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More Than Buying & Selling: What REALTORS® Really Do
Not Just Buying & Selling: What REALTORS® Really Do
When people ask “what do REALTORS® really do?” the answer often starts with buying and selling homes. But that’s only part of the story.
REALTORS® do much more than facilitate transactions. We advocate for property rights, protect homeownership, educate consumers, and work year-round to ensure real estate laws support both individual property owners and the long-term health of our communities.
Real estate isn’t just about houses, it’s about protecting the right to own property.
What Makes a REALTOR® Different?
Not every real estate licensee is a REALTOR®. REALTORS® are members of the National Association of REALTORS and commit to a strict Code of Ethics that goes beyond state licensing requirements.
This means REALTORS® are held to higher standards of:
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Integrity and honesty
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Client advocacy
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Transparency
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Fair housing and consumer protection
These standards help ensure consumers are represented by professionals who are accountable not only to clients, but to the public.
REALTOR® Advocacy & Protecting Property Rights
One of the most important, and least visible, answers to what do REALTORS® do is advocacy.
Through organizations like Alabama REALTORS, REALTORS® work directly with lawmakers to protect property rights and promote policies that support responsible homeownership.
This advocacy includes:
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Protecting homeowners from unfair property tax increases
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Supporting clear title and ownership protections
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Fighting real estate fraud and seller impersonation
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Advocating for housing affordability and supply
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Defending landowner rights
Many of these efforts happen behind the scenes, long before legislation ever affects homeowners.
Realtor Day at the Capitol: Advocacy in Action
Each year, REALTORS® from across Alabama gather for Realtor Day at the Capitol to meet with state leaders and advocate for property owners.
These conversations focus on real-world issues that directly impact homeowners, buyers, sellers, and investors, including property rights, fraud prevention, housing access, and consumer protections.
This is a key example of how REALTOR® advocacy works not just during a transaction, but year-round.
Supporting Property Rights Year-Round Through RPAC
Advocacy doesn’t stop after one day.
REALTORS® across Alabama voluntarily contribute to the REALTORS® Political Action Committee (RPAC), which supports candidates and initiatives that promote homeownership and protect property rights.
In Alabama alone, REALTORS® raised over $700,000 to support RPAC, funding that helps ensure property owners have a strong voice in legislation that affects real estate and land ownership.
What REALTOR® Advocacy Means for Auburn & Opelika
Here in Auburn and Opelika, REALTOR® advocacy plays an important role in protecting local homeowners, landowners, and investors.
Local real estate markets are shaped by zoning decisions, property tax policies, development regulations, and state laws — all of which directly impact property values and ownership rights.
By staying involved at the state level and advocating locally, REALTORS® help protect:
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Property values in established neighborhoods
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Responsible growth and development
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Clear ownership and land-use rights
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Consumer protections for buyers and sellers
Whether you’re buying your first home, selling a long-held property, or investing in land in Auburn or Opelika, REALTOR® advocacy helps protect your long-term interests.
More Than a Transaction
So, what do REALTORS® do?
We educate, advocate, and protect…not just at the closing table, but every day. Real estate is personal, and protecting property rights is essential to strong communities.
If you ever have questions about how real estate laws, market changes, or local policies affect your property, we’re always happy to be a resource.
How to Spot AI in Real Estate Listings (And Why It Matters for Buyers)
AI in Real Estate – Does it Belong?
If you’ve browsed real estate listings lately and thought, “This feels a little too perfect…” you’re probably right.
AI in real estate listings has become more common, especially when it comes to photos and descriptions. While artificial intelligence can be helpful when used responsibly, it can also create confusion when listings don’t clearly reflect what a home actually looks like in person.
I’ve already had conversations with buyers who showed up to a home expecting one thing, only to realize the photos didn’t match reality. That disconnect can be frustrating, especially when you’re making one of the biggest financial decisions of your life. That’s why understanding how AI is used in real estate listings matters more than ever.
What AI Looks Like in Real Estate Photos
One of the most noticeable ways AI shows up is in real estate photos. Basic photo editing has always been normal, but AI-generated or heavily enhanced images can cross into unrealistic territory.
Signs AI may be used in real estate photos include:
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Furniture that appears to float or doesn’t sit naturally on the floor
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Lighting or shadows that don’t align with windows
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Blurry edges or unnatural outlines around objects
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Skies or landscaping that look overly dramatic or out of season
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Outdoor views that don’t match the home’s location
These details don’t automatically mean a listing is misleading, but they are signs that what you’re seeing online may not fully represent the property.
How AI Appears in Real Estate Listing Descriptions
AI in real estate listings isn’t limited to photos. Many listing descriptions are now partially or fully generated using AI tools.
AI-written descriptions often:
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Sound polished but generic
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Use phrases that could describe almost any home
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Lack specific neighborhood or location details
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Miss the personality and nuance of the property
A strong listing description should help buyers understand what truly makes a home unique, something that still requires human insight and local market knowledge.
When AI in Real Estate Is Helpful
AI itself isn’t a bad thing. When used ethically, AI can improve efficiency and help buyers visualize spaces.
Responsible uses of AI in real estate include:
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Virtual staging of empty rooms (with disclosure)
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Drafting listing copy that is later edited and personalized
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Supporting marketing efforts while keeping transparency
The key is honesty. Buyers should always know when photos are enhanced or virtually staged and have access to accurate information.
From My Experience as a Local Agent
In the Auburn and Opelika real estate market, buyers aren’t just purchasing a home, they’re buying into a neighborhood and lifestyle.
I believe AI should support clarity, not replace it. That’s why I’m always happy to explain how a listing was marketed, share original photos when available, and walk properties in person. No amount of technology replaces seeing a home for yourself and understanding how it actually lives.
Questions to Ask About AI in Real Estate Listings
If a listing feels off, asking the right questions can help you get clarity:
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Were any photos virtually staged or AI-enhanced?
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Can I view the original, unedited images?
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What changes were made beyond lighting or color correction?
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Can we schedule an in-person or live video walkthrough?
A knowledgeable agent should welcome these questions.
Why Seeing a Home in Person Still Matters
Even with advances in AI, photos and descriptions can only go so far.
An in-person showing allows you to:
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Understand true room size and layout
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See finishes and materials up close
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Hear surrounding noise and traffic
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Experience natural light throughout the home
AI in real estate listings can enhance marketing, but it should never replace firsthand experience.
Final Thoughts
AI is becoming part of real estate marketing, and it’s here to stay. But transparency, local expertise, and honest representation still matter most.
Call to Action
If you ever have questions about a listing, whether it’s the photos, the description, or what’s been enhanced, we’re always happy to walk through it with you. Sometimes a simple conversation makes all the difference in feeling confident about your next step.You can also download our Buyer’s Guide for a clear, step-by-step look at what to expect when buying a home in Auburn or Opelika.
How to Protect Yourself From Land Fraud in Alabama
Vacant land can be an exciting investment, but it can also be one of the easiest targets for real estate fraud. As land fraud becomes more common across Alabama, property owners and buyers need to understand how these scams work, how to protect themselves, and what safeguards are being advanced to better protect property rights.
At Kent McCown Group, education is always the first line of defense. This guide brings together practical steps property owners can take today and important protections currently being advanced by REALTORS at the state level.
What Is Land Fraud?
Land fraud, also known as seller impersonation fraud or title fraud, occurs when someone falsely claims to own a property and attempts to sell, lease, or encumber land they do not legally own. This type of real estate fraud is especially common with vacant land, inherited property, and rural parcels.
In many cases, the true owner has no idea anything is wrong until:
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A buyer is already under contract
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Funds have changed hands
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A fraudulent deed has been recorded
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The property’s title has been clouded
Because there is no home, no occupant, and often no mortgage, scammers assume no one is paying close attention.
Why Vacant Land Is Especially Vulnerable to Fraud
Vacant land fraud has increased as more buyers look for land for future homes, development, or investment. Unfortunately, that demand also attracts bad actors.
Vacant land is more vulnerable because:
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Owners often live out of town or out of state
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There is no physical presence on the property
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Ownership records may not be reviewed regularly
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Public parcel data is easy to access and copy
In areas like Auburn and Opelika, where interest in land continues to grow, awareness is critical to protecting property owners and buyers.
Common Red Flags of Real Estate and Land Fraud
When dealing with vacant land or property that is not owner-occupied, watch for these warning signs:
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The “seller” insists on communicating only by email or text
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They refuse to meet in person or speak on the phone
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They push for a rushed closing
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They resist using local agents, attorneys, or title companies
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They request wire transfers or unusual payment methods
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The seller’s name or signature does not match public records
If something feels off, it usually is.
One Smart Layer of Protection: Placing a Voluntary Lien on Your Own Property
One lesser-known way landowners can protect themselves from land fraud is by placing a voluntary lien on their own property.
This does not mean you owe money or are in financial trouble. Instead, it creates an extra legal step that must be resolved before a property can be sold.
Why this helps:
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A lien prevents a quick, clean fraudulent closing
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Title companies are required to investigate it
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Scammers often move on when they encounter resistance
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It adds an extra verification step for legitimate transactions
If you are considering this option, it’s important to speak with a real estate attorney to ensure it is handled and recorded correctly.
Other Ways to Protect Yourself From Land Fraud in Alabama
Monitor Public Records
Periodically check county records to confirm ownership details have not changed. Many fraud cases are caught early simply because an owner noticed something didn’t look right.
Keep Your Mailing Address Updated
Make sure tax bills and official notices are sent to your correct address. Missed mail is often the first sign of a problem.
Be Cautious With Online Listings
If your land is not for sale, avoid posting detailed parcel information publicly where it can be easily copied.
Work With Local Professionals
Local real estate agents, attorneys, and title companies understand the patterns, paperwork, and risks specific to the area. Distance and unfamiliarity are what scammers rely on.
Buyers: Verify the Seller
If you are purchasing land, always confirm:
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The seller’s identity matches public records
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Ownership has been verified by a title company
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Licensed professionals are involved at every step
What REALTORS Are Doing to Protect Property Owners
In addition to individual prevention steps, REALTORS across Alabama are actively working to strengthen protections at the state level. According to official updates from Alabama REALTORS®, comprehensive legislation being advanced by REALTORS aims to address seller impersonation fraud and other forms of title fraud before damage occurs.
Key Protections Being Advanced by REALTORS
Seller Impersonation and Title Fraud Prevention
Proposed legislation would establish a statewide framework designed to prevent fraudulent conveyances and protect property owners, rather than forcing them into costly litigation after the fact.
Centralized Enforcement
The Alabama Securities Commission would be granted authority to investigate and enforce real estate fraud protections, creating consistency and faster response statewide.
Consumer Recovery Fund
A consumer recovery fund would be created to compensate victims of fraudulent conveyances. Importantly, this fund would be supported through enforcement actions and penalties, not taxpayer dollars, and would help victims recover losses at no cost to them.
Property Owner Notification Systems
The proposal would allow for statewide property owner notification systems, alerting owners when documents are recorded against their property. These alerts could help stop fraud early, before serious damage occurs.
Prevention Through Best Practices
Best-practice verification standards are being advanced for real estate agents, title agents, closing attorneys, notaries, and online real estate platforms. Professionals who follow these practices would receive added civil liability protections.
Deed Recording and Notary Safeguards
Enhanced identity verification standards for probate offices, strengthened notary requirements, and the use of independent notaries on property transfers would add additional layers of security.
Secure Business Filing Systems
Secure filing systems would help prevent fraudulent business filings that are sometimes used to facilitate real estate scams.
Expedited Quiet Title Process
An expedited quiet title process is being advanced to allow fraudulent conveyances to be voided more quickly and title restored to the rightful owner without years of litigation.
What to Do If You Suspect Land Fraud
If you believe your property may be targeted or affected by fraud:
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Contact a local real estate professional immediately
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Reach out to your county probate office
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Consult a real estate attorney
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Act quickly…early intervention matters
Why Education Matters
Real estate should feel exciting and secure, not stressful. Whether you’re buying land, selling it, or simply holding onto it for the future, understanding how to protect yourself is part of being a responsible property owner.
Because of this, education is always the first line of defense, and we believe informed clients make the strongest decisions.
Property ownership and deed records in Lee County are maintained through the Lee County Probate Office, which is an important resource for verifying land ownership and recording documents. The Alabama Secretary of State also provides resources related to business filings and fraud prevention that can help property owners stay informed.
At Kent McCown Group, we believe informed clients make the strongest decisions, and that protection doesn’t stop at closing.
February Events in Auburn & Opelika: What’s Happening This Month
February Events in Auburn & Opelika are far from scarce. It may be the shortest month of the year, but in Auburn and Opelika, it’s packed with things to do. From Mardi Gras celebrations and community dances to book festivals and race weekends, February is a great time to get out, explore, and experience what makes our area so special.
Whether you’re a local looking for weekend plans or someone thinking about making Auburn-Opelika home, here’s a look at what’s happening around town this February.
🎭 Mardi Gras Parade & Krewe Krawl | Downtown Auburn
February 14, 2026
Mardi Gras isn’t just for New Orleans…Auburn puts its own spin on the celebration with a family-friendly parade and Krewe Krawl through downtown. That being said, expect colorful floats, festive beads, music, and a fun crowd lining the streets.
Why locals love it:
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Walkable downtown route
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Great for all ages
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A fun excuse to dress up and celebrate together
🏃 War Eagle Run Fest |Auburn
February 28-March 01, 2026
One of Auburn’s most popular fitness weekends, War EagleRun Fest brings runners from all over the region. With multiple race distances and a high-energy finish near Jordan-Hare Stadium, it’s just as fun to watch as it is to run.
Perfect for:
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Runners of all experience levels
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Spectators who love the atmosphere
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Anyone looking for an active way to wrap up February
📚 Opelika Book Festival | Opelika
February 26 – 28, 2026
Book lovers won’t want to miss this multi-day festival celebrating reading, storytelling, and local authors. Events typically include author talks, book signings, vendors, and activities for kids and adults alike.
Why it’s a favorite:
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Supports local writers and creatives
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Great indoor option for a February weekend
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Fun for families and lifelong readers
💃 Mother-Son Blue Jean Ball | Opelika
February 06-07, 2026
Hosted by Opelika Parks & Recreation, this casual dinner-and-dance event gives moms and sons a chance to dress comfortably, hit the dance floor, and make sweet memories together.
Local tip: These tickets often sell out, so planning ahead is key.
🍸 Opelika Young Professionals Kick-Off Party
February 06, 2026
This social event brings together young professionals from across the Opelika area for networking, conversation, and connection…usually hosted at a popular local venue.
Why it matters:
Strong community connections are part of what makes Auburn-Opelika such a great place to live and work.
🎭 Auburn Forum for Southern Arts & Culture
February 07, 2026
This event highlights Southern creativity through art, culture, and conversation. It’s a great reminder of how deeply rooted Auburn’s arts scene is…even outside football season.
For a full schedule of events, check out AO Tourism’s Calendar of Events.
Why February Is a Great Time to Explore Auburn & Opelika
February events in Auburn & Opelika offer a little bit of everything, community traditions, cultural events, outdoor activities, and cozy indoor festivals. It’s also a great month to explore neighborhoods, attend local events, and get a feel for the lifestyle here before spring hits.
If you’re considering a move to Auburn or Opelika, experiencing the community firsthand is one of the best ways to see what daily life really looks like.
📍 Thinking About Living in Auburn or Opelika?
At Kent McCown Group, we believe real estate is about more than buying or selling a home — it’s about finding the right community. If you have questions about neighborhoods, schools, or what life is really like here, we’re always happy to help.
👉 Reach out anytime or explore more local guides on our website.
FinCEN Real Estate Reporting Rules Are Changing—Here’s What Buyers Need to Know Before 2026
FinCEN real estate reporting rules are changing how certain residential real estate transactions are handled beginning March 1, 2026. As a result, If you’re buying property using cash, an LLC, or a trust, these new federal reporting requirements may apply to your transaction.
While the rules won’t affect every buyer or seller, they are especially relevant for real estate investors and entity-based purchases. Because of this, understanding them early helps prevent surprises at the closing table and keeps transactions moving smoothly.
Starting March 1, 2026, certain residential real estate transactions will be subject to a new federal reporting requirement through the U.S. Treasury’s Financial Crimes Enforcement Network (FinCEN).
As a result, this change is part of a nationwide effort to increase transparency and prevent money laundering in real estate transactions. However, while it won’t affect every buyer or seller, it will impact many cash buyers, investors, and anyone purchasing through an LLC or trust.
The good news?
This doesn’t change your ability to buy or sell, it just means being informed and prepared.
Want to know more about investing in Auburn & Opelika? Click Here
What is the FinCEN Real Estate Reporting Rules?
The FinCEN Real Estate Report is a mandatory federal report required for certain residential property transfers closing after March 1, 2026.
A few key things to know:
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The report is not public record
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Real estate agents do not file it
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It is typically handled by the closing attorney or title company
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When required, reporting is not optional
Our role as your agent is to help you understand when this applies and make sure there are no surprises as you approach closing.
When Do FinCEN Real Estate Reporting Rules Apply?
A report is required only if all three conditions are met:
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The property is residential
(Single-family homes, condos, townhomes, or property intended for 1–4 residential units) -
The buyer is an entity or a trust
(LLC, corporation, partnership, or trust) -
There is no institutional financing
(Cash, private money, hard money, or seller financing)
Important note:
Even transferring a property into an LLC or entity, sometimes done for asset protection or estate planning, may trigger reporting, even if no money changes hands.
When Is Reporting NOT Required?
Reporting is generally not required when:
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The buyer is an individual
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The purchase uses a traditional lender
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The buyer entity or trust qualifies for a specific exemption
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The transfer is related to:
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Divorce or death
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Bankruptcy estates
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Court-supervised transfers
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Certain trust transfers with no consideration
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Some 1031 exchanges
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However, Documentation is required to support any exemption.
Does This Apply to Me? A Quick Checklist
Check YES or NO:
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☐ I am buying or transferring residential property
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☐ The buyer will be an LLC, corporation, partnership, or trust
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☐ The purchase is cash or non-traditional financing
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☐ I plan to move a property into an LLC or trust after closing
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☐ I am an investor purchasing for rental or resale
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☐ I am using private or seller financing
👉 If you checked YES to two or more, FinCEN reporting may apply to your transaction.
This doesn’t mean a problem, it simply means planning ahead and coordinating early with your closing attorney.
What Auburn & Opelika Investors Should Know
Auburn and Opelika see a high volume of:
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Student housing investments
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Condo purchases
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Parent-funded properties
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Cash and LLC transactions
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Long-term and short-term rental strategies
Because of this, local investors are more likely than average to encounter FinCEN reporting requirements, especially when:
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Buying condos near campus through an LLC
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Purchasing with cash for student rentals
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Transferring properties into an entity for asset planning
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Using private or seller financing
If you’re an Auburn or Opelika investor, this rule makes early conversations even more important, before closing day.
For this reason, we work closely with local closing attorneys and understand how these transactions typically unfold in our market, which helps avoid last-minute delays and keeps your investment timeline on track.
How We Help
Our job is to simplify the process, not complicate it.
If your purchase or transfer involves an LLC, trust, or cash, we’ll help:
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Identify early whether reporting may apply
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Coordinate with your closing attorney
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Keep timelines smooth and predictable
If you’re considering buying, selling, or investing and want to know how these new rules might affect you, we’re always happy to talk it through.
Education leads to smoother closings…and that’s always the goal.
For more information on these new reporting rules check out the Financial Crimes Enforcement Network
A Real-Life Financial Checklist for Buying a Home in Auburn & Opelika, Alabama
What I Wish Someone Had Told Me Before I Started Saving for a Home
There is something special about walking into your own front door, not a rental or someone else’s house, but yours. The dream of homeownership is universal, stability, space for your life, and a place that truly feels like home. For many people in Auburn and Opelika, that dream feels close but also overwhelming. Most of us do not magically afford a home overnight. We prepare for it, financially and emotionally.
When I talk with buyers across Auburn, Opelika, and the surrounding areas of Alabama, I see the same pattern. People want to buy first and figure out the finances later. The good news is you can absolutely set yourself up for success with the right plan.
1. Take a Hard Look at Your Finances Before Buying a Home in Auburn or Opelika
Before you scroll homes online or save pictures of kitchen islands, do this first:
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Know what you earn, what you owe, and what you spend every month.
Get clear on your current financial picture because that’s your foundation. This matters more than scrolling listings on Zillow or Realtor.com. -
Build a budget that includes savings.
Designate a fund just for your home and treat it like a bill you have to pay each month. This helps you build a down payment without stress.
In a market like Auburn, where quaint neighborhoods blend into college-town energy, being realistic about what you can truly afford matters more than falling in love with a house that’s out of reach.
2. Why Your Credit Score Matters When Buying a Home
You’ve probably heard this before, but here’s the truth: lenders care about credit because it tells them whether you’ve been responsible with money in the past. That number affects:
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Your interest rate
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How much you can borrow
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Whether lenders take you seriously
Before you go house-hunting, pull your credit and take a look. If there are mistakes or old debts dragging you down, fixing those first can literally save you thousands over the life of your mortgage.
3. How Much Do You Really Need for a Down Payment in Alabama?
Raise your hand if you thought you needed 20% down to buy a home? That’s common — but it’s not always true.
Many buyers put down much less, sometimes as low as 3–5%, especially with programs like FHA, USDA (especially rural parts of Alabama), or VA loans for veterans. We work closely with lenders who occasionally offer no money down programs. Owning isn’t always out of reach, sometimes you just have to know where to look.
That being said, saving more can help:
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Lower your monthly mortgage payment
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Avoid private mortgage insurance (PMI)
-
Give you peace of mind
So yes, save, but don’t stress if you’re not at 20% yet. Start where you are and build from there.
4. Why Mortgage Pre-Approval Matters in the Auburn–Opelika Market
Getting pre approved before you start looking at homes is especially important in the Auburn and Opelika real estate market. Sellers want to know that buyers are serious and prepared, and pre approval gives you confidence when the right home comes along.
I’m telling you this because I wish someone had told me: getting pre-approved for a mortgage before you start looking makes a world of difference.
Pre-approval:
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Shows sellers you’re serious
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Helps you know exactly how much you can afford
-
Speeds up your closing once you’ve found “the one”
It’s like getting your house-hunting passport stamped before the journey begins and it gives you confidence to move forward.
5. Hidden Costs First-Time Homebuyers in Alabama Often Forget
Buyers in Auburn and Opelika should plan for more than just the down payment. Closing costs, inspections, insurance, property taxes, moving expenses, and future maintenance all play a role. Planning ahead makes homeownership far less stressful.
Here’s the part that surprises people the most: the price of the home is just part of the equation.
You also need to plan for:
-
Closing costs (2–7% of the home price)
-
Insurance and taxes
-
Moving expenses
-
Repairs and maintenance
Especially here in Alabama, where some homes may be older and need updates, having a cushion for maintenance is smart.
6. Is Buying a Home in Alabama a Smart Long-Term Move?
This one hit home for me: buying isn’t just a financial move, it’s a life move. In many cases, experts recommend staying in your home long enough to recoup your investment which sometimes is up to 8 to 10 years, depending on market conditions.
That doesn’t mean it’s a burden, it means planning for a home that truly fits your life, not just your right now wants.
Why Auburn and Opelika Are Great Places to Buy a Home
If you are thinking about buying in Auburn or Opelika, it helps to remember what makes this area special. Strong community roots, steady growth, and neighborhoods that truly feel like home. Compared to many larger cities, buyers in East Alabama often find that their money goes further here.
You are not just buying a house, you are buying a lifestyle. Game days, downtown strolls, front porch conversations, and a community that shows up for one another.
In markets like Auburn and Opelika, where strong neighborhoods, local growth, and proximity to Auburn University continue to drive demand, understanding what you can comfortably afford is far more important than falling in love with a home that stretches you too thin. If you’re buying in or around Auburn and East Alabama, here’s something to remember:
-
Our local market has a unique blend of resilient demand thanks to Auburn University and strong community growth.
-
Compared to many big cities, your dollar stretches farther here, whether you’re buying your first home or upgrading.
-
Strong neighborhoods with great schools, parks, and amenities make this area more than a place to live, it becomes home.
You’re not just buying walls and a roof, you’re buying community: game days with orange and blue pride, morning walks through Toomer’s Oaks, Saturday brunch downtown, and neighbors who become friends.
Final Thoughts
Buying a home in Auburn or Opelika is not a rush decision. It is a step by step journey. Preparation, guidance, and patience make all the difference. If homeownership is something you want now or in the future, taking time to prepare financially is one of the smartest moves you can make.
Getting your finances ready for homeownership isn’t a sprint, it’s a step-by-step journey. And like any journey, it goes smoother with a plan, good support, and a little patience.
If you’re reading this and thinking, “Yeah, I want to buy, but I don’t know where to start,” you’re already further ahead than most. You care enough to prepare, and that’s what turns dreams into keys in your hand.
Let’s do this one step at a time. Don’t miss our FAQs down below!
FAQs
Do I need 20% down to buy a home in Auburn or Opelika?
No. Many buyers in Auburn and Opelika purchase homes with far less than 20% down. Loan programs such as FHA, USDA, VA, and certain conventional loans allow down payments as low as 3–5%, depending on qualifications.
What credit score do I need to buy a home in Alabama?
Credit score requirements vary by loan type, but many buyers in Alabama qualify with scores in the mid-600s or higher. Improving your credit before applying can help secure better loan terms and lower monthly payments.
Should I get pre-approved before looking at homes in Auburn or Opelika?
Yes. Pre-approval helps you understand exactly how much home you can afford and signals to sellers in the Auburn–Opelika market that you’re a serious buyer, which can make a difference in competitive situations.
What costs should I budget for besides the down payment?
In addition to your down payment, buyers in Auburn and Opelika should budget for closing costs, inspections, insurance, property taxes, moving expenses, and ongoing maintenance.
Are Auburn and Opelika good places to buy a home?
Yes. Auburn and Opelika offer strong community appeal, steady housing demand, and a variety of neighborhoods that suit first-time buyers, families, and investors. Proximity to Auburn University and continued growth throughout Lee County support long-term value.
Tax-Smart Real Estate Moves to Consider as We Head Into 2026
Every year, we have at least a handful of conversations that go something like this:
“I did great on this property… but the tax bill surprised me.”
If you own investment property, whether it’s a long-term rental, a short-term rental, or a commercial asset, taxes are one of the biggest factors that can quietly eat into your returns. As we move into 2026, there are some important strategies worth revisiting, especially with recent changes and extensions to real estate-friendly tax provisions.
This isn’t tax advice, always talk to your CPA, but it is a practical look at how many smart investors are thinking ahead this year, based on guidance from the National Association of REALTORS® and broader industry trends.
Start With the Goal: Keep More of What You Earn
Most investors don’t mind paying taxes, they just don’t want to pay more than they need to. The key is planning before a sale or purchase, not after.
One of the biggest themes heading into 2026 is front-loading deductions to improve cash flow now, while still setting yourself up well for the future.
Real example
Let’s say you purchase a small apartment building or a short-term rental property this year. Instead of depreciating everything slowly over decades, a cost segregation study can allow you to write off certain components much faster. That can mean a significantly lower tax bill in the first few years of ownership, which many investors then use to:
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Build reserves
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Make improvements
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Or buy the next property sooner
That’s not theory, it’s something investors are actively using when the numbers make sense.
Selling? How You Structure the Deal Matters
Another area we see people underestimate is how a sale is structured.
If you’re selling an investment property in 2026, there are still tools available that can help manage the tax impact:
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1031 exchanges to defer capital gains when rolling proceeds into another property
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Installment sales, which spread income (and taxes) over time instead of one big hit
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Opportunity Zone investments, for investors already considering redevelopment or longer-term holds
Real example
We’ve worked with sellers who assumed selling meant writing a massive check to the IRS, until they explored whether a 1031 exchange aligned with their long-term goals. In some cases, that strategy allowed them to move from a high-maintenance property into something more passive without triggering immediate capital gains taxes.
Timing and structure can change the entire outcome.
Don’t Ignore the Local Side of the Equation
Federal tax strategies get most of the attention, but state and local taxes still matter, especially for investors who own multiple properties or operate across different markets.
Things like:
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Property tax deductibility
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Entity structure (LLC vs. partnership, for example)
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How income flows through to your personal return
All play a role. What works perfectly for one investor might not make sense for another, even if the properties look similar on paper.
Capital Gains Planning Is Becoming More Strategic
With tax brackets and long-term planning becoming more complex, many investors are paying closer attention to when they sell, not just what they sell.
That can mean:
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Holding a property a little longer to qualify for long-term capital gains
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Pairing gains with losses elsewhere
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Or planning sales across multiple years instead of one
The investors who feel the least stress at tax time are usually the ones who planned these moves well in advance, not the ones scrambling in April.
The Biggest Mistake We See: Waiting Too Long to Ask Questions
If there’s one consistent takeaway as we head into 2026, it’s this:
Tax planning works best when it starts early.
The strategies above aren’t last-minute fixes. They work best when your real estate decisions, financial goals, and tax strategy are aligned from the beginning. That’s why the most successful investors usually have:
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A trusted CPA
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A financial advisor
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And a real estate professional who understands the investment side of the market
Thinking Ahead to 2026? Let’s Talk
If you’re considering:
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Buying your first investment property
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Selling and reinvesting
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Shifting from active to more passive ownership
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Or simply wanting to understand how today’s market and tax environment affect your long-term goals
We’d love to help you think through your options and connect you with the right professionals to build a smart plan.
📩 Reach out anytime, even if you’re just in the “thinking about it” phase. The best conversations usually start long before a property ever hits the market.
Looking Ahead to 2026: What Alabama Buyers Should Know After a Shifting 2025 Market
If you paid any attention to real estate headlines in 2025, you probably felt the same thing many buyers did, confusion mixed with hesitation. Mortgage rates stayed higher than many hoped, home prices didn’t fall the way people predicted, and first-time buyers in particular were left wondering if buying a home was still realistic.
As we head into 2026, two recent reports, one national and one right here in Alabama, help tell a clearer story of where the market has been and where it may be headed.
First-Time Buyers Felt the Squeeze in 2025
According to a recent article from the National Association of REALTORS® titled “Could More First-Time Buyers Make the Math Work in 2026?”, first-time buyers made up just 21% of home purchases in 2025, a historic low. Even more telling, the average age of a first-time buyer rose to around 40 years old, a big shift from past generations.
The reasons weren’t surprising. Higher mortgage rates, rising home prices, and the everyday costs of life (rent, student loans, childcare) made saving and qualifying harder. Many potential buyers hit pause, waiting for conditions to improve.
(Source: National Association of REALTORS®, January 2026)
But here’s the important part: the article doesn’t suggest demand disappeared. Instead, many buyers were delayed, not gone.
Signs 2026 Could Be More Workable
The NAR article points to several shifts that could make 2026 more approachable for first-time buyers:
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Mortgage rates are expected to stabilize closer to the mid-6% range
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Housing inventory is improving, giving buyers more choices and leverage
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More buyers are using creative strategies like down-payment assistance, rate buy-downs, and alternative loan programs
Builders are also adjusting, offering incentives and focusing more on affordability. While 2026 won’t be a “perfect” market, the math may finally start working for buyers who felt priced out just a year ago.
How Alabama’s Market Adjusted in Fall 2025
Zooming in locally, the Alabama Association of REALTORS® recently published “A Look Back at Fall 2025: How Alabama’s Housing Market Adjusted.” The state’s data tells an encouraging, and more balanced story.
While home sales dipped slightly early in the fall, November 2025 sales were up 3.8% year-over-year, signaling renewed buyer activity. At the same time, home prices continued to rise but began to level out toward the end of the year.
One of the most important shifts? Inventory.
Active listings stayed above 20,000 homes statewide for six consecutive months, the highest level in at least five years. Months of supply increased to nearly five months, pushing Alabama closer to a more balanced market.
(Source: Alabama Association of REALTORS®, January 5, 2026)
For buyers, that means more options and less urgency. For sellers, it means pricing and preparation matter more than ever.
Putting the Big Picture Together
When you line these two reports up, a common theme emerges: the market is adjusting, not crashing.
Nationally, first-time buyers are cautiously re-entering the conversation. Locally, Alabama’s market has shown resilience, with rising inventory helping cool the frenzy of previous years. We’re moving away from extremes and toward something healthier and more predictable.
What This Looks Like in Auburn–Opelika
Here in the Auburn–Opelika area, we’re seeing these same trends play out on a local level. Inventory has improved compared to the ultra-tight markets of the past few years, especially in certain price points and neighborhoods. Buyers have more breathing room, and sellers are adjusting expectations, which is exactly what a healthier market looks like.
Well-priced homes in desirable areas are still moving, but buyers are no longer forced to make rushed decisions or waive every contingency just to compete. For first-time buyers, that breathing room can make all the difference. It allows time to explore financing options, ask questions, and make decisions that feel confident instead of pressured.
The takeaway locally is the same as statewide and national trends suggest: preparation matters. Buyers who plan ahead and sellers who price strategically are the ones seeing the best results.
What This Means for Buyers and Sellers
For buyers, especially first-timers, 2026 could be the year planning turns into action. Exploring financing options early, understanding assistance programs, and working with a local professionals who know the market will be key.
For sellers, the days of “list it and they’ll come” are fading. Homes that are priced right, well-prepared, and thoughtfully marketed are the ones that will stand out.
Final Thoughts
No one can promise what the market will do next, but data gives us direction. Both nationally and here in Alabama, the signs point toward a market that’s finding its footing. And for many buyers who felt stuck on the sidelines in 2025, 2026 may finally offer a clearer path forward.
Sources:
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National Association of REALTORS® — Could More First-Time Buyers Make the Math Work in 2026?
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Alabama Association of REALTORS® — A Look Back at Fall 2025: How Alabama’s Housing Market Adjusted
Home is Where Christmas Lives
Why the Holiday Season Always Brings Us Back to Real Estate in Auburn & Opelika
Christmas in Auburn & Opelika has a rhythm you don’t find just anywhere.
It’s downtown Auburn glowing after the last home game of the season.
It’s Opelika’s historic streets lit up and inviting people to slow down.
It’s front porches dressed in wreaths and lights, neighbors lingering longer, and homes that feel lived in, and guess what, they’re not staged.
This season has a way of reminding us that place matters and that home is more than just an address.
In a College Town, Home Means Balance
Living in a college town brings energy, tradition, and pride, but it also highlights how important balance is.
For some families, home is a quiet reset after game-day traffic clears out. For others, it’s a condo that hosts generations of Auburn fans in the fall and becomes a peaceful gathering place at Christmas.
And for longtime locals, it’s the same house where Christmas has been celebrated for decades, long before downtown looked the way it does today.
That’s the reality of real estate in Auburn & Opelika. Homes here serve very different purposes, and the holidays tend to make that especially clear
Where Local Traditions Actually HappenChristmas traditions don’t happen at closing tables, they happen:
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In kitchens where cookie recipes come out once a year
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On staircases where kids wait (impatiently) on Christmas morning
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In living rooms where stories about old Auburn or old Opelika are told again and again
When clients talk about why they love their home, it’s rarely about finishes or features. It’s about how the space supports their life. Those aren’t sentimental extras, they’re practical, real reasons people choose where they live.
Why December Brings Clarity
Why December Brings ClarityThe holiday season naturally causes people to slow down and take stock. We see homeowners thinking more intentionally about:
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Whether their space still fits their family
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Proximity to schools, downtown, and daily routines
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Whether their home supports where life is headed next
For some, that clarity leads to a move.
For others, it brings gratitude for the home they already have.
Either way, Christmas reminds us that real estate isn’t about chasing the perfect moment in the market, it’s about making thoughtful decisions that support real life.
Why We Love What We Do
We’re fortunate to work in a community where people genuinely care about where they live. We don’t just help people buy and sell homes, we help them make decisions that align with their routines, relationships, and traditions.
Especially this time of year, we’re reminded that home is less about square footage and more about feeling grounded.
From Our Homes to Yours
As Christmas arrives, we’re grateful for the neighborhoods, front porches, and people that make Auburn–Opelika feel like home. However your season looks this year, we hope your home is a place of comfort, connection, and belonging. If the holiday season has you thinking about whether your home still fits your life, now or in the year ahead, we’re always happy to talk it through. No pressure, no timeline. Just thoughtful guidance when you need it
Merry Christmas from our homes to yours!
Growth, Accountability, and the Power of Doing Better
Real estate is always changing, and this year’s NAR conference proved just how important it is to stay sharp, stay informed, and stay connected. The event was packed with insight, accountability, and forward-thinking conversations, mainly AI related of course, that left me inspired and ready to elevate the way we serve our clients at Kent McCown Group.
In this blog, I will cover…
- What NAR actually is
- What they do for REALTORS® and consumers
- My biggest takeaway from this year’s conference
- Why the Bias Override class meant so much to me
- How it impacts the way we serve clients here in Auburn–Opelika
What Is NAR?
The National Association of REALTORS® (NAR) is the largest professional trade association in the United States, representing over 1.5 million real estate professionals across residential and commercial fields.
To call yourself a REALTOR®, you have to be a member of NAR, which means you agree to a strict Code of Ethics and ongoing professionalism standards. This is a big distinguishing factor from simply being a licensed agent. Not everyone is a REALTOR® and it’s important for consumers to know the difference.
What NAR Does:
- Sets ethical and professional standards
- Advocates for homeowners, property rights, and fair housing
- Provides education, certifications, and resources
- Conducts research on housing trends and the national market
- Hosts training and conferences (like the one I just attended)
- Supports fair-housing efforts and works to correct past industry harms
NAR has a complicated history, including its role in discriminatory practices like redlining and steering, but the organization is making intentional efforts toward accountability, change, and education.
And that leads me to the class that had the deepest impact on me this year.
This year, the standout class for me was Bias Override: Overcoming Barriers to Fair Housing, one of NAR’s flagship trainings designed to help REALTORS®:
- Identify implicit bias
- Interrupt stereotypical thinking
- Ensure all clients receive equal and fair professional service
- Understand the historical context of discrimination in housing
- Build stronger, more inclusive communication habits
- Better protect the public we serve
As someone who cares deeply about the people behind the transactions, and who has personally walked through trauma, rebuilding, and advocacy, this class hit home.
Real estate has not always been fair. Our profession, at one time, played a main role in exclusion, segregation, and unequal access to opportunity. While today’s REALTORS® didn’t create those policies, we do have a responsibility to understand them, and to do everything we can to ensure we never repeat them. This class didn’t shy away from the hard history. And honestly? I appreciated that. I loved that instead of pretending “it wasn’t us,” NAR encouraged us to acknowledge the realities of redlining and discrimination and then challenged us to push forward with a deeper level of awareness and integrity.
It isn’t about guilt.
It is about growth.
What the Class Taught Me:
- Bias exists in every industry, including real estate
- Intent isn’t enough — impact is what matters
- Fair housing is not a checkbox; it’s a posture
- REALTORS® have the power to create change through daily interactions
- We must speak up for the public, not just serve them
- Inclusion is built through conscious, consistent choices
And most importantly…
- Better service comes from better understanding.
At KMG, our commitment goes beyond contracts and closings, it’s about providing ethical, respectful, client-centered service to every person we meet. This class reinforced practices we already value deeply.
Sitting in that Bias Override session, I felt a powerful mix of humility and hope. Humility, because this industry has made mistakes.
Hope, because we are learning, growing, and correcting the path forward.
As someone who has fought hard for safety, fairness, and a voice in my own life, the message resonated deeply. Doing better doesn’t erase the past but it builds a better future. And that’s exactly what I want Kent McCown Group to be known for.
I’m proud to be a REALTOR®.
I’m proud to serve Auburn–Opelika and surrounding areas.
And I’m proud to keep learning how to do it better.
If you ever want to talk about fair housing, the history behind our profession, or what we learned at NAR, I would love that conversation. Especially if it’s over coffee!
And if you’re dreaming about your next move? We’re here when you’re ready.
— Corrie
Kent McCown Group
Coldwell Banker Kennon & Parker Alliance
