The Industry Relations Podcast is now available on your favorite podcast player!
Overview
Rob and Greg dig into Brian Boero’s “enshittification” post about online home search getting worse, and spar over whether that’s really the story — or a distraction from the bigger issues of affordability, potential fair-housing lawsuits, and how AI is about to upend the agent’s role entirely. They debate what an “ideal” buyer experience even looks like, whether the industry should be fighting for lower home prices instead of easier loans, and close out with a wider conversation about AI, housing supply, and whether today’s young people are actually worse off than past generations.
Key Takeaways
Brian Boero’s Friday Flash on the “enshittification” of home search sparks the episode’s central debate
Rob argues no consumer uprising is coming — people absorb degraded experiences the same way they absorb worse airlines and shrinking candy bars
NAACP president Derek Johnson’s op-ed frames online listing access as a fair-housing issue, raising the specter of another Sitzer-Burnett-style lawsuit
Rob and Greg disagree sharply on whether disparate-impact claims around online listings hold merit
Rob pushes back that the real “enshittification” story is home prices outpacing wage growth — not search UX
The two debate what an “ideal” buyer experience looks like, from full information disclosure to self-scheduled tours without agent involvement
Rob argues the industry’s political energy goes toward easier loans and lower rates instead of actually lobbying for lower home prices
Discussion of Sitzer-Burnett’s legacy: post-ruling, buyer commission behavior largely hasn’t changed, suggesting culture — not rules — drives outcomes
Rob predicts AI, MLS-only companies, and real estate lawyers could eliminate the need for listing agents; buyer agents may be more insulated for now
Zelman & Associates’ “Cradle to the Grave” research raises the question of whether the US has a housing supply problem or specifically an affordable-supply problem
Rob draws a parallel to AI investment vs. the dot-com bubble, questioning whether current AI spending will pay off
Both agree using AI directly — not just reading about it — is the only way to actually understand its impact on the business
“The ARMLS Board of Directors has named Jeff Bosch as the organization’s next Chief Executive Officer. Bosch will assume the role in November, as Matt Consalvo will retire after 14 years as CEO.”
Brian Boero wrote a good one about how home search keeps getting worse and how nobody’s coming to save the buyer. He’s right that the buyer won’t save themselves. I just think he’s looking at the wrong rescuers.
“The Consumer is an abstraction; the empowered real estate consumer is largely a fiction.”
True. No consumer uprising is coming. People will put up with a worse home search the same way they put up with worse airlines and smaller candy bars.
Boero says “in time, the regulators may do something about it.” They already are. Washington passed a law that says listings have to be marketed to everybody. Connecticut and New York wrote the warning into the paperwork sellers sign. More states are lined up for January.
But regulators are the slow lane. The fast lane is the lawyers.
Last week the president of the NAACP, Derrick Johnson, wrote in Time that private listing networks are “more than an industry dispute. This is a civil rights issue.” His piece comes with numbers: sellers in majority-minority zip codes lose more when a home stays off the MLS, and MLS listings sell for around 17.5% more than off-MLS ones.
Read that again as a plaintiff’s attorney. You’ve got a protected class, a measurable harm, and a price gap you can put in front of a jury. And you don’t have to prove anybody meant to discriminate. A Texas broker laid the theory out back in March: under the Fair Housing Act, “You don’t have to prove anyone intended to discriminate.” Disparate impact does the work.
If that sounds familiar, it should. That’s Sitzer/Burnett. A theory, a damages number, and a sympathetic class. The commission lawsuits started as a fringe argument too, right up until they cost the industry billions and rewrote the rulebook.
So no, the consumer won’t fix online search. But three other parties are lining up to take a swing at it. The statehouses. A U.S. senator (Elizabeth Warren just sent Compass and MRED 23 questions about fair housing risk). And the trial bar, which just got its opening argument handed to it by the NAACP.
Boero says all this is “only good for lawyers and reporters.” Speaking as one of the “reporters”, I’d keep an eye on the lawyers.
“I introduced her to my loved one, and while they were dancing, my friend stole my sweetheart from me.”
The Tennessee Waltz is the saddest song ever written about handing something precious to a friend. It’s also a pretty good history of this industry and Zillow. We introduced our listings to a friendly portal, the music played, and you know how the song ends.
Which is why it matters that Tennessee, of all places, just rewrote the ending.
“Zillow will notify Realtracs at the same time an agent receives a notification that they have reached the threshold for listing suppression under Zillow’s Listing Access Standards. This provides greater transparency into those situations and gives Realtracs the information needed to work directly with brokers and agents to ensure healthy cooperation.”
So the Nashville standoff ends with a signature. Realtracs called out Zillow’s Listing Access Standards back in May, set a deadline, extended it twice, and after ten weeks of negotiating we get a “modernized license agreement.” Compare that to Chicago, where MRED pulled the feed, a federal judge ordered it turned back on, and the lawyers are still billing. Realtracs walks away with a contract. MRED walks away with a court date.
Both sides get to declare “victory” here. Zillow told Real Estate News its Listing Access Standards “remain in full effect across the Nashville region” and were “not modified as part of this agreement.” Stuart White gets defined use rights, AI and LLM guardrails on broker-created content, better listing activity reporting, and my favorite part, the pull quote above. Until now Zillow could bench an agent’s listings and the MLS would find out from an angry phone call. Now Realtracs gets the notification the moment the agent does.
But the real story is the paper itself. Back in April, Realtracs tore up its Participation Agreement and put “the broker owns the listing” in writing. This looks like chapter two of the same strategy: stand up a Data Licensing Platform, Homes.com was the first, now Zillow. The line at the bottom of the press release, “as additional technology providers renew their agreements,” is doing a lot of work. Every vendor pulling a Realtracs feed should expect the same paperwork.
Will AI guardrails in a license agreement actually stop a foundation model from ingesting listings? Probably about as well as robots.txt did. But enforcement starts with terms, and you can’t enforce terms you never wrote down. In the post-settlement world the license agreement is the new rulebook.
Realtracs is still dancing with Zillow. It’s just done lending out its sweetheart without a word in writing.
The Art of the CMA, Second Edition, is a practical field guide for real estate agents to create powerful presentations, win listings and grow their business in today’s challenging market.
HUNTINGTON BEACH, Calif., Aug. 6, 2026 /PRNewswire-PRWeb/ — The US real estate market is rapidly evolving, driven by market forces and advancing technology. Consumers are challenged with affordability, supply constraints, and economic uncertainty.
Real estate agents face their own issues in this low-inventory, high rate scenario, including increased competition and rising operating costs. The Art of the CMA explores how real estate agents can stand out by using data and technology to enhance their own skills and experience.
Consumers have more data than ever. AI and automated tools generate home valuation estimates in seconds. To win listings in today’s dynamic environment, real estate agents must master data storytelling, communicate value, and build trust.
In addition to providing a proven playbook to master comparative market analysis (CMA) tools, the second edition includes updated modern valuation strategies, deeper insights into AI and automation, and practical techniques to help agents differentiate themselves and sell more homes.
“Technology can estimate property values, but only exceptional agents can create massive value for buyers and sellers,” said Greg Robertson, co-founder of W+R Studios and Giant Steps Advisors. “This updated edition is about helping real estate professionals use data more effectively while also strengthening the human side of the business — trust, storytelling, negotiation, and strategy.” New research: 89.6% of agents say CMAs will be more relevant in the future.
A highlight of the second edition is the 2026 Survey of Best Practices for CMAs and Presentations, produced by Giant Steps Advisors and Lone Wolf Technologies.
This survey of 2,165 U.S. real estate professionals focuses on best practices for using CMAs and other technologies to create accurate valuations and winning listing presentations.
• In 2026, 89.6% of agents surveyed believe CMAs will be more relevant in the future, a 22-point jump from the 2020 survey. • About 83% of real estate agents are open to AI-assisted CMA tools • Over 90% of agents cite the MLS as their most trusted data source for comps Rather than becoming less relevant in the age of AI and automation, CMAs appear to be gaining relevance for real estate agents. As the costs of marketing and lead generation rise, agents are paying more to get in front of qualified prospects. Creating an expert CMA helps agents make the most of their valuable time with clients. The expanded second edition includes: • A powerful three-step framework to win more listings • Best practices to create AI-enabled CMAs and listing presentations • Modern scripts, objection handling, and real estate storytelling • New commentary on transparency, compensation, and consumer trust • Original research to inform CMAs and listing presentations • Expanded discussion of Zillow, iBuyers, and consumer expectations
The book is designed for: • Residential real estate agents • Brokers and team leaders • Real estate coaches and trainers • New agents entering the industry • Experienced listing agents seeking differentiation • Real estate professionals adapting to AI-driven consumer behavior
About the book The Art of the CMA is written by proptech innovator and founder Greg Robertson and marketing strategist Charles Warnock. The book presents a toolkit of business, growth, and technology strategies to help agents create a lasting competitive advantage in modern real estate. Industry leaders, brokers, coaches, and MLS organizations are encouraged to share the book with their networks as a training resource for agents competing in today’s market.
About the authors Greg Robertson is a longtime proptech leader with more than 30 years of experience building real estate technology companies. At Giant Steps Advisors, Greg guides industry-leading clients through product strategy, business development, and go-to-market execution. He is co-founder of W+R Studios and a national speaker on real estate technology, data, and growth strategies. He is also publisher of the popular Vendor Alley blog and co-host of the podcasts Listing Bits and Industry Relations.
Charles Warnock is a growth marketer, content strategist, author, and tech journalist based in the San Francisco Bay Area. Charles specializes in marketing strategy and assets for enterprise tech and SaaS companies. He has more than 20 years of experience in real estate, mortgage, proptech, and financial marketing. In addition to The Art of the CMA, he is the co-author of Future Ready: A Changemaker’s Guide to the Exponential Revolution. Learn more at charleswarnock.net.
What real estate leaders say about The Art of the CMA “Outstanding — 34 years’ worth of wisdom presented with smarts and good humor. This book is a gift to any real estate professional that wants to think bigger.” — Brian Boero, CEO, 1000watt
“Greg has distilled over three decades of experience into a blueprint for you to make yourself a better real estate artist. It’s all laid out in a step-by-step format. It’s not just delivering a great CMA. It’s organizing your entire thought process around defining massive value for our clients.” — Sharran Srivatsaa, President of Acquisition.com
“All agents are not created equal. Those who constantly strive to understand and master their markets know the power of the modern CMA platform. It has become the key directional in better presentations, prospecting, and customer loyalty.” — David Charron, Executive Advisor and Former CEO of MRIS
“Greg Robertson and Dan Woolley’s dedication and creativity have enabled them to expand the boundaries of the CMA beyond a presentation tool to a prospecting tool — and a customer-for-life tool. This is a book of tips, checklists, and frameworks designed to help agents win. Learn the Art of the CMA today!” — Victor Lund, Founding Partner, WAV Group; CEO, RE Technology
Media Contact:
Charles Warnock, SF Marketing Labs, 1 408-334-5979, cw@charleswarnock.net, https://charleswarnock.net/ SOURCE The Art of the CMA
“Emily will lead RPR’s strategic engagement across Member Experience (UX), Broker Services, Industry Relations (Association and MLS) and Commercial Services.
Emily brings nearly two decades of experience within the National Association of REALTORS® family, including more than a decade helping shape RPR’s growth. After beginning her career managing commercial outreach, she joined RPR in 2012 and played a key role in building RPR Commercial from the ground up. Throughout her career, she has championed user-centered innovation, helping align technology solutions with the evolving needs of REALTORS®, brokerages, associations, MLSs and industry partners.”
“When homes move into closed or semi-closed channels, that basic fairness can break down. Buyers who are not connected with the “right” agent, broker, or social network may never have the chance to find their dream home. Sellers may lose out on a better deal because fewer buyers know their home is available. Smaller brokerages and agents lose access to critical information that is no longer shared equally.
That should concern anyone who cares about fair housing.”
“Byrd is taking the helm from longtime Canopy Realtors and MLS CEO Anne Marie DeCatsye, but instead of leading both the MLS and the Realtor association, Decatsye’s existing role will be filled by two separate people marking the beginning of a true separation in leadership between the association and the MLS. This move by the greater Canopy organization has been in the works for some time now, after organization leaders felt that more separation was needed despite the MLS and association having separate boards of directors since 2003. “
I just wanted to post this story because I love this picture of Steve so much. Congrats!
The Industry Relations Podcast is now available on your favorite podcast player!
Overview
Rob and Greg recap their time at Inman San Diego — the first Inman keynote without Brad Inman on stage, new CEO Tom Bohn’s mixed reception, and Greg’s fan encounter with his own book. From there they dig into a bigger debate: what’s the actual purpose of real estate conferences, whether panels count as “education,” and how MLS Reset and other events are trying to carve out a clearer mission.
Key Takeaways
Greg’s second edition of “The Art of the CMA” is out; he’s doing speaking engagements and bulk book buys tied to gigs
This was the first Inman keynote Brad Inman didn’t give himself, following the company sale
New CEO Tom Bond’s keynote got mixed reviews from attendees
Inman has shifted toward more agent/broker-centric content and away from organized real estate coverage
Complaint of the episode: Inman San Diego had no real central lobby bar
Rob argues most real estate conferences (outside NAR events) lack a clear purpose or mission
NAR Midyear and Annual are “working conferences” with real votes and lobbying, unlike most others
Brand conferences (like Keller Williams’ family reunion) succeed because their purpose is obvious
T3 Summit, Gathering of Eagles, and RISMedia events each target a specific tier of attendee for marketing/networking purposes
MLS Reset traces its roots back to the Clarity Conference and the MLS executive workshop model
Rob and Greg disagree on whether panel discussions are ever educational
Greg pushes back, arguing conferences can also be valuable as a source of inspiration and storytelling
Rob’s pitch for an ideal conference: two content sessions total, everything else built around networking and an open bar
MLS Reset returns February 22–24 in Scottsdale, the first MLS-specific event of the new year, with sponsorships now open.
SCOTTSDALE, AZ – August 4, 2026 — PRESTA Consultants and Giant Steps Advisors today announced that Cotality and ICE will serve as Platinum Sponsors of MLS Reset 2027, confirmed for February 22–24, 2027 at the Kimpton Miralina Resort & Villas (formerly the Scottsdale Plaza Resort) in Scottsdale, Arizona. The announcement follows the conclusion of the long-running Clareity Conference, whose parent company, Cotality, is now placing its support behind MLS Reset.
The Clareity Conference, a cornerstone gathering for MLS executives and real estate technology leaders for 24 years, held its final event, Clareity26, in Tucson earlier this year. There, Cotality’s Kevin Greene announced the company’s decision to conclude the conference and back MLS Reset, joining PRESTA’s Amy Gorce and Giant Steps’ Greg Robertson on stage to formalize the partnership.
Now in its third year, MLS Reset has established itself as the first MLS-specific event of the calendar year and the only one on the Q1 schedule as an independent, vendor-agnostic forum where MLS executives, technology partners, and industry stakeholders can say the things you can’t say at other conferences and have an honest conversation..
“The PRESTA team and Giant Steps are humbled to carry forward the spirit of what the Clareity Conference built in the MLS community over more than two decades,” said Greg Robertson, Principal of Giant Steps Advisors. “MLS Reset was created to be a place where people can have the honest, unfiltered conversations this industry needs, and we’re grateful to have Cotality and ICE standing behind that mission.”
ICE, among the event’s earliest and most consistent supporters and a Platinum Sponsor since MLS Reset’s inception, returns in 2027, now joined at the Platinum level by Cotality.
Sponsorship opportunities across all levels are open now, and organizers encourage interested partners to secure placement early as commitments come in. Registration for MLS Reset 2027 is also open, along with the event’s discounted hotel room block. Sponsorship details, registration, and hotel booking are all available at MLSReset.com.
EVENT DETAILS
Event: MLS Reset 2027 Dates: February 22–24, 2027 Venue: Kimpton Miralina Resort & Villas (formerly Scottsdale Plaza Resort), Scottsdale, AZ Registration & Hotel: MLSReset.com Sponsorships: MLSReset.com
About PRESTA Consultants PRESTA Consultants provides strategic consulting services to the real estate industry, specializing in MLS operations, technology strategy, and organizational development. For more information, visit prestaconsultants.com.
About Giant Steps Advisors Giant Steps Advisors works with MLSs, vendors, and proptech founders on go-to-market strategies, vendor partnerships, and product decisions. For more information, visit giantstepsadvisors.com.
Media Contact: Greg Robertson · Principal Advisor, Founder · Giant Steps Advisors · greg@giantstepsadvisors.com
