Story 1 · Where are you, really?
Quick September check-in — where are you in your home journey right now? No wrong answers, I'm just nosy.
Poll Sticker: Just dreaming / Getting serious
The Realtor Hive
September 2026 · Content
Post + Go · September 2026
Your September content is ready.
Carousels · Reels · Stories · Captions
Fourteen carousels are built and waiting in Canva. Grab your templates, fill in every bracket with your city and your details, and post. The heavy lifting is already done — the local part is yours.
Want The Jenns' content already done?
Skip the edits and start with finished content prepared for you.
Get Ready-to-Post Content →Want total customization?
We'll tailor your content to your market, voice, niche, and business goals.
Explore Fully Customized Content →How it works
1
Open your Canva template
Your September content package lives in Canva. Every post is built out — layouts, images, and text overlays are ready. Click below and you land directly in your editable template.
Open September Templates →2
Fill in every bracket
Every bracket is a prompt, not a suggestion. [City], [Neighborhood], [local coffee shop], [X] years — each one is a place to make the post recognizably yours. A post with a bracket left in it is worse than no post at all, so read each caption out loud before you publish.
3
Grab your caption
All fourteen captions are on the Captions tab above, written CTA-first so the ask lands before anyone scrolls past. Copy, personalize the brackets, and post.
4
Answer everyone
This is the September step. Every comment, save, and DM this month gets a real reply from you within 24 hours — and that reply asks them a question. The content is not the point. The conversation is.
New this month · Required for Caption 4
The Buyer's Cost Sheet template
Caption 4 asks people to comment COSTS for a buyer's cost sheet — so we built you one. Every closing cost line item, the full timeline, five lender questions, and the exact wording for seller concessions, all bracketed for your market.
Fill in every bracket with your own numbers and verify them with your lender and title company before you send it to anyone. Then export to PDF and you have a real lead magnet you'll use for years.
Download the Cost Sheet Template →Limited spots
Save the date · Austin
Coffee + Content
Friday, October 16 · Austin
Come hang out with us in person. We'll have coffee, we'll network, and Bella will be taking a fresh headshot for anyone who wants one — bring the outfit you actually want to be photographed in.
We have a capped number of seats, so this one is first come, first served.
Email Us to Attend →Or email us directly at [email protected]
Hive AI · Caption Pro
Stuck on a caption? We built a tool for that.
Paste any caption into Hive AI Caption Pro, tell it your city and niche, and it will finish it sounding like a real human made it.
Open Hive AI Caption Pro →
Eight reels this month. Open the Instagram inspiration to see how it's cut, then film your own version with your footage and your market. Every caption is written CTA-first — the ask lands before anyone scrolls past.
Before you film
Audio moves faster than this page does
Every track below is flagged business-account safe, which matters — Instagram's music library is more limited for professional accounts, and a lot of popular commercial songs are unavailable or get muted after posting. These are original and creator sounds, plus a couple of cleared tracks.
Audio still moves fast. Before you publish, open the sound in Instagram and check for the upward-trend arrow and a usage count that's still climbing. If it's cooled off, swap it — the concept works either way.
Reel 01
The Listing That Has Been Sitting
Hook: "There's a house on [Street] that's been sitting for [X] days. Here's my honest guess why."
Shot list: You talking to camera, then B-roll of the street or general neighborhood. Keep it 15–20 seconds.
♫ Audio: Netflix Documentary — @natalie_rantingma · Open audio on Instagram →
Watch Instagram Inspo →Caption:
Comment "WHY" and I'll tell you what I think is going on with any listing you've been watching in [City].
There's a house in [Neighborhood] that has been on the market [X] days now. Beautiful house. Still sitting.
It is almost never the house. It is the gap between the price, the condition, and what buyers in [City], [State] think it is worth right now.
Buyers here are still buying. They are just doing more math than they were two years ago, and they notice days on market before they notice your countertops.
If you are thinking about listing this fall and you want the honest version of where your home would land, that is a thirty-minute conversation. No pressure, no obligation.
#[CityNoSpaces]RealEstate #[CityNoSpaces]HomeSeller #[NeighborhoodNoSpaces]Homes #[CityNoSpaces]HousingMarket #[CityNoSpaces]Realtor
Comment "WHY" and I'll tell you what I think is going on with any listing you've been watching in [City].
There's a house in [Neighborhood] that has been on the market [X] days now. Beautiful house. Still sitting.
It is almost never the house. It is the gap between the price, the condition, and what buyers in [City], [State] think it is worth right now.
Buyers here are still buying. They are just doing more math than they were two years ago, and they notice days on market before they notice your countertops.
If you are thinking about listing this fall and you want the honest version of where your home would land, that is a thirty-minute conversation. No pressure, no obligation.
#[CityNoSpaces]RealEstate #[CityNoSpaces]HomeSeller #[NeighborhoodNoSpaces]Homes #[CityNoSpaces]HousingMarket #[CityNoSpaces]Realtor
Publishing note: Do not name the address, the agent, or the owners. Talk about pricing and positioning in general terms only.
Reel 02
Just Checking In
Hook: "Checking in on the person who said 'maybe next spring' back in March."
Shot list: One take, talking to camera, warm and unhurried. Then actually go text five people.
♫ Audio: My Inner Voice — @yourstrulypriyaa · Open audio on Instagram →
Watch Instagram Inspo →Caption:
DM me "NUMBERS" and I'll show you what your move actually looks like today — not what it looked like in March.
This is for the person who said "maybe next spring."
And the one waiting for rates to make the decision for them. And the one who has been casually looking at [City] listings at eleven at night for four months without telling anyone.
You are not behind. You are just working with old information.
What a payment looks like, what you can ask a seller to cover, what your current home would realistically sell for — all of that has moved since the last time you checked.
I am not going to talk you into anything. I will just show you the real numbers so you can decide with something better than a guess.
#[CityNoSpaces]RealEstate #[CityNoSpaces]HomeBuyer #MovingTo[CityNoSpaces] #[CityNoSpaces]Realtor #[StateAbbreviation]Homes
DM me "NUMBERS" and I'll show you what your move actually looks like today — not what it looked like in March.
This is for the person who said "maybe next spring."
And the one waiting for rates to make the decision for them. And the one who has been casually looking at [City] listings at eleven at night for four months without telling anyone.
You are not behind. You are just working with old information.
What a payment looks like, what you can ask a seller to cover, what your current home would realistically sell for — all of that has moved since the last time you checked.
I am not going to talk you into anything. I will just show you the real numbers so you can decide with something better than a guess.
#[CityNoSpaces]RealEstate #[CityNoSpaces]HomeBuyer #MovingTo[CityNoSpaces] #[CityNoSpaces]Realtor #[StateAbbreviation]Homes
Reel 03
Realtor-to-English
Hook: "'Cozy' means you will meet your partner in the hallway and one of you has to back up."
Shot list: Pull three lines from the dictionary carousel. Quick cuts, on-screen text, deadpan delivery.
♫ Audio: Color Text Reveal — justtripit · Open audio on Instagram →
Watch Instagram Inspo →Caption:
Send me a listing description and I'll translate it honestly. Free service, slightly unhinged, DMs open.
The listing language you are reading in [City] is doing a lot of heavy lifting.
"Cozy" means you will meet your partner in the hallway and one of you has to back up.
"Bring your vision" means bring a contractor. And a checkbook.
"Motivated seller" means they already bought the other house. Make the offer.
None of this is a scandal — it is just marketing. But knowing what the words actually mean is the difference between wasting a Saturday and touring three homes that are genuinely worth your time.
#[CityNoSpaces]Realtor #[CityNoSpaces]HomesForSale #[CityNoSpaces]HomeBuyer #RealtorLife #[NeighborhoodNoSpaces]RealEstate
Send me a listing description and I'll translate it honestly. Free service, slightly unhinged, DMs open.
The listing language you are reading in [City] is doing a lot of heavy lifting.
"Cozy" means you will meet your partner in the hallway and one of you has to back up.
"Bring your vision" means bring a contractor. And a checkbook.
"Motivated seller" means they already bought the other house. Make the offer.
None of this is a scandal — it is just marketing. But knowing what the words actually mean is the difference between wasting a Saturday and touring three homes that are genuinely worth your time.
#[CityNoSpaces]Realtor #[CityNoSpaces]HomesForSale #[CityNoSpaces]HomeBuyer #RealtorLife #[NeighborhoodNoSpaces]RealEstate
Reel 04
What I Actually Do All Day
Hook: "7:02am. 9:47pm. Same day. Here's what happened in between."
Shot list: Real footage from one genuine workday with timestamp overlays. Pair it with the day-in-the-life carousel the same week.
♫ Audio: Yummy Little Day — @emilogue · Open audio on Instagram →
Watch Instagram Inspo →Caption:
Comment "DAY" if you want the actual checklist I run every morning before I open my laptop.
7:02am to 9:47pm. One day of real estate in [City], [State].
Two showings before the heat. A listing appointment where I told someone their price was too high. Forty minutes on the phone with a lender. One inspection I did not have to attend and attended anyway.
Then a text at 9:47 about a light fixture, which I answered, because that is the job.
People think this work is opening doors. It is mostly anticipating the thing that is about to go wrong and handling it before my client ever finds out it was a possibility.
If you want someone paying that kind of attention to your move in [City] or [Service Area], that is what I do.
#[CityNoSpaces]Realtor #[CityNoSpaces]RealEstate #RealtorLife #[CityNoSpaces]HomeBuyer #LocalRealEstateExpert
Comment "DAY" if you want the actual checklist I run every morning before I open my laptop.
7:02am to 9:47pm. One day of real estate in [City], [State].
Two showings before the heat. A listing appointment where I told someone their price was too high. Forty minutes on the phone with a lender. One inspection I did not have to attend and attended anyway.
Then a text at 9:47 about a light fixture, which I answered, because that is the job.
People think this work is opening doors. It is mostly anticipating the thing that is about to go wrong and handling it before my client ever finds out it was a possibility.
If you want someone paying that kind of attention to your move in [City] or [Service Area], that is what I do.
#[CityNoSpaces]Realtor #[CityNoSpaces]RealEstate #RealtorLife #[CityNoSpaces]HomeBuyer #LocalRealEstateExpert
Reel 05
Fall in [City]
Hook: "Seven things that make fall in [City] worth the ninety-degree September."
Shot list: Original local footage only. Post around September 22. This one lives or dies on whether it looks like your town.
♫ Audio: The Sun Is Still In The Sky — @danielledomrose · Open audio on Instagram →
Watch Instagram Inspo →Caption:
Save this and send it to whoever keeps saying they want to move to [City] "eventually."
Fall in [City], [State] does not arrive on September 22. It arrives whenever it feels like it, usually in late October, and we all pretend anyway.
But here is what makes it worth the wait: [local fall event], [local spot] once the patio is usable again, [local park or trail] when the light gets good, and the first weekend you can open the windows.
This is the part of the year that makes people fall in love with living here. It is also, quietly, one of the better times to buy — there is less competition than spring and sellers still on the market are usually ready to make something work.
If "eventually" is starting to feel more like "this year," I'm around.
#[CityNoSpaces]RealEstate #MovingTo[CityNoSpaces] #[CityNoSpaces]Fall #[NeighborhoodNoSpaces]Homes #[CityNoSpaces]Realtor
Save this and send it to whoever keeps saying they want to move to [City] "eventually."
Fall in [City], [State] does not arrive on September 22. It arrives whenever it feels like it, usually in late October, and we all pretend anyway.
But here is what makes it worth the wait: [local fall event], [local spot] once the patio is usable again, [local park or trail] when the light gets good, and the first weekend you can open the windows.
This is the part of the year that makes people fall in love with living here. It is also, quietly, one of the better times to buy — there is less competition than spring and sellers still on the market are usually ready to make something work.
If "eventually" is starting to feel more like "this year," I'm around.
#[CityNoSpaces]RealEstate #MovingTo[CityNoSpaces] #[CityNoSpaces]Fall #[NeighborhoodNoSpaces]Homes #[CityNoSpaces]Realtor
Reel 06
What a Tuesday Looks Like Here
Hook: "What a regular Tuesday actually looks like when you live in [Neighborhood]."
Shot list: Coffee, the walk, the park, the street at golden hour, a front door. The product is the new normal — not the square footage.
♫ Audio: Sometimes — Fleetwood Mac · Open audio on Instagram →
Watch Instagram Inspo →Caption:
DM me "TUESDAY" and I'll send you what's actually for sale in [Neighborhood] right now.
Nobody moves for the square footage. They move for the Tuesday.
Coffee at [local coffee shop] without circling for parking. The [Neighborhood] park six minutes away instead of twenty-six. Walking to [local spot] because you actually can.
A kitchen you want to cook in on a random weeknight. A backyard that belongs to you.
People will tour a house for forty minutes and then decide based on what they imagine their ordinary week feeling like. That is not irrational — that is the whole point.
So when I show you [Neighborhood], I'm not just showing you homes. I'm showing you what your normal is about to look like.
#[NeighborhoodNoSpaces]Homes #MovingTo[CityNoSpaces] #[CityNoSpaces]RealEstate #[CityNoSpaces]HomesForSale #[CityNoSpaces]Realtor
DM me "TUESDAY" and I'll send you what's actually for sale in [Neighborhood] right now.
Nobody moves for the square footage. They move for the Tuesday.
Coffee at [local coffee shop] without circling for parking. The [Neighborhood] park six minutes away instead of twenty-six. Walking to [local spot] because you actually can.
A kitchen you want to cook in on a random weeknight. A backyard that belongs to you.
People will tour a house for forty minutes and then decide based on what they imagine their ordinary week feeling like. That is not irrational — that is the whole point.
So when I show you [Neighborhood], I'm not just showing you homes. I'm showing you what your normal is about to look like.
#[NeighborhoodNoSpaces]Homes #MovingTo[CityNoSpaces] #[CityNoSpaces]RealEstate #[CityNoSpaces]HomesForSale #[CityNoSpaces]Realtor
Reel 07
The Text I Got Today
Hook: "I got a text today that I'm going to be thinking about for a while."
Shot list: You, talking, no production. A real anonymized win — accepted offer, appraisal came in, keys handed over. Let it be quiet.
♫ Audio: Everything Hallelujah — Justin Bieber · Open audio on Instagram →
Watch Instagram Inspo →Caption:
Comment "STORY" if you want to hear how this one actually went. It took [X] months and I'd do it again.
I got a text today that I'm going to be thinking about for a while.
[One or two sentences about the real, anonymized moment — the accepted offer after four losses, the first-time buyer who almost gave up, the seller who finally closed.]
People think this job is houses. It's not. It's the four months of someone's life that the house happens in the middle of.
I've been doing this in [City] for [X] years and the closings still get me. Every time. If that ever stops, I'll know it's time to do something else.
Thanks for letting me be in the room for it.
#[CityNoSpaces]Realtor #[CityNoSpaces]RealEstate #ClosingDay #[CityNoSpaces]HomeBuyer #LocalRealEstateExpert
Comment "STORY" if you want to hear how this one actually went. It took [X] months and I'd do it again.
I got a text today that I'm going to be thinking about for a while.
[One or two sentences about the real, anonymized moment — the accepted offer after four losses, the first-time buyer who almost gave up, the seller who finally closed.]
People think this job is houses. It's not. It's the four months of someone's life that the house happens in the middle of.
I've been doing this in [City] for [X] years and the closings still get me. Every time. If that ever stops, I'll know it's time to do something else.
Thanks for letting me be in the room for it.
#[CityNoSpaces]Realtor #[CityNoSpaces]RealEstate #ClosingDay #[CityNoSpaces]HomeBuyer #LocalRealEstateExpert
Publishing note: Get permission before sharing any client moment, and remove names, addresses, and anything identifying — including a screenshot's contact name and timestamp.
Reel 08
The Thing Everyone Walks Past
Hook: "Everyone walks right past this, and it's the first thing I look at."
Shot list: Walk into a room, point the camera at the unglamorous thing — the panel, the grading, the water heater, the window seals. Slow reveal.
♫ Audio: What's Your Vision For This Room? — @senahpomaikai · Open audio on Instagram →
Watch Instagram Inspo →Caption:
DM me "DETAIL" and I'll send you the three things I check in every house before I let a client fall in love with it.
Everyone walks past this. It's the first thing I look at.
[Name the unglamorous thing — the electrical panel, the grade of the yard, the age of the roof, the way the windows seal.]
The kitchen is going to be beautiful in the photos. That's what kitchens do. But the [thing] is what decides whether you're writing a check in year two.
I'm not trying to talk anyone out of a house. I just want you walking in with your eyes open, because falling in love is the easy part and nobody needs help with that.
Touring homes in [City] or [Neighborhood] this fall? I'll come point at the boring stuff for you.
#[CityNoSpaces]HomeBuyer #[CityNoSpaces]RealEstate #[CityNoSpaces]HomesForSale #HomeBuyingTips #[CityNoSpaces]Realtor
DM me "DETAIL" and I'll send you the three things I check in every house before I let a client fall in love with it.
Everyone walks past this. It's the first thing I look at.
[Name the unglamorous thing — the electrical panel, the grade of the yard, the age of the roof, the way the windows seal.]
The kitchen is going to be beautiful in the photos. That's what kitchens do. But the [thing] is what decides whether you're writing a check in year two.
I'm not trying to talk anyone out of a house. I just want you walking in with your eyes open, because falling in love is the easy part and nobody needs help with that.
Touring homes in [City] or [Neighborhood] this fall? I'll come point at the boring stuff for you.
#[CityNoSpaces]HomeBuyer #[CityNoSpaces]RealEstate #[CityNoSpaces]HomesForSale #HomeBuyingTips #[CityNoSpaces]Realtor
Spare audio · business-friendly
Two extras for the flex slot
Work & Result — arceriinteriors · Open audio →
Corporate Girl — @olyabelakoneva · Open audio →
Use either anywhere a track above has cooled off by the time you film.
Hive AI · Caption Pro
Stuck on a caption? We built a tool for that.
Paste any caption into Hive AI Caption Pro, tell it your city and niche, and it will finish it sounding like a real human made it.
Open Hive AI Caption Pro →
Eight ready-to-post Stories plus a bonus. September's stories all do one job — get a reply. Every single one has a sticker, because a story without a sticker is a billboard, and a story with one is a conversation.
Week 1Polls · Restart the Conversation
+
Story 2 · Continue the conversation
Caught my [Neighborhood] market post? Tell me where you landed on it.
Poll Sticker: This helped / Send more like it
Week 2Question + Quiz · Be Useful
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Story 3 · The cost sheet
I built a [City] buyer's cost sheet with real dollar ranges, not "2 to 5 percent." Want it?
Question Sticker: What's the number that scares you most?
Story 4 · Quick quiz
The thing most buyers wish they'd done sooner.
Quiz Sticker: What comes first — house hunting or pre-approval? Correct answer: Pre-approval.
Week 3Question Box · Open the Door
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Story 5 · Ask me anything
Real estate questions about [City]? Drop them below. No pressure, no obligation, no follow-up sales call unless you ask for one.
Question Box Sticker
Story 6 · The honest one
What's the part of buying or selling that you're actually dreading? I'll tell you if it's as bad as you think.
Question Box Sticker
Week 4Poll + Slider · Make the Soft Ask
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Story 7 · Fall lifestyle
First day of fall in [City]. If you were moving before the holidays — what does the next place have to have?
Poll Sticker: Walkable coffee / Big yard
Story 8 · Soft call to action
Want to be settled before the holidays? That starts with a conversation now, even if the move is months out.
Emoji Slider: How ready are you for your next move?
BonusPoll · This or That
+
Bonus Story · This or That
If you were moving this fall in [City], which would you pick?
Poll Sticker: Move-in ready / Fixer with potential
Monthly strategy
What each week is doing
Week 1: restart the conversation with people who went quiet. Week 2: be genuinely useful and capture the people who need help. Week 3: open the door and let them ask. Week 4: make the soft ask and book something.
Every poll answer and every question is a name for your pipeline. Screenshot them. Put them in your CRM the same day. That is the entire September system.
September's captions lead with the CTA. The ask goes on the first line, before anyone decides whether to keep reading. Replace every bracket, keep exactly five hashtags, and pick one action per post — save, send, comment, or DM. Not all four.
Before you publish
Verify prices, rates, days on market, and any statistic you quote. Follow your state, MLS, brokerage, and advertising rules. Do not use neighborhood language that describes protected classes or implies who should live somewhere — describe amenities, not people. Do not rank schools; point to the district's own data. Get permission before posting a testimonial or a text screenshot.
1
Week 1 · Local Authority · Hero
Neighborhood Group Chat
Carousel: What's selling, what's sitting, what you're noticing locally
Customize first[City], [State], [Neighborhood 1], [Neighborhood 2], [Street], [Your Name]
Send me the question you've been wondering about. "Why hasn't that house sold?" "What are homes around here actually going for?" I probably have thoughts.
Consider this the [Neighborhood 1] group chat — but for real estate.
Here's what's actually moving in [City], [State] right now. The homes getting attention have a few things in common: priced well from the start, they show well online and in person, they feel move-in ready, and they make sense next to the competition down the street.
Buyers here are still buying. They're just being pickier about what gets their money.
Now, about the house that's been sitting. You know the one. There's usually a reason, and most of the time it comes down to a gap between price, condition, and what buyers think it's worth. A house can be beautiful and still be positioned wrong for this market.
I'm not watching national headlines. I'm watching [Neighborhood 1] and [Neighborhood 2] — which homes get multiple showings, which ones reduce, which go pending in a weekend, and which quietly sit.
Those small shifts tell you more about our market than any headline will.
And yes, I notice the same things you do. The new sign down the street. The one that disappeared in three days. The moving truck on the corner. I live here too.
#[CityNoSpaces]RealEstate #[Neighborhood1NoSpaces]Homes #[CityNoSpaces]HousingMarket #[StateAbbreviation]RealEstate #[CityNoSpaces]Realtor
Publishing note: Never name the address, owners, or listing agent of a home you describe as sitting. Keep it to pricing and positioning in general terms.
2
Week 1 · Seasonal · Post by Sept 3
4 Ways to Spend Labor Day in [City]
Carousel: Four local spots, crowd-free
Customize first[City], [State], [Local Spot 1–4], [what to do at each], [Your Name]
Save this and send it to whoever you're spending the long weekend with — before they suggest the place with the two-hour wait.
Four ways to spend Labor Day weekend in [City], [State] without fighting the crowds.
[Local Spot 1] — [why it's worth going and what to do there]. Go early and you'll basically have it to yourself.
[Local Spot 2] — [what makes it good]. This is the one everybody forgets exists.
[Local Spot 3] — [what to do there]. Worth the drive, and the parking is not a nightmare.
[Local Spot 4] — [why people should visit]. If you only do one thing this weekend, make it this.
I'm [Your Name] — your local real estate expert and, more importantly, your neighbor who has already made all the mistakes about where to go on a holiday weekend in this town.
#[StateNoSpaces]Life #ThingsToDoIn[CityNoSpaces] #[CityNoSpaces]LaborDay #[CityNoSpaces]Local #[CityNoSpaces]Realtor
Timing: Labor Day is Monday, September 7. Post this Wednesday or Thursday, September 2–3, so it's useful while people are still making plans.
3
Week 1 · Personality
I Take a Lot of Pictures
Carousel: Photo-forward personality post
Customize first[City], [Neighborhood], [Your Name]
Comment "READY" if you want a home that's actually worth photographing.
I take a lot of pictures.
Of houses I love. Of houses I don't. Of light hitting a kitchen at 4pm in a way that made me stop walking. Of the [Neighborhood] street I keep sending people to.
It's a professional habit that turned into a personal one, and it means I have a very specific mental catalog of what's beautiful in [City] and what only photographs well.
That second category is the one that costs people money.
If you're getting close to buying or selling here, I'd love to be the person walking through with you telling you which is which.
Save this and send it to someone you know is ready to move into a home worth the photos.
#[CityNoSpaces]RealEstate #[NeighborhoodNoSpaces]Homes #[CityNoSpaces]HomesForSale #[CityNoSpaces]Realtor #MovingTo[CityNoSpaces]
4
Week 2 · Hero · Lead Capture
The [City] Buyer's Cost Sheet
Carousel: Free resource, comment-to-DM
Customize first[City], [State], [Your Market], and — most importantly — actually build the cost sheet before you post this
Comment "COSTS" and I'll send it straight to your DMs. No email, no call, no catch.
I built the [City] buyer's cost sheet I wish someone had handed me. It's free.
What's in it:
Every real closing cost line item for [State], with actual dollar ranges. Not "2 to 5 percent."
The month-by-month timeline from first showing to keys, so you know what's coming before it happens.
The five questions to ask a lender that will save you more than shopping the rate will.
What you can currently ask a seller to cover in [Your Market] — and the exact wording to use when you ask.
Nobody hands you this. You're expected to figure out the biggest purchase of your life from a Zillow listing and a group chat, and then everyone acts surprised when buyers feel blindsided at closing.
So here it is. Free, no strings, and genuinely useful whether you buy with me or not.
#[CityNoSpaces]HomeBuyer #[CityNoSpaces]RealEstate #FirstTimeHomeBuyer[CityNoSpaces] #[StateAbbreviation]Homes #[CityNoSpaces]Realtor
Do not post this until the cost sheet exists. A comment keyword with nothing behind it burns trust faster than not posting at all. Build the one-pager first — it takes an hour and you'll use it for years.
5
Week 2 · Humor · Highest Share
Realtor-to-English Dictionary
Carousel: Translating listing language
Customize first[City], [State] — and swap in any listing phrase you actually see in your market
Send me a listing description and I'll translate it honestly. Free service, slightly unhinged, DMs open.
The Realtor-to-English dictionary. I'm going to get in trouble for this one.
"Cozy" → You will meet your partner in the hallway and one of you has to back up.
"Charming" → Old. Lovably, expensively old.
"Motivated seller" → They have already bought the other house. Make the offer.
"Bring your vision" → Bring a contractor. And a checkbook.
"Convenient to everything" → You will hear everything.
"Priced to sell" → It is not. It has been on the market 61 days.
"Won't last long!" → It has lasted long.
"Original hardwoods throughout" → This one's actually a flex. Keep it.
None of this is a scandal. It's marketing, and every agent in [City] does some version of it. But knowing what the words mean is the difference between wasting a Saturday and touring three homes genuinely worth your time.
#[CityNoSpaces]Realtor #[CityNoSpaces]HomesForSale #[CityNoSpaces]HomeBuyer #RealtorHumor #[CityNoSpaces]RealEstate
Publishing note: Keep the joke on the language, never on a specific listing, agent, or seller in your market.
6
Week 2 · Personality · Reintroduction
Some People Call Me…
Carousel: Name and introduction post
Customize first[Full Name], [Nickname], [City], [State], [Service Area], [X] years
Call me, text me, or DM me when you're ready to buy or sell in [City]. That's genuinely the whole ask.
Some people call me "[Full Name]."
Some people call me "[Nickname]."
My clients mostly call me at 9pm about a light fixture, and honestly, that's fine.
I've been doing this in [City], [State] for [X] years. I work [Service Area]. I answer my phone. I tell people when a house is a bad idea, which occasionally costs me a commission and has never once cost me a client.
If you're new here — hi. A lot of you found me in the last month, and I'm glad you're here.
Whenever you're ready, I'm ready.
#[CityNoSpaces]Realtor #[CityNoSpaces]RealEstate #[ServiceAreaNoSpaces]Homes #[CityNoSpaces]HomesForSale #LocalRealEstateExpert
7
Week 3 · Hero · Empathy
The Median First-Time Buyer Is Now 40
Carousel: Six real strategies people are using
Customize first[City], [State], [$X] for the commute trade-off, [nearby town or suburb]
Which of these would you actually consider? Tell me below — I'm genuinely curious, and I'll tell you honestly whether it works in [City].
The median first-time buyer in this country is now 40 years old. That's the highest it's ever been, and their share of the market is the lowest ever recorded.
So if it feels like everyone else bought in their twenties — they didn't. Here's what people are actually doing instead.
Buying with a sibling. Not a partner, a sibling. It's the fastest-growing arrangement I'm seeing.
Buying a duplex and living in half of it. The tenant covers most of the note.
Moving [X] minutes further out toward [nearby town] for about [$X] less. That's a real trade, and it isn't for everyone.
Putting 5% down now instead of waiting three more years to hit 20%. I'll run that math with you — sometimes waiting wins, and sometimes it costs you a lot.
Asking the seller for a rate buydown instead of a price cut. In this market they'll often say yes.
What I would not do: stretch to the absolute top of your approval. Approved and affordable are not the same number, and only one of them has to live with you in February.
You are not behind. You're buying in a different market than your parents did, and it deserves a different strategy.
#FirstTimeHomeBuyer #[CityNoSpaces]HomeBuyer #[CityNoSpaces]RealEstate #[StateAbbreviation]Homes #[CityNoSpaces]Realtor
Source: National Association of REALTORS®, 2025 Profile of Home Buyers and Sellers — median first-time buyer age 40, first-time buyer share 21%. Check for an updated edition before you post if it's late in the year.
8
Week 3 · Built for the Send
Send This to Someone Who Needs…
Carousel: Four scenarios, four tags
Customize first[City], [State], [Neighborhood]
Tap send. You already know which one of your friends this is about.
Send this to someone who needs a kitchen bigger than their current relationship with takeout.
Send this to someone who needs a backyard before they adopt "just one more" dog.
Send this to someone who needs a home office that isn't also their dining table.
Send this to someone who needs one more bathroom for the sake of household peace.
Every one of those is a real reason people move, and not one of them shows up on a pre-approval letter.
Nobody outgrows a house because of square footage. They outgrow it because of a Tuesday that keeps happening.
If any of these are hitting a little close, I'd love to show you what's out there in [City] and [Neighborhood]. No pressure — just options.
#[CityNoSpaces]RealEstate #[CityNoSpaces]HomesForSale #MovingTo[CityNoSpaces] #[NeighborhoodNoSpaces]Homes #[CityNoSpaces]Realtor
9
Week 3 · Personality
POV: My Job Description
Carousel: Humor that lands somewhere sincere
Customize first[City], [State], [X] years
Comment "MOVE" and tell me what you're thinking about. I'll tell you what it would actually involve.
POV: my job description would be absolutely unhinged in any other industry.
"Must be available to answer the phone at 9:47pm about a light fixture."
"Will be asked to estimate the cost of a roof they have not seen, over text, in four minutes."
"Will work for free for months in the hope of a paycheck."
"Doubles as emotional support animal, financial advisor, marriage counselor, and contractor referral service. Same salary. Sometimes for free."
"Compensation: nothing for six months, then possibly a lot. We'll see."
"Required: an unreasonable amount of hope."
And I would not trade it.
I get to be in the room for the biggest day of someone's life. Every single time. [X] years in [City] and that part has never once gotten old.
#[CityNoSpaces]Realtor #RealtorLife #[CityNoSpaces]RealEstate #[CityNoSpaces]HomeBuyer #LocalRealEstateExpert
10
Week 4 · Seasonal · Post Sept 22
7 Ways to Get Into Fall Mode: [City] Edition
Carousel: First day of fall
Customize first[City], [State], [seven local fall spots, events, or traditions], [Your Name]
Save this for the first weekend it actually feels like fall — and send it to whoever you'll be dragging along.
Happy first day of fall. Seven ways to get into fall mode: [City] edition.
[Local fall spot or tradition 1 — why it's worth it].
[Local fall spot or tradition 2 — what to do].
[Local fall event 3 — when it happens].
[Local spot 4 — the one everyone forgets].
[Local spot 5 — worth the drive].
[Local tradition 6 — the one that's actually about the people].
And number seven, for those of us in [City] where fall is more of a rumor than a season: have a fall night at home. Turn the AC way down. Light the candle. Make something cozy. Put on a fall movie. Pretend it's 62 degrees outside.
Your local Realtor, dreaming of fall.
#[CityNoSpaces]Fall #ThingsToDoIn[CityNoSpaces] #[CityNoSpaces]Local #[CityNoSpaces]RealEstate #[CityNoSpaces]Realtor
11
Week 4 · Hero · Seller Authority
Your Buyer Doesn't Care
Carousel: What sellers think matters vs. what does
Customize first[City], [State], [Neighborhood], [local example of an upgrade that doesn't return]
DM me "WALKTHROUGH" and I'll come tell you the honest version of what your home needs before it goes live. Thirty minutes, no obligation.
Sellers: your buyer doesn't care.
They don't care that you paid more than the comps say it's worth. The market wasn't there when you bought, and it isn't there now.
They don't care about the [local example — the pergola, the pool, the custom built-ins]. You loved it. It's beautiful. It's not coming back to you at resale.
They don't care that you "need" a certain number to make your next move work. That's your math, and buyers are doing their own.
They don't care that it's only been on the market three weeks. They can see the days-on-market count, and so can their agent.
Here's what they do care about in [City] right now: whether the price makes sense next to the house down the street, whether it looks move-in ready, what the monthly payment is, and how much work they'd be signing up for.
None of that is personal. It's just the market, and I'd rather tell you before we list than after we've sat for sixty days.
#[CityNoSpaces]HomeSeller #[CityNoSpaces]RealEstate #[NeighborhoodNoSpaces]Homes #[CityNoSpaces]HousingMarket #[CityNoSpaces]Realtor
Publishing note: Keep every example generic or drawn from your own listings. Do not describe a specific home currently on the market in your area.
12
Week 4 · Behind the Scenes
A Day in the Life: 7am to 9pm
Carousel: Time-blocked real workday
Customize firstEvery time block with what you actually did, [City], [Neighborhood], [Service Area]
Comment "DAY" and I'll send you the morning checklist I run before I open my laptop. It's the reason any of this works.
7:00am — [what you actually do first]
7:30am — [the drive, the coffee, the first calls]
9:00am — [showing, listing prep, or client call]
11:00am — [the appointment]
2:30pm — [the thing that went sideways]
4:00pm — [negotiation, paperwork, or follow-up]
5:00pm — [the second showing]
7:00pm — [family, dinner, the part that's yours]
9:00pm — [the text about the light fixture]
That's one real day in [City], [State].
People think this job is opening doors. It's mostly anticipating the thing that's about to go wrong and handling it before my client ever finds out it was a possibility.
The showings are the fun part. The other eleven hours are the actual work.
If you want someone paying that kind of attention to your move in [City] or [Service Area] — that's what I do all day.
#[CityNoSpaces]Realtor #RealtorLife #[CityNoSpaces]RealEstate #DayInTheLife #LocalRealEstateExpert
13
Week 5 · Hero · Save Asset
Your Offer Got Accepted: 12 Things
Carousel: The under-contract roadmap
Customize first[City], [State] — and check every step against your state and MLS practice before posting
Save this. You'll want it in week three — and DM me if you hit something on this list nobody warned you about.
Your offer got accepted in [City]. Now twelve things happen and nobody explains any of them.
1. Earnest money is wired. Not handed over — wired, and only to a number you verified by phone. Call, don't trust the email.
2. Inspection window opens. This is your leverage window and it is short.
3. Inspection report lands. It will look terrifying. Most of it isn't.
4. Repair negotiation. What to ask for, what to let go, and what's an actual dealbreaker.
5. Appraisal is ordered. Here's what happens if it comes in low, because it can.
6. Underwriting. They will ask for documents you already sent. Send them again, same day, no sighing.
7. Do not open a credit card. Do not buy a car. Do not change jobs. I am serious about this one.
8. Title search and survey. What a cloud on title actually means.
9. Insurance bound. Do this earlier than you think you need to.
10. Clear to close. The best three words in this business.
11. Final walkthrough. Here's exactly what to check — most people check nothing.
12. Closing day. What to bring, what you'll sign, and how long it really takes.
Nobody hands buyers this list. Then we act surprised when week three feels like chaos.
#[CityNoSpaces]HomeBuyer #[CityNoSpaces]RealEstate #FirstTimeHomeBuyer #[StateAbbreviation]Homes #[CityNoSpaces]Realtor
Publishing note: Contract timelines, earnest money handling, and option periods vary by state and by brokerage. Verify each step against your local practice before you post this as guidance.
14
Week 5 · Opinion · Comment Driver
[X] Years: Hills I Will Die On
Carousel: Seven opinions, one that costs you clients
Customize first[X] years, [City], [State] — and cut any hill you don't actually believe
Which one do you disagree with? Tell me below. I'll defend all seven.
[X] years in this business. Here are the hills I will die on. Number six loses me clients.
1. A Zestimate is not an appraisal and it is not a comp. It's a guess made by a computer that has never been inside your house.
2. Open houses sell agents, not houses. I'll still do one. Let's just be honest about why.
3. Overpricing "to leave room to negotiate" is the single most expensive mistake a seller can make.
4. Your first offer is very often your best offer. The market forms its opinion in week one.
5. Waiving inspection is not a strategy. It's a bet, and in [City] right now you don't have to make it.
6. Here's the one that costs me: I'd rather lose the listing than take one priced to sit. A stale listing will cost you more than my commission ever will.
7. If your agent has never once told you something you didn't want to hear, you don't have an agent. You have an assistant.
I've been doing this in [City], [State] for [X] years and I've been wrong about plenty. Not these.
#[CityNoSpaces]Realtor #[CityNoSpaces]RealEstate #[CityNoSpaces]HomeSeller #[CityNoSpaces]HousingMarket #LocalRealEstateExpert
Publishing note: Only keep the hills you actually believe and can defend in the comments — because people will ask.
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