Archie Moran

AI engineer. Spent 3 years inside AU real estate mapping what breaks between exchange and settlement. 43 of 47 steps don't need the agent. Building NeuraCall.

[Archie Moran @ArchieMorann]

I'm not a real estate agent. I'm an AI engineer who spent 3 years inside AU real estate studying one thing: what happens between exchange and settlement.

47 steps. 43 are predictable coordination. 4 need the agent's judgement.

Nobody had counted them before. So I built the system that handles the 43.

https://t.co/qw602xUO74

[Archie Moran @ArchieMorann]

Home values have now fallen six months in a row. Cotality's index, out on 1 October, has national values 5.2 per cent below the March record.

If you appraised a home in autumn, that vendor may still be holding the number you gave them. Until someone gives them a new one, that's the number they're likely to measure agents against.

This edition has the text to send them first, and what to say to each reply.

Check out the latest article in my newsletter: Falling house prices: what to tell vendors you appraised in March
https://t.co/ZpwcqjxJdc via @LinkedIn

[Archie Moran @ArchieMorann]

The Reserve Bank made its rate call at 2:30 today. Every agent has vendors who said, "We'll wait and see what rates do." They just got their answer. Some of them meant it. Some were being polite. This edition is the one question that tells you which is which, and the exact text to send them tonight.

https://t.co/0G8WDU7x1x

[Archie Moran @ArchieMorann]

Kitchen table, Thursday night. You get to the portal line on the marketing schedule.

"We'll put it on Premiere, that's what we do here."

She signs. Nobody asks why.

On 11 September the ACCC accepted a court-enforceable undertaking from the company that runs https://t.co/nq5JbPUtqZ.

Here's the part from your side of the table.

Your agency is on a Depth Contract. An All Depth Contract put every property you list, sale and rent, at the higher tier.

An Elect Depth Contract commits a set number instead.

So "that's what we do here" is accurate. It just isn't about her street.

One question for whoever signs your REA contract:

"I read that our REA contract might lock every listing into the top tier. Are we tied to that, or can we pick and choose?"

What to do with each answer, and the date that changes it, is in this week's edition.

https://t.co/pfWnDF5cuK

[Archie Moran @ArchieMorann]

Question for the agents here: when an early offer lands, what's your first call? The vendor, or the others who've been through?

And has telling every bidder the reserve ever backfired on you? Keen to hear the other side.

The sale, if you want to check it yourself: Sydney Realty Centre's own listing.

https://t.co/tJAatNKAka

[Archie Moran @ArchieMorann]

A Sydney sale, and a question every agent gets asked at a first open.

In July, in Mascot, an offer came in at the first open. The vendor would have taken it.

Their agent, Anthony Kassis of Sydney Realty Centre, recommended auction instead. Before the day, he told all four bidders the reserve.

It sold under the hammer, 2.86 per cent over the reserve. The top two bids finished less than a tenth of one per cent apart.

And the man who won was the man who'd made that first offer.

Edition 13 is what he didn't do when the offer landed, the words for the call to your vendor from the car, and where his purchaser actually came from.

Outside NSW? The phone round is the same everywhere.

What you can tell bidders about a reserve isn't, so check yours with your principal. Victoria's rule changes on 16 October.
https://t.co/7l73BqHnEe

[Archie Moran @ArchieMorann]

In Victoria, "price withheld" is about to stop keeping sale prices quiet.

Everyone's covered the reserve rule. The same Act starts a second clock nobody's leading with.

Once a sale goes unconditional, the agent has 7 days to add the price to the Property Price Statement.

Then it stays online, free for anyone to open, for at least 18 months.

The clock starts when the sale goes unconditional, not at settlement. Sold on a Saturday with no conditions? The price is due by the next Saturday.

The only way to keep it off is an exemption from the Director of Consumer Affairs Victoria.

A vendor who'd rather the neighbours didn't know isn't one of the listed reasons.

Consumer Affairs Victoria says the rule starts on 1 October.

Inside: what to tell the vendor the day they sign the authority, and the day-seven note for every file.

Plus the one question to ask your principal about early October auctions.

Sell outside Victoria? It isn't your statute. Take the question home: once you've sold, who can see the price?

https://t.co/UhNLKub2Mb

[Archie Moran @ArchieMorann]

Auction morning. Ten past ten, before the doors open. You're at the kitchen table and the vendor still hasn't given you a number.
https://t.co/Hv0cSYqzSo

[Archie Moran @ArchieMorann]

Someone came through your open home on Saturday who wasn't buying. https://t.co/tKaJVAKbHf

[Archie Moran @ArchieMorann]

You were told to collect ID. Nobody said you'd be holding it.

Since 1 July, when a vendor texts you a photo of their licence, you're not just collecting it.

You're holding it.

Enrolling with AUSTRAC did two things. The sector briefed hard on the first one. Enrol, build the program, collect the ID, keep it seven years.

The second one went quiet. Becoming a reporting entity took the small business exemption in the Privacy Act away, regardless of turnover, for the information you handle under the AML rules.

Which is exactly those licences.

So here's the question worth asking your office manager this morning:

"Every place a client's ID has landed since July. List them for me. Include your sent items."

If it comes back as one place with named access, that's a good answer.

If it comes back as four, and it often does, that's this week's conversation.

Wrote the whole thing up in this week's Property Prospect, including the two dates worth putting in the diary and the three questions to take to your licensee.
https://t.co/jB6B6CoezX

[Archie Moran @ArchieMorann]

Check out the latest article in my newsletter: The rule behind the offer that dies on day nineteen. https://t.co/LGBgQ0tvL9

[Archie Moran @ArchieMorann]

Check out the latest article in my newsletter: What to say when the other agent's appraisal is higher https://t.co/h0DzF8OZyf

[Archie Moran @ArchieMorann]

Check out the latest article in my newsletter: https://t.co/lmd19Ff4PT

[Archie Moran @ArchieMorann]

Check out the latest article in my newsletter: She changed agencies, Her database stayed behind https://t.co/muVGOMqPhd

[Archie Moran @ArchieMorann]

Check out the latest article in my newsletter: The middle column of every settlement has no owner https://t.co/z4jbuvZKrL via @LinkedIn

[Vadim @VadimStrizheus]

BABE WAKE UP!!

OpenAI just launched GPT-Realtime-2 in the API.

It’s most intelligent voice model yet.

[Archie Moran @ArchieMorann]

Check out the latest article in my newsletter: Going unconditional isn't the finish line. It's where most settlements actually fail. https://t.co/UvBgQresCO via @LinkedIn

[Archie Moran @ArchieMorann]

Check out the latest article in my newsletter: The settlement delay that was already locked in on day 7 https://t.co/AFHoJ5chqV via @LinkedIn

[Archie Moran @ArchieMorann]

@blacksharq_ yeah thats it. none of the 43 are hard on their own theyre just relentless. adds up to like 11 hours a deal and most agents dont even realise theyre carrying it

[Archie Moran @ArchieMorann]

I'm not a real estate agent. I'm an AI engineer who spent 3 years inside AU real estate studying one thing: what happens between exchange and settlement.

47 steps. 43 are predictable coordination. 4 need the agent's judgement.

Nobody had counted them before. So I built the system that handles the 43.

https://t.co/qw602xUO74

[Archie Moran @ArchieMorann]

@checkfreshhouse @boardyai yeah different layer same world. you're building the long term property record we're just trying to stop agents drowning in coordination right now. keen to see where freshhouse goes