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If you’ve ever walked into a showing and thought, “Wait… this is NOT the house I saw online,” you already understand the core problem: boring marketing (or misleading marketing) doesn’t just fail to sell homes—it breaks trust.
In this episode of Spilling The Realty, we sit down with Sarah Martin to talk about a topic every agent feels (even if they don’t say it out loud): how do you stop blending in and start attracting clients—without turning into a walking sales pitch?
Whether you’re a new agent trying to land your first listings or a seasoned pro trying to stay consistent in a shifting market, this conversation is packed with practical, “do-this-next” takeaways—especially if you serve Central Texas communities like Waco, Temple, Belton, Killeen, Georgetown, and Round Rock.
When Sarah talks about standing out, she doesn’t mean chasing every trend, dancing on camera, or forcing a personality that isn’t you. She means this:
A lot of agents look identical online.
A lot of listings are marketed with the same rinse-and-repeat posts.
And buyers can feel when something is generic.
Her turning point wasn’t finding the “perfect reel formula.” It was getting clearer about who she is, how she works, and how she wants clients to feel when they choose her.
Because here’s the truth: people don’t hire “a realtor.” They hire their realtor. The one they trust. The one who communicates. The one who feels consistent online and in real life.
Authenticity wins… but it has to be paired with competence
One of the best moments in the episode is when Sarah describes that balance between being warm and being direct.
Clients want a friendly guide—but they also want someone who will confidently tell them what to do next.
She shares a situation where she felt hesitant with a client she respected, trying not to come across too strongly… until the client basically said:
“I picked you because you know what you’re doing. I need you to tell me what to do.”
That’s a mic-drop reminder for agents:
You can be kind and clear.
You can be personable and professional.
You can be fun and still run a tight transaction.
That mix is what makes clients feel safe—and what turns one deal into referrals five years later.
Social media is a tool, not your identity
Sarah calls social media a catch-22: you have to be on it, but you can also lose your mind comparing yourself to everyone else.
Her solution isn’t “post 24/7.” It’s systems.
She talks about scheduling content, batching posts, and building a rhythm that supports her life instead of consuming it. A big takeaway here is that consistency doesn’t require you to be online constantly—it requires a plan you can actually sustain.
If you’re an agent who feels behind because you aren’t posting every day, consider this approach:
Batch content on one day a week.
Schedule what you can.
Post “real-life” moments when they happen (and let that count).
It’s not about manufacturing perfection. It’s about staying visible without burning out.
“Professional photos” aren’t just a nice upgrade—they protect trust
This episode has one line that every agent should tattoo on their marketing brain:
Sarah: “I never want to put a property online that doesn’t look like the property when I walk into it.”
That’s not just about aesthetics. It’s about buyer experience.
When the online photos don’t match reality:
buyers feel disappointed (even if the home is good),
agents lose credibility,
showings get wasted,
and listings sit longer because the first impression was wrong.
This is why accurate, high-quality visuals matter—not overly filtered, not misleading, not “oops the countertop color changed.” Buyers notice. And in today’s market, buyers are already cautious. The listing has to earn the showing.
That’s where Sold in a Snap comes in—not just making homes look beautiful, but making them look true. The goal isn’t to “trick” someone into touring a home. The goal is to get the right buyer excited to walk in the door.
A simple rule for drones: use them when land matters
Sarah shares a super practical guideline for drone footage:
If it’s over about an acre, she wants drone shots.
Why? Because land buyers think differently. They’re looking for:
tree coverage
slope and terrain
usable space
“Where are the boundaries?”
context of what surrounds the property
Drone footage helps buyers understand what they’re buying before they book a showing—and it helps agents market land listings with clarity.
Virtual staging can help—if you keep it honest
Sarah mentions experimenting with virtual staging, but with an important twist: she likes showing both the staged version and the real version.
That’s a best practice more agents should adopt.
Virtual staging is powerful because it helps buyers see potential. But it can also backfire if it feels like a bait-and-switch.
A trust-building way to use it:
Include a virtually staged image to show the “vision”
Include the original image right next to it so buyers know what’s real
Use it to clarify layout and function—not to hide flaws
When done right, virtual staging doesn’t mislead—it helps buyers imagine the home as their future.
Different listings need different marketing… and that’s okay
Sarah talks about the idea of doing “the same level of effort” for every listing—and she agrees with the spirit of it, but she also brings reality:
A $100K fixer-upper is not marketed the same way as a $1M ranch.
Not because one “deserves less,” but because buyers shop differently at different price points, and certain marketing tools matter more depending on:
home size
land size
features/amenities
location
the kind of buyer you’re trying to attract
The win here is not copying someone else’s package. The win is matching your marketing plan to the home and the target buyer—case by case.
Today’s market still rewards great marketing… but pricing and demand matter too
One honest point Sarah makes: you can do a lot of marketing, but if buyers aren’t searching in that price range, you’ll feel the drag.
That doesn’t mean marketing is pointless. It means marketing isn’t a substitute for strategy.
The strongest approach is a trio:
smart pricing based on what buyers are actively viewing
honest, high-quality marketing assets (photos, tours, video)
consistent agent activity (showings, touches, follow-up)
Marketing is the amplifier—but the message still has to match the market.
The most powerful “anti-boring” content is real life
One of the funniest (and most useful) parts of the conversation is when Sarah talks about posting unexpected moments—like farm animals that “stalk” her during showings.
This is a reminder that you don’t have to invent content.
Real estate is naturally content-rich:
the weird things you see in showings
the “before and after” of prep
the behind-the-scenes of photo day
local businesses you love
neighborhood spotlights
client milestones (with permission)
When you share the real moments, you stop sounding like every other agent—and you start sounding like you.
Sarah’s best advice for consumers: don’t take feedback personally
Toward the end, Sarah flips the conversation from agent advice to consumer advice, and it’s gold—especially for sellers.
When an agent walks your home and suggests changes, they aren’t trying to offend you. They’re trying to protect you.
Because buyers will pick things apart.
So the agent’s job is to be the first honest voice in the process:
declutter this
repair that
touch up paint here
disclose issues clearly
prep the home so it shows well and appraises cleanly
Her line about seller disclosures is one every homeowner should remember:
Write down everything you never want to talk about again.
Meaning: disclose it once, disclose it clearly, and protect yourself with transparency.
And for buyers, her advice is just as clear:
Ask questions. Schedule inspections. Bring in specialists if you need them. You deserve confidence before you sign.
Final takeaway: “Stop boring people” starts with trust
This episode isn’t really about becoming louder online.
It’s about becoming clearer:
clearer marketing
clearer photos
clearer messaging
clearer guidance for clients
When you market honestly and show up consistently, you don’t just get attention—you get repeat clients and referrals.
And if you’re an agent in Waco, Temple, Belton, Killeen, Georgetown, or Round Rock who wants your listings to stand out without feeling like you’re exaggerating or overselling, the right visuals and the right strategy make all the difference.
Listen to the full episode on Spotify and Youtube.
Interested in Virtual Staging check out more info here: https://soldinasnap.com/virtual-staging-vs-traditional-staging-which-is-best-for-your-listing/
Have more questions for Sarah? Find her here: https://sarahmartin.kellyrealtors.com/
