On this episode of the podcast, we sit down with Riley Williams of J. Riley Williams, PLC to break down a part of the real estate transaction that most buyers and sellers don’t fully understand — the title company.

What does a title company actually do? Why does it matter who you choose? And what can go wrong if the title work isn’t handled correctly?

Riley walks us through:

• What a title search really uncovers

• How liens, judgments, and unpaid taxes can impact a deal

• The difference between a title company and a real estate attorney

• Why title insurance protects more than most people realize

• What happens behind the scenes before you ever sit down at the closing table

If you’ve ever wondered why closing costs include title fees — or assumed the lender handles everything — this episode will clear it up.

Whether you’re a first-time buyer, seasoned investor, or agent navigating contracts daily, understanding the role of the title company is non-negotiable. One missed issue can derail a transaction — or cost you thousands down the road.

This is the episode that helps you protect your deal, your investment, and your peace of mind.

Buyers, Affordability & the Hard Truths of Today’s Market

Buying a home in today’s market isn’t just about scrolling Zillow and falling in love with a listing. It’s about affordability, strategy, and understanding the numbers behind the dream.

In this episode, we break down what buyers really need to know: how interest rates impact your buying power, why your credit score and debt-to-income ratio matter more than ever, and the hard truths about what you can (and can’t) afford right now. We also talk about when buying makes sense as an investment—and when it doesn’t.

No hype. No sugarcoating. Just real talk to help you make smarter, more confident decisions in today’s market.

If you’re thinking about buying, investing, or just trying to understand where you stand, this is an episode you don’t want to miss.

This episode goes deeper than contracts and closings.

Megan and Sydney open up about the very real moments realtors often find themselves navigating — including life events like death and divorce — and how those experiences shape the way they show up for their clients and for each other.

They also take time to reflect on what they’re most grateful for this year, the lessons that stuck, and what they’re intentionally carrying with them into 2026 — both personally and professionally.

It’s an honest conversation about the human side of real estate, growth through hard seasons, and moving forward with purpose.

Commercial real estate can feel intimidating—but it doesn’t have to be. In this episode, we’re chatting with Nicole Ryan, Director of Commercial Real Estate at United Real Estate Gallery, about how commercial deals actually work, common misconceptions, and what business owners should be thinking about right now.

This week, Megan & Sydney unwrap the ultimate guide to celebrating the holidays across Northeast Florida. From can’t-miss events and the brightest neighborhoods for holiday lights to the traditions they grew up with (and the ones they’ve created along the way), this episode blends local insight with festive storytelling.

Planning to experience St. Augustine’s iconic Nights of Lights? We break down the smartest ways to plan your visit—best nights to go, insider routes, and how to actually enjoy the experience without getting stuck in the crowds.

Whether you’re mapping out your December calendar or just looking for a dose of holiday cheer, this episode gives you everything you need to make the season sparkle. Tune in and let the festivities begin! ✨

This week we’re diving into all things homeowners insurance — the confusing stuff, the rising costs, the coverage you think you have (but maybe don’t)… and we brought in the pro to break it all down.

🏡 Featuring special guest: Justin Thompson with Brightway Insurance He’s giving us the inside scoop on what every homeowner, buyer, and seller needs to know in today’s market. From premiums to policies to protecting your biggest investment — Justin keeps it real, simple, and actually interesting.

🔥 If you’ve ever wondered: • “Why did my rate go up again?” • “What coverage do I really need?” • “How do I shop around without losing my mind?”

…you’re going to want to hit play.

🎧 Tune in to get smarter, save money, and stay protected.

In today’s real estate market, buyers and sellers are navigating more questions than ever—interest rates, affordability, competition, timelines, and what “realistic expectations” really look like. In this episode, we break it all down with a clear, honest look at what’s happening right now and how to make smart moves in a shifting market.

We’re joined by special guest Kayla Goldstein with Atlantic Trust Mortgage, who brings her expert insight into the lending world. Kayla shares what buyers absolutely need to know before starting their home search, how pre-approvals have changed, and what lending trends are shaping today’s market. We also dive into what sellers should expect, how pricing strategy has evolved, and why transparency and education matter more than ever.

Whether you’re thinking about buying, selling, or trying to understand the current landscape, this episode gives you practical guidance, up-to-date information, and real conversations with the professionals who see it all firsthand.

Tune in for a clear picture of today’s market—and what your next step should be.

In this episode, we break down what today’s sellers should truly expect in the current market—from pricing and timelines to buyer behavior and negotiations. We’ll walk through the realities of the local market, how it’s shifting, and the strategies we use to keep our sellers informed, confident, and prepared every step of the way.