What if the worst time to sell your home is actually when everyone tells you to list it? In this episode I sit down with Ryan Bruen, a third-generation agent with Coldwell Banker in New Jersey whose data-driven approach to real estate has helped him close over 31 transactions in 2025 at price points ranging from $600K to $2M – all in his local market.

Ryan breaks down why most sellers are asking the wrong questions, how to read market data that is always 30 to 90 days behind reality, and why the in-person connection still drives more business than every digital lead source combined.

Inside this episode:

Why listing in spring when buyers are plentiful can actually hurt your sale
How to spot the real question hiding behind what your client is actually asking
Why most publicly available market data is already outdated by the time you see it
The two-column spreadsheet Ryan uses to trace every deal back to its true origin
How shadowing experienced agents turned transaction exposure into a 31-deal business

Want to connect with Ryan? Follow Ryan on Instagram: @bruenrealestate Visit Ryan's website: bruenrealestate.com

Whether you are a new agent trying to learn fast or a seasoned pro looking to sharpen your client consultations, this episode will change the way you think about timing, data, and where your next deal is really coming from. Subscribe, share, and follow for more interviews like this.

The Neighborhood Realtor is proudly sponsored by Treadstone Funding and Neighborhood Loans. For more tangible tips in real estate marketing, check out Matt's book, The Tangible Action Guide for Real Estate Marketing available on Amazon.
🔑 Treadstone Funding: https://www.treadstonemortgage.com/
🔑 Neighborhood Loans:https://neighborhoodloans.com
🔑 Real Estate Marketing Guide: https://www.amazon.com/TAG-Tangible-Action-Guide-Marketing/dp/1698339747
📲 Learned something new, or have a suggestion? Message Matt Muscat on Instagram!

🏛️ Treadstone Funding propelled by Neighborhood Loans NMLS 222982 “Illinois Residential Mortgage Licensee No. MB.6759826. neighborhoodloans.com/licensing For licensing information, go to www.nmlsconsumeraccess.org