How to Leverage Public Records for Real Estate Leads: A Smart Strategy When Switching to eXp Realty

by | Nov 17, 2025 | Real Estate Marketing and Lead Generation, Uncategorized

Hey there, fellow real estate agents! I remember my early days as an agent, staring at a dry pipeline of leads, wondering how to get ahead without burning out. That’s when I discovered the power of public records for generating leads, and it changed everything. Today, as a real estate coach at eXp Realty, where I offer free courses to anyone who joins under me or my upline Mike Sherrard (a social media wizard), I’m excited to share this step-by-step guide. Whether you’re a new agent passionate about running your own business or considering switching to eXp Realty for better support and revenue share opportunities, this approach can supercharge your lead generation. Let’s dive in, think of this as one of my classroom lessons, but with a cozy mom chat vibe.

Why Public Records Are a Goldmine for Real Estate Lead Generation

First things first: why bother with public records? As someone who’s taught economics, I love breaking down how market forces create opportunities. In real estate, life events often trigger property transactions, and public records give you a front-row seat to those moments before they hit the open market. Divorce filings, probate cases, and foreclosure notices aren’t just data points, they’re signals of motivated sellers or buyers who need help navigating big changes.

Take divorce, for example. I’ve seen firsthand how these situations lead to quick home sales or purchases. In my local market here in Florida, where housing prices have fluctuated with interest rates climbing to around 7% last year, a divorce might mean one spouse buys out the other or both start fresh. Public records let you spot these early, reducing competition. Similarly, probate cases often involve inherited properties that heirs want to sell fast to avoid maintenance costs, especially in areas with rising property taxes like ours.

Foreclosures are another key area. With economic pressures from inflation, some homeowners face distress, and reaching out empathetically can position you as a lifesaver. I once helped a family avoid total loss by connecting them with options before their home went to auction. This isn’t about being pushy; it’s about providing value, which aligns perfectly with eXp Realty’s agent-centric model. If you’re thinking about switching to eXp Realty, tools like this can help you hit the ground running with a steady stream of leads, making the transition smoother and more profitable.

Step 1: Identifying and Accessing Public Records in Your Area

Okay, let’s get practical, like planning a family road trip, you need a map first. Start by pinpointing where to find these records. In many counties, like mine in Florida, the county clerk’s office is your go-to. If they have an online portal, jackpot! You can search from home while sipping coffee. But if not—and trust me, I’ve been there, you might need to visit the courthouse weekly. It’s a bit of a drive for me, but that hour or two invested pays off in exclusive leads.

Don’t overlook online databases. While they’re not always as fresh as in-person checks, platforms like PropStream or local foreclosure sites can supplement your efforts. Just remember, paid services might give outdated info, so cross-reference. Newspapers are another gem—our local paper publishes legal notices, including foreclosures and probates. I make it a habit to scan them every Sunday; it’s like reading the classifieds but for business gold.

For new agents or those switching to eXp Realty, this step is empowering because it levels the playing field. You don’t need a big budget—just persistence. In my teaching days, I’d tell students about opportunity costs; here, the time spent accessing records far outweighs cold-calling random lists. And at eXp, with our KV Core CRM (which comes free), organizing this data becomes a breeze, helping you focus on what matters: building your business.

Step 2: Building an Organized Lead Tracking System

I use a CRM to tag leads by category: divorce, probate, or foreclosure. At eXp Realty, KV Core is fantastic for this, allowing automated campaigns based on urgency. Divorce leads might need a gentle nurture over months, while foreclosures demand quicker action.

If you’re not at eXp yet, start with Google Sheets: columns for name, address, event type, and follow-up dates. I’ve shared this simple template in my free courses for agents joining under me. Personal story time: Early on, I tracked leads manually and landed my first probate deal, a waterfront property in Tampa Bay that sold quickly amid a hot market. The heir was overwhelmed, and my organized approach built trust instantly.

This system isn’t just efficient; it’s scalable. As you grow, especially if switching to eXp Realty, the revenue share model rewards building a team. Imagine sponsoring agents who use these same tactics, it’s like compounding interest in economics class. Integrate keywords naturally: for those wondering if eXp Realty is good for new agents, yes, because strategies like this, combined with our training, help you generate leads without massive ad spends.

Step 3: Developing a Compassionate Outreach Strategy

Now, the heart of it: reaching out without coming across as salesy. As a mom, I always lead with empathy, people in these situations are dealing with stress, not just transactions. For divorce leads, start with mail: a free home valuation postcard. Follow with an email offering a “divorce real estate checklist.” Then, a warm call: “Hi, this is Victoria from Prosperity Agent with Al and Victoria. I understand life changes can be tough, and sometimes that involves homes. If you’d like no-obligation guidance, I’m here.”

For probates, send a condolence letter first: “I’m sorry for your loss. If managing property feels overwhelming, I can connect you with resources.” Wait 90 days if needed, as in Florida laws require. Foreclosures might involve door-knocking: “Hi, I’m Victoria. I help homeowners explore options before things escalate, let’s chat over coffee.”

I’ve used this in my market, where post-pandemic shifts saw more foreclosures in suburban areas. One client avoided bankruptcy thanks to a short sale I facilitated. The key? Multiple touchpoints: mail, email, call. Track what works, my divorce campaigns convert best at 20%. If you’re a new agent passionate about independence, this strategy fits eXp’s cloud-based model, letting you work flexibly while switching to eXp Realty opens doors to revenue share and global networks.

Step 4: Implementing a Consistent Weekly Schedule and Measuring Success

Consistency wins the race, as I used to tell my econ students. Break it down: Mondays for courthouse checks (1-2 hours), Tuesdays for CRM updates, Wednesdays for mailing campaigns, Thursdays for calls, Fridays for research, Saturdays for door-knocking foreclosures, and Sundays for planning.

Measure results: Which leads convert? Double down there. In a cooling market with inventory up 15% nationally, fresh leads from records keep you ahead. Personal anecdote: After switching to eXp Realty myself, this schedule helped me close 12 deals in my first year, thanks to the support from Mike Sherrard and free tools.

If you’re considering switching to eXp Realty, this method amplifies the benefits, like revenue share that grows your income passively.

Wrapping It Up: Take Your Real Estate Business to the Next Level

There you have it, a logical, step-by-step guide to leveraging public records for leads, drawn from my teaching roots and real-world wins. It’s not just about transactions; it’s about helping people during tough times while building a sustainable business. As markets evolve with potential rate cuts in 2024, strategies like this keep you resilient.

If this resonates and you’re ready to thrive, whether as a new agent or switching brokerages, join eXp Realty with me, Victoria Pinder, as your sponsor. You’ll get free access to my courses, Mike Sherrard’s social media mastery, and eXp’s revenue share explained simply: earn from your recruits’ success. Let’s chat, message me at Prosperity Agent with Al and Victoria or visit our site to get started. Your prosperous future awaits!

Frequently Asked Questions

How do real estate agents use public records to generate leads?

Real estate agents use public records — such as divorce filings, probate cases, and foreclosure notices — to identify motivated sellers or buyers before properties hit the open market. These life events often trigger property transactions, giving agents early access to prospects who need help navigating major changes. Monitoring these records consistently creates a pipeline of leads without relying solely on traditional marketing.

What types of public records are most useful for finding motivated sellers in real estate?

The most useful public records for finding motivated sellers include divorce filings, probate cases, and foreclosure notices. Each signals a life event that often requires a fast or unavoidable property transaction. For example, a divorce may lead to a buyout or dual home purchases, while probate involves estate property that heirs typically need to sell, making both strong lead sources for real estate agents.

Is switching to eXp Realty worth it for agents who want better lead generation support?

Agents considering eXp Realty gain access to free coaching, training courses, and revenue share opportunities — resources not always available at traditional brokerages. For agents building their own business with strategies like public records prospecting, eXp’s model can complement self-generated lead systems by reducing overhead and adding income streams through revenue share, making the switch potentially advantageous for growth-focused agents.

Stop Waiting for Leads: The Real Reason Agents Stay Stuck and How to Fix It Fast

by | Nov 13, 2025 | Real Estate Marketing and Lead Generation

If you have ever stared at your CRM hoping a new lead would pop up, you know the sinking feeling of depending on someone else to grow your business. I’ve been there too. I remember looking at my phone and wondering why I was working so hard but still not seeing steady results. Then I realized something important. I didn’t really own my business. I was borrowing one.

I counted on leads from platforms, from my brokerage, from anyone but myself. And every time those leads slowed down, my business slowed down with them. That was my wake up call. Real freedom in real estate comes from learning how to create your own leads instead of waiting for someone to send them to you.

The agents who grow the fastest are the ones who stop waiting, take control, and follow a simple system that brings leads to them. And many of them do that by choosing support and mentorship that actually helps them succeed.

That is why so many agents decide to join eXp Realty with a sponsor who will teach them, guide them, and help them build a business that finally feels steady and predictable. Let me show you how that works.

Why Most Agents Stay Stuck in the Lead Trap

Most agents do not get stuck because they lack potential. They get stuck because they lack ownership. They spend their days hoping for leads instead of learning how to create them. And when you rely on someone else’s advertising, someone else’s systems, and someone else’s strategies, you are not building a business. You are borrowing one.

As a former AP Macroeconomics teacher, I love talking about systems because they reveal patterns. When I look at struggling agents, I always notice the same pattern. Their income rises and falls depending on what someone else hands them. They never feel secure. They never feel confident. They are always a little stressed, wondering what is coming next.

But when an agent finally takes responsibility for their lead flow, everything changes. That is exactly what happened to me and Al when we started learning digital marketing, branding, and content creation through our upline, Mike Sherrard. We realized we did not need permission to grow. We just needed the right blueprint.

This is where the right brokerage model makes all the difference. If you are an agent who craves real systems, real guidance, real mentorship, and a real plan, understanding why join eXp Realty becomes important.

And if you are a newer agent or someone thinking about switching, this next part is especially for you.

The First Strategy: Build Your Digital Referral Flywheel

One of the biggest mistakes agents make is believing referrals only come from coffee dates or pop by gifts. Referrals today are built through digital credibility. That means staying visible even when you are not actively reaching out.

Every client you have ever worked with should be in your database receiving weekly value. Not spam. Not reminders that you exist. But genuine value. Things like home maintenance tips, first time buyer strategies, local market updates, and helpful guides.

This is how you stay top of mind without burning out. And this is why so many new agents succeed faster when they join eXp Realty. They get access to tools, templates, training, and systems that allow them to set up this digital flywheel quickly without spending thousands of dollars or learning everything alone.

Inside The Prosperity Agent, we walk agents step by step through building this because once it is in place, referrals become effortless. And you deserve systems that make your business easier, not heavier.

The Second Strategy: Turn Content Into Real Conversations

Let me tell you the truth. Your next client is probably already watching you online. They just have not messaged you yet. They are watching your stories. They are reading your captions. They are researching your market updates quietly.

This is why content creation is no longer optional. Content is your prospecting system. And it is the one system that works even when you are sleeping.

Short form videos have completely changed my business. Posting three or four times a week on Instagram, YouTube Shorts, TikTok, and Facebook Stories has helped us create thousands of conversations without cold calling or chasing. And this is exactly what we teach our agents inside eXp and The Prosperity Agent program.

When you show up consistently, authentically, and locally, you build credibility. And credibility converts.
That is what makes a sponsor valuable. The best eXp Realty sponsor is the one who teaches you how to show up, how to grow, and how to convert. Not someone who signs you and disappears.

The Third Strategy: Build a Digital Community That Works For You

Community has changed. It used to be tied to in person events. Now community lives online. And this is one of the easiest ways to create a predictable lead flow.

You can build a Facebook group for first time buyers. You can host a monthly Q and A about the market. You can share local highlights. You can host a virtual workshop for sellers.

The moment you start building community is the moment people start seeing you as the trusted advisor. And once that happens, they do not want to work with anyone else.

This is why we host our From Producer to Prosperous training every last Tuesday of the month. It brings agents together, builds trust, creates support, and helps them understand how to scale. When agents ask me why join eXp Realty, this is always one of my answers. Community is priceless when you are growing.

Why This Matters When Choosing Your Brokerage and Sponsor

Joining a brokerage is not about splits or logos. It is about support, systems, mentorship, and freedom. Agents choose to join eXp Realty because it allows them to scale, create passive income, get world class training, and choose the best eXp Realty sponsor for their goals.

If you are a new agent, eXp Realty for new agents is one of the strongest platforms you could choose because you get everything you need to succeed without wasting years figuring it out solo.

And if you are switching, make sure you choose a sponsor who will actually mentor you, not just recruit you. Your sponsor matters. Your training matters. Your systems matter. And you deserve someone who will walk with you, teach you, and support your growth.

That is exactly what The Prosperity Agent is built for.

”Your

Your business will grow the moment you decide to own it. You do not need to struggle for leads. You need systems. You need support. You need mentorship. And you need a blueprint that actually works in today’s digital world.

If you are ready to learn how to generate your own real estate leads and build a stable, scalable business that supports your life, then you are exactly who we are here to help.

Join us at eXp Realty and get access to all our courses for free, plus personal mentorship from us and advanced digital training from Mike Sherrard and our entire upline. If you want to join eXp Realty with a sponsor who actually helps you grow, this is your moment.

”Level

Frequently Asked Questions

How can real estate agents stop depending on their brokerage for leads?

Agents stop depending on their brokerage for leads by building their own lead-generation system instead of waiting for leads to be sent to them. The key shift is moving from borrowed business — relying on platforms or brokerages — to owned business, where the agent controls their pipeline. Following a repeatable system and working with a mentor can make lead flow steady and predictable.

What is the main reason real estate agents struggle to grow their business consistently?

The main reason real estate agents struggle to grow consistently is a lack of ownership over their lead sources. Most agents hope leads will arrive from outside platforms or their brokerage, so when those sources slow down, their business slows down too. Agents who grow fastest take control of generating their own leads rather than waiting for someone else to provide them.

Should I join a real estate brokerage that provides leads or one that teaches me to generate my own?

Joining a brokerage that teaches you to generate your own leads builds a more sustainable business than one that simply provides leads. When leads come from an outside source, your income depends on that source staying active. Learning your own lead-generation system — ideally with a sponsor or mentor who guides you — gives you control and helps create steady, predictable results over time.

How to Grow Your Real Estate Business with Short Videos on YouTube, Instagram, and TikTok

by | Nov 11, 2025 | Real Estate Marketing and Lead Generation

If you’ve been wondering how some agents seem to explode overnight while others stay invisible online, the secret isn’t luck. It’s short video.
Whether it’s YouTube Shorts, Instagram Reels, or TikTok, short-form video has completely changed how people connect, learn, and make decisions. It’s not a passing trend, it’s how your future clients are discovering who they trust. And if you’re not showing up, someone else is.

When Al and I started posting consistently, we didn’t have fancy equipment or a film crew. We just had a phone, good lighting, and a clear message. Those first few videos changed everything because short videos let us reach people we never would’ve met in person. So today, let’s talk about how you can do the same.

Step 1: Know Who You’re Talking To

The biggest mistake agents make is talking to everyone. If you’re trying to reach everyone, you’ll end up reaching no one. Before you ever press record, decide exactly who your audience is. Are they first-time home buyers who need education about the buying process? Are they sellers looking for tips to get top dollar? Maybe they’re investors searching for market insights and ROI opportunities.

When you know who you’re speaking to, your videos instantly become more relevant. Think about the ten most common questions that type of client asks you. Those ten questions are ten ready-to-film videos. Your goal isn’t to go viral. Your goal is to connect with the right people so they see you as the trusted expert before they ever pick up the phone.

Step 2: Choose the Right Platform

Every platform has its own rhythm. YouTube Shorts are amazing for evergreen content, the kind that stays relevant for months or even years. Think of titles like “Five First-Time Buyer Tips” or “How to Avoid These Seller Mistakes.” Instagram is more visual and lifestyle-oriented. It’s perfect for quick home tours, behind-the-scenes content, and community features. TikTok, on the other hand, is fast, relatable, and human. It’s where you can show personality, humor, and real moments.

You don’t have to do them all at once. Start where you’re comfortable. Record one short vertical video, then repurpose it for the other platforms. What matters most is that you start showing up.

Step 3: Plan What You’ll Say Before You Press Record

Good videos don’t happen by accident. Even the most natural agents plan their message. Each short video needs a beginning, middle, and end. Start with a strong hook in the first three seconds. Ask a question or make a bold statement. Something like, “Did you know staging can add ten percent to your home’s value?” Then share your value. That could be one to three practical tips, a quick story, or an insight you’ve learned in the field. End with a simple call to action. Invite your audience to message you, download your free buyer guide, or follow you for more local market tips.

When you follow this structure, every video has a purpose and that’s what keeps viewers coming back.

Step 4: Keep It Simple and Professional When You Film

You don’t need expensive gear. Your phone is more than enough. Find good natural light or use a small ring light. A clip-on mic can help your audio sound crisp and professional. Keep your background clean and distraction-free. If you can film in your office, in front of a sold sign, or inside a beautiful listing, even better, it instantly builds credibility.

As you edit, add captions since most people watch without sound. Use quick transitions, highlight key words with text, and add upbeat background music to keep energy high. Editing isn’t about perfection, it’s about keeping people’s attention.

Step 5: Understand How Each Platform Works

Each platform rewards different habits. YouTube loves strong titles and descriptions with keywords your ideal clients might be searching for, like “Top Home Staging Tips” or “How to Buy a House with No Money Down.” Instagram favors trending audio, clear captions, and calls to comment or share. TikTok leans into trends, quick storytelling, and personality.

The secret to standing out is not fighting the algorithm, it’s working with it. Post when your audience is active, and keep your tone authentic. People don’t want polished perfection anymore. They want real.

Step 6: Be Consistent and Batch Your Content

If you wait for inspiration, you’ll never post enough. The agents who win on video are the ones who plan. Try to post three to five times per week. Pick one day a week to film all your content in batches so you can stay consistent without feeling overwhelmed.

It’s better to post consistently with okay lighting than to post one perfect video every few months. Consistency builds trust, and trust builds business.

Step 7: Engage and Convert

Once your videos go live, don’t just post and ghost. Respond to comments. Answer questions. Message viewers who show interest. Engagement is how relationships are built. Every comment is a potential conversation, and every conversation can become a client.

You can also cross-promote your videos on Facebook, LinkedIn, and inside your email newsletters. Partner with local businesses for shoutouts or small collaborations. If you have a marketing budget, experiment with promoting a few of your best-performing videos as paid ads.

Finally, always end with a clear next step. Send people to your website, a landing page, or a free consultation link. Offer value—maybe a buyer guide, a local market report, or a home seller checklist. Use QR codes in your videos to make it easy for people to connect with you instantly.

The Real Reason Short Videos Work

Short videos build trust fast. They show your face, your voice, your energy, and your expertise all in one moment. They allow your future clients to know, like, and trust you before they ever meet you. And when you show up consistently, you become the agent who stays top of mind when someone’s ready to buy or sell.

So don’t overthink it. You don’t need to be perfect. You just need to be visible. The agents who win in this fast-paced market are the ones who show up, add value, and let people connect with them as real humans.

If you’re ready to take your real estate business to the next level, start showing up on video today. Your future clients are already scrolling. Make sure they find you.

Ready to grow your brand and business with The Prosperity Agent? Join us at eXp Realty and get free access to all our real estate courses, mentorship from us, and expert guidance from social media leader Mike Sherrard. Claim your Free Agent Growth Session and learn how to build a business that gives you both profit and peace.

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Subscribe to The Prosperity Agent Coaching on YouTube for weekly videos and free live webinars designed to help you grow faster in today’s digital real estate world.

”Book

Frequently Asked Questions

How do real estate agents get started with short-form video without professional equipment?

Real estate agents can start posting short-form video using only a smartphone, good lighting, and a clear message. Fancy equipment or a film crew is not required. The key is consistency — posting regularly on platforms like YouTube Shorts, Instagram Reels, or TikTok allows agents to reach potential clients they would never meet through traditional in-person networking alone.

What is the biggest mistake real estate agents make when creating videos for YouTube, Instagram, or TikTok?

The biggest mistake real estate agents make is trying to talk to everyone at once. Broad, unfocused content reaches no one effectively. Before recording, agents should define a specific audience — such as first-time buyers needing process education, sellers wanting top-dollar tips, or investors seeking market data and ROI insights — so each video feels directly relevant and builds genuine trust with that viewer.

Should real estate agents focus on TikTok or Instagram Reels to grow their business faster?

Rather than choosing one platform, the article recommends showing up consistently across YouTube Shorts, Instagram Reels, and TikTok simultaneously. Short-form video as a format — not any single platform — is what drives discovery and trust with future clients. Posting the same content across all three platforms maximizes reach without requiring significantly more production effort from the agent.