Shadowing Practice: 6 Figures as a Realtor in only 1 year ($100k+) - Learn English Speaking with Video
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Typically, when people decide to get into real estate, it's because they want more for themselves.
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You want a better life, you want a happier family, you want freedom, you want time, and you want money.
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Let's just be real.
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A lot of people, a lot of us get into real estate to make money,
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to be able to spend and go on vacations and provide for our families.
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And so money is very important, and I haven't talked about money enough, which is why I need to get into more money conversations
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with you all making six figures in real estate is not as hard as you think
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now it does require a lot of work
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but what i'm going to do in this video is i
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want to put things into perspective for you i want to give you a tactical plan
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and i'm going to give you some calculations here of how you can really make a hundred thousand dollars attainable
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so that at the end of the year you can you can know
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that you have made a bunch of money and you can do some better things with your life
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time just moves so quickly in this business and
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when you're working on commission like like you're literally just like month to month to month
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but a lot of planning and a lot of things
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that you do a lot of times
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I'm planning like three months in advance six months in advance a year in advance
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you know you may you may make contact with somebody
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and not do a transaction with them for six months to a year later.
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And so you have to think in the long term. And
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so what I want to do is I want to break
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down how you can really make $100 ,000 in real estate in a year.
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So if you're a new agent, this is perfect for you.
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But if you're not a new agent and you just want to make more money, this is going to work.
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I didn't invent this plan.
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It's been out there, but it's what I use every single year when I'm doing my business plan.
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Now my number is a lot higher than $100 ,000 dollars
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but a hundred thousand dollars is a good starting place for a lot of people okay
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and so just just as our goal we are going to say a hundred thousand dollars
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and you may want to get like a sheet of paper to be able to to follow along with me
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but i'm gonna write everything here on the board i know my writing is a little small
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but um just try to follow along with me
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so a hundred thousand dollars what i what i want you to do is divide
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that hundred thousand dollars by 0 .55 that's going to give us 181 818
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so what i just did was i took that hundred thousand dollars
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which is our gci and i divided that by 50 .55
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and that gave us a number
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so now we're going to calculate our business expenses
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i would say a safe number for your business expenses you can you can maybe do like 45
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because 45 is probably going to be a good amount of um things
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that you just like pay for i'm going to multiply this number by 0 .45 81 ,818
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that is our business expenses so we can expect to spend
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that much money on business expenses now i'm gonna i'm gonna divide the business into two sides
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so so as an so as an agent unless you're a really good listing agent
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or unless you maintain a lot of listings you're probably going to work with more more buyers
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And so these numbers are just as an example, you can change these if you want, but I'm going to break this up into two sides
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because we need to know how many listings we need to take
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and listings we need to work with and how many buyers.
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And so I'm going to say you're probably going to do around 30 % with listings
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and then the other 70 % will say that that's for buyers
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so now every everything that i do i'm going to break up on the seller side
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and the buyer side
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and just to make it easier let me i'm going to start at the top for this
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so we have our 30 for sellers and 70 for buyers
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so i'm going to multiply the 181 818 by 30 and then i'm going to multiply by 70%.
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So what that does is that gives us $54 ,545 for sellers and $127 ,272 for buyers.
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What this number tells us, this tells us our gross revenue from both of those.
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So this is how much we need to bring in from buyers
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and this is how much we need to bring in from sellers.
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Now we have to take to account commission so divide both of these numbers by your um three percent
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yeah yes i am using a calculator for this of course
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now we have 1 million 818 166 for our sellers
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and 4 million 242 400 for our buyers this is the amount of money
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that we need to sell in real estate in order to net
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that hundred thousand dollars after we've taken out for our business expenses and for our commission.
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What we need to do now is we want to break
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that down on a even smaller scale so that we can make it attainable.
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These numbers tell us the amount of real estate that we need to sell in order to get to our goal, okay?
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So in order to get that $100 ,000, we need to sell 4 million plus for buyers and a million plus for sellers, okay?
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Now, what I want us to do now is figure out how many transactions that is.
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So you want to divide these numbers by your average sale amount or, you know, the average sales price for your area
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that you work in for for ours it's going to be around 300 000
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so i'm going to use 300 000
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and i'm going to divide both both sides by 300 000
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and that's going to tell me how many transactions i need to do for sellers we're looking at six
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and then for buyers i'm looking at 14
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and y 'all these these numbers i'm i'm rounding up
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because i don't want to deal with like decimals or anything but so i need six seller transactions and 14 buyer transactions.
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Now, I have to take into account my conversion rate now.
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So with conversion rate, these are how many people do I need to meet?
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How many people do, how many appointments do I have to take in order to turn into a successful transaction?
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Now, if you don't know your conversion rate, it's going to come over time as you start to do more transactions,
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but basically start small. So say
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if I talk to 50 people on the phone
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i'll get 10 of those to agree to an appointment with me
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and that's how you're going to calculate your conversion rate
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so my typical conversion rate is around 80 percent um i mean my conversion rate is actually a little higher
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but we're just going to use 80
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because that's that's a good standard for a lot of people
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and so i'm going to um take these numbers
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and divide them by our conversion rate that's going to yield 7 .5 for this one
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and 17 .5 for that
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that number is going to tell us how many listings
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we need to take okay now we need to figure out how many appointments we're going to go on okay
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so i'm going to erase this and start fresh
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now we're going to calculate the conversion rate of appointments
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so this is going to tell us how many appointments we need
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and I'm going to use that same 80 %
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that we used for the other one
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so we're going to divide both sides by 80 %
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so we're going to get nine on that side
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and 22 on the other side so 22 buyer appointments nine listing appointments
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so here comes the fun part we know how many appointments we need
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so let's divide that by 12 months because there are 12 months in a year.
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I don't know why I keep doing plus
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when it's supposed to be divide and
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so I'm going to round this side up to one even though it's a little lower
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and then the other side up to two.
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So now it's time to bring all the numbers together.
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At the end of the day you're going to have to have one listing appointment per month
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and two buyer appointments per month
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but since we didn't use decimals as a whole for the year we need nine listing appointments
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and we need 22 buyer appointment of those nine listing appointments we need to take on seven
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and a half listing and from those buyers we need to take on 17
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and a half buyers and all I'm doing is just going back on the numbers
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that we already did of those listings we only need six of them to sell
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and of the buyers we need 14 of those to close
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I hope you can see what I did here I just literally just went back on all the numbers
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that we came up with and we went backwards to decide what all we need
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but when you break it down like that it changes it
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and it makes it more attainable remember at the end of the day
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we only need to take on one listing appointment or two buyer
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and two buyer appointments a month to hit our hundred thousand dollar goal
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so i hope this information has been helpful to you do this exercise on your own
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and you can replace these with your numbers.
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I am always available for questions or clarification on anything
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so feel free to leave me a comment and
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if you did like this video I would appreciate a thumbs up and a subscribe to my channel.
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I'll see you all soon.
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Vocabulary and speaking notes for this lesson
This speaking lesson is built on the video “6 Figures as a Realtor in only 1 year”. The speaker keeps coming back to these words: buyer, appointment, listing, month, divide. This video has 130 sentences and 1663 words to shadow. The speech runs for 9:07. The speaker talks fast, about 182 words per minute, so expect linked and reduced sounds. 86% of the words are among the 3,000 most common in English; the rest is worth studying before you start.
Key vocabulary in this video
15 words from the video worth learning, with pronunciation and meaning:
| Word | Pronunciation | Meaning |
|---|---|---|
| buyer noun | /ˈbaɪ.əɹ/ | A person who makes one or more purchases. |
| divide verb | /dɪˈvaɪd/ | To split or separate (something) into two or more parts. |
| conversion noun | /kənˈvɝʒən/ | The act of converting something or someone. |
| seller noun | /ˈsɛlɚ/ | Someone who sells; a vendor; a clerk. |
| transaction noun | /tɹænˈzækʃən/ | The act of conducting or carrying out (business, negotiations, plans). |
| listing noun | /ˈlɪstɪŋ/ | The action of the verb to list. |
| expense noun | /ɪkˈspɛns/ | A spending or consuming, often a disbursement of funds. |
| calculate verb | /ˈkælkjʊleɪt/ | To determine the value of something or the solution to something by a mathematical process. |
| gross adjective | /ɡɹoʊs/ | remarkably great, big, vast in an often unpleasant way; (of behaviour) Highly or conspicuously offensive. |
| helpful adjective | /ˈhɛlp.fl̩/ | Furnishing help; giving aid; useful. |
| sheet noun | /ʃit/ | A thin bed cloth used as a covering for a mattress or as a layer over the sleeper. |
| vacation noun | /veɪˈkeɪ.ʃən/ | An extended trip or journey away from home for rest or pleasure. |
| yield verb | /jiːld/ | To give as a result or outcome; to produce or render. |
| subscribe verb | /səbˈskɹaɪb/ | To write (one’s name) at the bottom of a document; to sign (one's name). |
| thumb noun | /ˈθʌm/ | The shortest and thickest digit of the hand that for humans has the most mobility and can be made to oppose (moved to touch) all of the other fingers. |
Phrasal verbs you will hear
| Word | Meaning |
|---|---|
| figure out verb | To come to understand; to discover or find a solution; to deduce. |
| go back on verb | To be treacherous or faithless to; to betray. |
| come over verb | To affect in a sudden, unprecedented or surprising manner; to overwhelm a person's ordinarily contrary impulse. |
| come up with verb | To manage to produce, deliver, or present (something) by inventing, creating, thinking of, or obtaining it. |
Pronunciation to watch
The speaker uses 52 contractions and reduced forms, such as I'm, you're, we're. Say them the short way, as you hear them.
- The “sh” and “zh” sounds: conversion /kənˈvɝʒən/, transaction /tɹænˈzækʃən/, sheet /ʃit/, vacation /veɪˈkeɪ.ʃən/, calculation /ˌkælkjuˈleɪʃn̩/
- Long words — get the stress right: calculator /kæl.kjə.leɪ.tɚ/, clarification /ˌklæɹɪfɪˈkeɪʃən/, attainable /əˈteɪ.nə.bəl/
How to practise with this video
- Listen to the whole video once without speaking and note the words you do not know.
- Start at 0.75× speed, shadow it sentence by sentence, then go back to normal speed once it feels easy.
- Record yourself and compare with the original, paying attention to words like buyer, divide, conversion.
What is the Shadowing Technique?
Shadowing is a science-backed language learning technique originally developed for professional interpreter training and popularized by polyglot Dr. Alexander Arguelles. The method is simple but powerful: you listen to native English audio and immediately repeat it out loud — like a shadow following the speaker with just a 1–2 second delay. Unlike passive listening or grammar drills, shadowing forces your brain and mouth muscles to simultaneously process and reproduce real speech patterns. Research shows it significantly improves pronunciation accuracy, intonation, rhythm, connected speech, listening comprehension, and speaking fluency — making it one of the most effective methods for IELTS Speaking preparation and real-world English communication.