PRICE REDUCTIONS AREN'T THE PROBLEM

WELCOME

Welcome to the newsletter! I have to tell y’all, I had no idea when I started this business thirty-plus years ago that being a local real estate agent would entail so dang much air travel. For example, I am off to the Bahamas next week on an award trip. Nothing makes me happier than a lounge chair and an ocean view, so I could not be more excited! Of course, even when I’m off the clock, real estate is always on my mind. So, I’ll be writing this newsletter in my swimsuit next week.

This week, I want to discuss one of the most misunderstood tools in our utility belts: price reductions. Too many agents treat a reduction like it’s a defeat. Instead, we need to view this as the strategy it is. Before I’m in the swing of vacation next week, let’s dive into our topic and get your clients under contract!

GLENNDA X TURBOTENANT

“The Check Is in the Mail”

Let’s chat about something that gives every landlord heartburn—collecting rent.

If y’all have ever received a tenant’s “But I mailed it!” text, then you know exactly what I’m talking about. That is why I love TurboTenant—this is the professional, secure, grown-up way to receive your rent on time, every month, without sacrificing your sanity.

With TurboTenant, you can:

• Automate rent collection so payments hit on time, like clockwork

• Set custom late fees… because a little motivation never hurt anyone

• Send rent reminders automatically, so you don’t have to play bill collector

The best part is that TurboTenant sends rent receipts for you, which is legally required in 18 states. No more paperwork drama! And real talk, this sure as heck beats the chaos of cash, checks, or those random payment apps we all know aren’t built for this business. TurboTenant keeps it all in one place, securely and professionally.

Now, if you’re getting ready for lease season, they’ve got you covered there, too! Their state-specific lease agreements are airtight. Plus, they can be created in under 10 minutes. Just type in your property info, email or text it to your tenant for e-signature, and boom! You’re done. You can even add addendums later, and everything’s stored forever.

The bottom line is that TurboTenant helps you rent your property like a pro without needing a lawyer, a law degree, or even a legal pad. So stop chasing rent checks and start collecting like a boss!

STORYTIME WITH GLENNDA

The Value of the Notification

Let’s talk about something most agents get totally wrong. I’m talking about price reductions. Now, I know just hearing that phrase makes some of y’all wince. They used to make me wince, too. But here’s the truth: price reductions aren’t the problem.

No, ma’am. Price reductions are the strategy.

See, agents tend to focus on the size of the reduction. They’ll argue over whether it’s better to slash the price all at once or make a tiny adjustment. And sure enough, when I asked the question online, most agents said one big price reduction was the way to go. But according to buyers Bobby and Susie, the little notifications are what prompt them into action, because there’s a psychological factor of scarcity at play. What if another buyer hops on the adjustment before they do?

That’s why I think we agents have been missing the point—what we’re not valuing is the power of the notification.

Because every single time you make a price change, your listing triggers a notification to buyers. That’s visibility! That’s a little nudge from the algorithm, reminding people your listing exists. And in a world where attention is currency, those notifications are pure gold.

Now, let me be clear: if you’re dropping the price by $100 at a time, that’s not strategy—that’s just picking a scab that won’t heal. It’s numbing and annoying. Nobody cares about a $100 reduction. You’re not getting engagement; you’re getting eye-rolls.

But there is a smart way to do this, and it’s what I call the hybrid strategy.

Let’s say a seller agrees to a total price reduction of $50,000. Instead of taking that all at once, we plan a rollout: $5,000 every ten days. That gives us 100 days of notifications—ten reminders, ten bursts of visibility, ten chances for a buyer to say, “Wait a minute, this might be the one. Better scoop it up before someone else jumps on the next price drop.”

Why does this work? Because the more interaction you have with the algorithm, the more your information is seen. Think of it like social media—if you don’t post, you lose followers. The more content you post, the more eyes you attract. It’s the same with listings. A house that’s visible stays top of mind. And that’s where buyers live—scrolling through what’s top of mind.

Now here’s something I’ve been watching closely. The longer a home stays on the market, the more the shares and saves start to fall off. I’m fascinated (and a little suspicious) about who’s taking them off. Is it buyers un-saving? Is it the platform adjusting engagement? I’m not sure. But I do know that when a listing stalls, attention fades. So it’s our job to keep that attention alive.

Take one of my listings that has 42 saves on Zillow. This is a perfectly lovely house, ideal for a family, just cute as can be. That said, it’s not a multi-million-dollar “dream home” that everyone has saved for their vision board. If a potential buyer has saved it, they’re likely considering it. So what’s happening? Well, folks are sitting back, waiting for that price drop. That’s how I know notifications matter. They’re the wake-up call that gets buyers back in the game.

Now let’s talk numbers. The search engines break at $25,000 increments up to (I believe) $500,000. Let’s say your listing is priced at $425,000. That home won’t hit a new search bracket until the price drops to $400,000. That’s a crucial breakpoint. Until the threshold is crossed, smaller reductions won’t appear in new buyer searches. They’ll just keep you talking to the same crowd. That’s why your pricing plan needs to strike a balance between visibility and search logic.

And listen, the market’s shifting. It’s loosening, yes, but not so quickly. Between the government shutdown, job insecurity, and the uncertainty surrounding AI, people are hesitant. They don’t know who to trust, or whether the numbers they’re seeing are even accurate. Buyers are scared to commit. Sellers are frustrated. The only way forward is through strategy and effective communication.

Meanwhile, the high end of the market? Oh, my stars, it’s thriving. My friend just sold an $8 million house in thirteen days. Thirteen! Seems like the divide between the haves and the have-nots has never been wider. I feel like that is something we can’t ignore.

Anyway, here’s my advice for the week:

• Don’t be afraid of a price reduction

• Be strategic

• Value the notification

• And always, always remember: consistency creates visibility

If you’ve got a listing sitting longer than you’d like, maybe it’s not the price that’s the problem. Maybe it’s how you’re playing the game.

glenndabaker

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GLENNDA’S GURU

Welcome Back, Cindy Ambuehl!

When I have access to a superstar like Cindy Ambuehl, one conversation is never enough! Cindy is a powerhouse agent in the highest-end markets in Los Angeles, with more than $2 billion in sales under her belt. OMS, she has been closing multi-million-dollar deals even during the most volatile times because she’s a master negotiator and visionary marketer. So I couldn’t be happier to bring y’all more of our conversation!

Thanks again, Cindy!

GLENNDAISM

Today’s Words of Wisdom

GLENNDA BAKER & ASSOCIATES

A Multigenerational Retreat

Whether you have a big family (or you just love to host like I do), 2480 Flint Creek Drive in Cumming, GA, is just a dream come to life.

OMS, this isn’t just a house; no, it’s a multigenerational retreat. You’ve got a full secondary kitchen downstairs, so Grandma can make her famous biscuits without stepping on Mom’s toes. There’s space for everyone to live beautifully, but independently. I’m talking kids, parents, in-laws, and maybe a couple of dogs, all under one roof… yet nobody’s up in each other’s business.

Add in that resort-style pool, outdoor kitchen, and covered porches, and you’ve got the perfect setup for family barbecues, holidays, or long summer nights that turn into lifelong memories! This home was built for togetherness, with privacy, comfort, and pure Southern style.