On a recent episode of Inside Georgia Real Estate, host Shelly Winter welcomed Deborah Morton of The Agency Atlanta back from a season of professional conferences, coaching, and industry training. The big theme was simple and powerful: real estate is changing fast, and the people you hire should be changing with it.
Below is a breakdown of what Deborah is watching as we head into 2026, plus real listener questions that hit on financing, condos, estates, roommates, and smart planning for families.
Conference season and the mindset that matters most
Deborah’s starting point was not real estate specific, it was professional: growth requires ongoing learning. In her words, you do not take your foot off the gas. Industries evolve, tools evolve, laws evolve, and the market evolves. If your agent is not investing in education, the risk is not theoretical. It becomes your risk.
The 2026 watch list: consolidation, data, and how power shifts
1) Brokerages are consolidating
Deborah shared that a major merger and acquisition has created a much larger umbrella across multiple brokerages. Consolidation can bring efficiencies at scale, but it can also raise questions consumers should care about:
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Who controls the standards and systems agents must use?
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What happens to pricing, fees, and “add-on” costs?
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Does competition improve, or shrink?
Her personal concern was straightforward: monopolies in any industry can be dangerous, especially when consumers have fewer truly independent options.
2) The real asset at stake is data
Deborah emphasized that real estate has become deeply tech-enabled, and not just in marketing or reports. The deeper issue is consumer data, including:
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Property and ownership data
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Search behavior and buying intent
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Broader consumer habits connected to living in metro areas and being online
Her point was not to be alarmist. It was to be realistic. If you are online, data exists, and the question becomes who collects it, how it is used, and whether consumers understand what they are agreeing to.
She referenced how platforms like Zillow built an early lead by collecting data for years, and she noted that legal pressure, including class actions, could influence where the industry goes next.
“Did 2025 help consumers or hurt consumers?”
Deborah’s answer was balanced: for every negative, there’s a positive. The real job of a trusted advisor is to stay on top of change and reduce the chance a client gets surprised by it.
Her line in the sand was transparency. Change is not automatically bad. Unclear change, undisclosed change, and confusing change are where consumers get harmed.
Why training matters to you if you are buying or selling
Shelly asked the key question every homeowner should ask: “Why is your continuing education important to me?”
Deborah’s answer was direct: it protects you.
At the basic level: contracts are legal documents
Georgia Association of Realtors forms and contracts are standardized, but they are also constantly updated as laws and rules change. If your agent is behind:
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You could sign something without understanding the impact
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You could take on liability you did not anticipate
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You could miss deadlines, disclosures, or key protections
At the advanced level: marketing and execution decide outcomes
If you are paying someone to sell your home, you deserve a professional who stays current on:
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Modern marketing channels and consumer behavior
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Listing presentation, positioning, and pricing strategy
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Global exposure and distribution options when appropriate
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Systems that prevent details from falling through the cracks
Deborah also highlighted a real operational point: many agents are solo and “wear all the hats.” A strong team and process can mean fewer missed steps and a smoother experience, because at the end of the day, you only care about results.
Listener Q&A: real problems, real solutions
Dan in Augusta: “I own a home free and clear. How do I buy before I sell?”
Dan wanted to buy a $600,000 home and explored a bridge loan, but ran into income and ratio limits at a conservative bank.
Deborah’s guidance:
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Different lenders have different requirements, and some are far more conservative than others
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Bridge loans can work, but there are also buy-before-you-sell programs
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You should shop options and stay in the driver’s seat
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If one bank puts you in a box, that is not the end of the road
Key takeaway: the mortgage world is broad, and the right lender match matters.
Jay in Locust Grove: “I held the lien. The buyer passed away. Now what?”
Jay described a situation where he financed a home himself, the buyers passed away, and he could not get the property back into his name. He was also paying taxes.
Deborah’s guidance:
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This is attorney territory, and you should get legal help right away
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If there is an unpaid balance, foreclosure may be an option
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Property taxes must be handled, or the county becomes part of the problem
Key takeaway: when estates, title, and unpaid balances intersect, do not DIY it. Get legal guidance fast.
Anthony in Buckhead: “My condo sat for six months. Is Buckhead condo demand that bad?”
Anthony had a condo at Ten Terminus listed for six months with very few showings and no offers.
Deborah’s guidance focused on two realities:
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HOA and insurance costs have risen, and monthly carrying costs can scare off financed buyers
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Some buildings are non-warrantable, meaning conventional or FHA financing may be limited
She also noted 2025 was an unusually low transaction year, which created a difficult environment, especially for condos where affordability pressure is intense.
Key takeaway: condos today sometimes require more than marketing, you may need a strategy that includes financing solutions buyers can actually use.
Noel in Lithonia: “Can I rent two rooms in my condo?”
Noel bought through NACA, has HOA fees, and wanted to rent two rooms.
Deborah’s practical guidance:
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Start with your HOA covenants and restrictions
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Consider issues like parking and rules for occupants
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A written agreement with a roommate is smart
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If you are unsure, review your closing documents and loan terms
Key takeaway: most people simply need clarity on HOA rules and a solid written agreement.
Bob in East Cobb: “Should I add my adult child to title so probate is easier?”
Bob wanted to make things easier for his 23-year-old son.
Deborah’s guidance:
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An attorney can help with a quitclaim deed or other deed structure
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You may be able to set it up with survivorship rights to reduce probate headaches
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Adding someone to the mortgage is usually unnecessary, and might not be desirable
Key takeaway: planning ahead is a gift to your family, but get it done correctly with professional help.
Anna in Jasper: “I am $100K short finishing my build. What now?”
Anna had a commercial property, pulled cash out, and still needed funds to finish a house.
Deborah’s guidance:
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One option is a construction loan that later rolls into a mortgage
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Another is exploring additional financing tied to the commercial asset
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Start with your existing bank relationship first
Key takeaway: the right financing path depends on structure, timeline, and the lender’s appetite, but there are usually options.
The bigger lesson: hire the pro who stays ready
This episode was a reminder that the real estate transaction you are in is not isolated from the broader industry. Contracts evolve. Tech evolves. Financing evolves. The professionals who serve you should be evolving too.
If you want help sorting through your next step, whether it is selling, buying, condo strategy, or connecting with vetted pros like lenders and attorneys, you can reach Deborah through insidegeorgiarealestate.com.
Important disclaimer: This blog is for general information only and is not legal, tax, or financial advice. For your specific situation, consult the appropriate licensed professional.
