REAL Smart with Cheryl King and Maura Neill

In this episode, Maura and Cheryl explore the shifting landscape of seller-offered compensation. With changes like South Carolina REALTORS® removing cooperative compensation from listing agreements—and new expectations around buyer brokerage agreements—agents and sellers alike are rethinking old norms. Should sellers still offer compensation upfront, or is it time for commission to become just another negotiable piece of the deal? This conversation zooms out to the bigger picture and what it means for how deals get structured going forward.Link to Cheryl's Buyer Broker Compensation Strategy Sheet: https://www.smartstips.com/resources

In this episode, Maura and Cheryl tackle loan denial letters in Georgia real estate transactions—what actually qualifies as a valid denial under GAR forms and what doesn’t. They also explore how to navigate conversations with lenders who may not be familiar with Georgia’s contracts and timelines. It’s not the most glamorous topic, but understanding it can make all the difference in protecting your clients—whether you’re representing the buyer or the seller.Get Cheryl's Loan Denial Cheat Sheet, here: https://tr.ee/lFaDR4XFjB

In this episode, Cheryl and Maura dig into the GAR Financing Exhibits—Conventional, FHA, VA, and USDA—and uncover the often-overlooked protections built into each one. From critical timelines and deadlines to the commitments your clients make when they sign, this conversation breaks down what really matters (and what’s often missed). It’s a practical, best-practices guide designed to help real estate agents navigate financing with more clarity, confidence, and care.

This week, Cheryl and Maura break down how buyers prove they’re serious with the two checks that matter most: earnest money and option money. But this isn’t just a conversation for drafting the initial offer, and these deposits aren’t tools for buyers alone.Sellers and their agents need a sharp understanding of how these two very different forms of money can strengthen their position as well. When you truly understand earnest and option money, you unlock a deeper layer of negotiation strategy and elevate how you serve your clients, no matter which side of the table you’re sitting on.

It's March, and this month is all about the green...money, that is. In this episode, Maura and Cheryl discuss a new federal law regulating all-cash transactions. Starting March 1, 2026, a new federal FinCEN rule requires reporting of all-cash (non-financed) residential real estate transfers to legal entities or trusts to combat money laundering. This applies to 1-4 unit properties, condos, and some land, covering LLCs, corporations, and trusts nationwide, including Georgia. Title companies must file reports for these transactions, disclosing beneficial owners. Tune in to learn more and make sure you're ready to help your clients navigate the new normal for cash buyers.Link to Cheryl's guide to the new FinCen rules: https://tr.ee/O5AgtbEs3RLink to the National Association of REALTORS® guidance on FinCen Rules: https://www.nar.realtor/money-laundering-and-terrorism-financing/fincen-residential-real-estate-rule-faqs-for-real-estate-professionalsLink to info on the Financial Crimes Enforcement Network website: https://www.fincen.gov/rreLink to Anti-Money Laundering Regulations for Residential Real Estate Transfers, in the National Archives: https://www.federalregister.gov/documents/2024/08/29/2024-19198/anti-money-laundering-regulations-for-residential-real-estate-transfers

It's not always a sales contract or client relationship that breaks down; sometimes, it's the agent-broker relationship that needs severing. This week, Maura and Cheryl dive into what agents need to know when leaving a brokerage. From contracts and clients to responsibilities and risk, they cover how to exit well and set yourself up for a smooth transition to what’s next.Download Cheryl's Brokerage Change Self-Evaluation Worksheet, here: https://www.smartstips.com/product-page/brokerage-change-self-evaluation-worksheet

Continuing on the theme of breaking up, this week's episode is a little more positive. This week, Cheryl and Maura focus on contracts that are on the brink -- but not done yet. They discuss when a deal is worth saving, how to de-escalate conflict, and the strategies agents and clients can use to either hold a contract together or thoughtfully let it go.Want to know more? Click here to access Cheryl's Save the Deal Toolkit: https://www.smartstips.com/post/save-the-deal-toolkit

February is all about breaking up -- and this is episode 2 in this month's series. This week, Maura and Cheryl tackle what happens when the agent–client relationship isn’t working anymore. They explore how brokerage agreements can end, what obligations remain after the breakup, and how to part ways professionally and cleanly.Check out Cheryl's Termination and Expiration Guide for even more info! Link here: tr.ee/wfFjhsUd96

REAL Smart's new series format launches this month, and this is Episode 1 of "Breaking Up is Hard To Do." This week, Cheryl and Maura break down what happens when a buyer–seller contract starts to unravel. They discuss who can terminate, when termination is allowed, and how to walk away the right way, without creating bigger legal or financial consequences.Not all contracts stay together, and not all buyers and sellers are a lovematch -- make sure you tune in all month for more on "breaking up"!As promised in this episode, here is a link to Cheryl's "Right to Cure" contract tips -- make sure you listen to the episode for more details! Link here: https://linktr.ee/CherylConnerKing?lt_utm_source=lt_share_link#538673628