Swaps Planned Cuts for Interest Hikes
    12:50 - The Iran War Effect: How Middle East Energy Spikes Distorted the Data
    14:15 - Fed Chairman Kevin Warsh Refuses the Dot-Plot Exercise
    15:30 - Sticky Inflation: The Arbitrage Play in the Oil & Gas Industry
    17:45 - Realtor Stock Value is at an All-Time High
    19:30 - The Comfort Zone Ceiling: Saving an Elderly Veteran’s Transaction
    22:15 - Inspection Disasters: Roofs, Air Conditioners, and Rat Infestations
    25:00 - Messenger vs. Fiduciary: Dealing with Difficult Sellers
    27:30 - The Certified Listing Playbook: Re-introducing Pre-Inspections
    30:30 - Carfax for Houses: How to Structuralize Your Listing Presentation
    33:15 - Fathom's $20 Million Net Burn Rate Explained
    34:45 - Who is Marcus Lemonis? The Omni-Channel Retail Ecosystem
    37:45 - The Fragmented Customer Journey: Walmart vs. Real Estate Moats
    40:30 - The Death Knell for Flat-Fee, No-Monthly Brokerage Models
    44:00 - The Rocket & Redfin Precedent: How Corporate Discounts Cut the Agent
    46:00 - Capturing the Core: Why Every Licensee Needs a Seat at the Table
    49:15 - RE/MAX vs. Fathom: Comparing the True Valuation Per Agent
    53:00 - Stop Screwing Up Leases: The Vulnerability of Small Property Managers
    Show More Show Less
    58 mins
  • The Herd is Thinning: Leveraging AI and Proactive Prospecting in a Dormant Market

    The Herd is Thinning: Leveraging AI and Proactive Prospecting in a Dormant Market
    Jun 18 2026
    The real estate herd is thinning out. In this episode of This Week in DFW Real Estate, hosts Nick Good and Brian Force break down the dramatic shift reshaping the industry as the National Association of Realtors (NAR) sees a massive drop-off of 200,000 members since the peak.

    While a prominent Fort Worth broker highlights in the Wall Street Journal that one in three agents now requires a dual-career side hustle just to survive, top DFW producers are seeing a massive silver lining. When an agent exits the business, they leave their entire sphere of influence unrepresented. Nick and Brian lay down a strict 30-day proactive script blueprint targeting expireds, cancels, and neighborhood open houses to sweep up that stranded database volume. Plus, hear how a custom AI build-out replaced a traditional $12,000 website for just $20 a month, and discover the true definition of DFW absorption rates.

    In this episode, you’ll learn:
    ✅ The Great Agent Displacement: Why 200,000 missing licenses open up an absolute goldmine for proactive agents.
    ✅ The $20 Website Revolution: How Brian utilized a deep focused sprint with Claude to completely overhaul and optimize local search schema.
    ✅ The 917-Minute Failure: Breaking down the terrifying reality of standard agent lead response times and the speed-to-lead fix.
    ✅ DFW Absorption Reality: Reading the real-time local MLS data showing a 5.2-month inventory trend.
    ✅ Paragraph 12 Cleanup: Preparing for the strict July 1st contract execution changes regarding buyer broker expense contributions.

    Join the Community:
    DFW Realtors Facebook Group: https://www.facebook.com/groups/531847711158328/
    Homeward Property Management: https://homewarddfw.com/
    Armadillo Home Warranty: https://armadillo.one/
    TORE Studios: https://torestudios.com/
    Get Residual Agent: https://getresidualagent.com/

    CHAPTERS
    0:00 - The $20 AI Website vs. The $12,000 Developer Bill
    1:45 - Quiet Quitting: Where Did the Habit of Proactive Prospecting Go?
    2:40 - Upgrading to Fable 5: Breaking Down the New AI Release
    3:45 - Midnight Emergency Call: Armadillo Home Warranty to the Rescue
    4:55 - The Wall Street Journal Feature: Realities of the Fort Worth Exodus
    6:45 - Scheme and Optimization: Learning Core Skills Along the Way
    8:30 - The Ferrari Trap: Why Most Agents Just Sit in the Car
    10:15 - Focus on the Core: Getting Your Time Back on Fringe Tasks
    12:15 - Database Cleanup: Turning a Hoarder’s House Into a Machine
    14:15 - The Sphere Rocket Rule: Stop Outsource-Leveraging Things You Haven't Done
    15:45 - Immersive Funnels: Capturing Facebook Audiences Natively
    17:35 - Tracking the Shift: The Lowest Share of Single-Career Agents Since 2005
    19:40 - The Unrepresented Sphere: Sweeping Up Stranded Client Moats
    22:15 - Prescribing Reality: A 2022 Upside-Down Short Sale Case Study
    24:45 - Cleaning Up on Canceleds: Being the Second Agent on the Scene
    26:15 - ActiveRain Retrospective: Why Part-Time Effort Leads to Part-Time Income
    28:40 - The Showing Agent Consultation: Overcoming Limiting Beliefs on Leverage
    30:15 - The Thousand-Dial Day: Seven Closed Appointments Before 3:00 PM
    31:45 - DFW Market Silver Lining: Close Home Sales Are Up 8% Year-over-Year
    34:00 - The Language of Real Estate: National Skew vs. Local Truth
    35:15 - Absorption Rates Unpacked: Reviewing the 5.2-Month Local MLS Trend
    38:30 - Unfreezing the Market: Recovering the 12% Price Decline Balance
    41:00 - July 1st Deadline: Revising Paragraph 12 Broker Compensation Language
    43:30 - Water Rights and Storage Disclosures: Protecting Your Liability
    45:45 - THE 30-DAY PLAN: Taking Five Client Listings right now
    49:15 - 917 Minutes: The Speed-to-Lead Nightmare and the 21X Conversion Multiplier
    51:45 - Launching Utility Direct: Reviving a Dormant Pipeline
    55:15 - The 30-Day Revival Webinar Announcement
    Show More Show Less
    57 mins
  • The $8.5 Billion Bet: Why Berkshire Hathaway Just Bought Taylor Morrison

    The $8.5 Billion Bet: Why Berkshire Hathaway Just Bought Taylor Morrison
    Jun 11 2026
    The institutional forces reshaping real estate aren't slowing down. In this episode of This Week in DFW Real Estate, hosts Nick Good and Brian Force react to a massive, $8.5 billion move by Warren Buffett’s successor, Greg Abel, as Berkshire Hathaway completely absorbs mega-builder Taylor Morrison.

    Nick and Brian pull back the curtain on why mega-corporations are building multi-industry tech stacks to capture the entire consumer loop—from modular home building and build-to-rent communities to in-house lending, title, and insurance. We also break down a wild antitrust legal dispute where a federal judge in Illinois ordered the Chicago MLS (MRED) to restore 43,000 listings back to Zillow, effectively setting a massive precedent regarding who truly controls public marketing data.

    In this episode, you’ll learn:
    ✅ The Berkshire Playbook: Why Greg Abel is unifying home building, brokerage services, and ancillaries under a single roof.
    ✅ The Buyer Agent Threat: How complete vertical integration turns the buyer's agent into the most expensive, replaceable asset in a transaction.
    ✅ The Chicago Listing War: The legal fallout between Compass, MRED, and Zillow that removed 43,000 homes overnight.
    ✅ Ecosystem Survival: Practical steps to connect your CRM database to AI to find missing at-bats with past clients.
    ✅ The Residual Agent Machine: How to build a custom utility concierge to protect your business against margin compression.

    Join the DFW Realtors Facebook Group: https://www.facebook.com/groups/531847711158328/
    Homeward Property Management: https://homewarddfw.com/
    Armadillo Home Warranty: https://armadillo.one/
    TORE Studios: https://torestudios.com/
    Get Residual Agent: https://getresidualagent.com/

    Chapters
    0:00 - Greg Abel’s First Bet: Berkshire Hathaway Buys Taylor Morrison
    1:50 - Navigating Facebook Group Backlash: We Aren't Recruiting
    2:45 - Deleting Spammer Invasions: Standard Group Policies
    3:40 - Meet Our Sponsors: Armadillo, Homeward, and TORE Studios
    4:45 - Unemotional Business Decisions: Leo’s eXp Framework
    6:00 - Brand Allegiances: Where Agents Waste Emotional Stamina
    8:00 - Buffett’s Cash Moat: Deploying an $8.5 Billion Bet
    10:15 - Breaking Ground: Brokerages and Home Builders Merging Natively
    11:45 - Build-to-Rent and Modular Operations: Clayton Homes vs. Resale
    13:15 - The Ancillary Shield: Why Standard Commission Splits Are Shrinking
    14:45 - The Expense Problem: Is the Buyer's Agent Vulnerable?
    16:15 - Platform Infrastructure: Erasing Consumer Frustrations
    18:00 - One-Stop Acquisition: Getting the Consumer Once Under One Roof
    19:40 - Leading the Lead Flow: Platform Loan Officer Realities
    22:15 - Micro-Teams: The Scale Shift for 15-20 Unit Producers
    25:30 - The 65-Inch TV Analogy: Higher Velocity, Lower Margins
    27:15 - AI Enhancement vs. Human Failure: Standing Out at Bats
    29:45 - Review Slips: Auditing the 30-Day Post-Closing Blind Spot
    33:30 - RAN Blueprint: Launching a Move Concierge
    36:30 - The Texas Utility Trap: Shifting 50% Expired Contract Overcharges
    39:35 - iBuyer Retrospective: What We Got Right and Wrong
    41:15 - High-Frequency Trading: Stealing Wall Street Automation Steps
    44:15 - Legal Drama: The Chicago MLS Shuts Off Zillow’s Feed
    46:40 - The Judicial Precedent: Arrogance or Listing Access Standards?
    49:30 - Private Networks: Do Brokerage Moats Restrict Fair Competition?
    52:15 - Socialism in Real Estate? Caps on Google Reviews and Listings
    54:30 - Escaping Super Glue Remodels: Flexible Contractor Choice
    Show More Show Less
    56 mins
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