Purchasing a home with all cash gives buyers a big advantage 

The tight housing market of the last few years gave home sellers a substantial edge. Many buyers had to bid over a home’s asking price just to have their offers considered. That led some savvy shoppers to make all-cash offers on homes, as it offered more certainty for sellers (making those bids more appealing) and gave buyers some much-needed negotiating power.  

Although many predicted the housing market would loosen up in 2025, economic uncertainty and high mortgage rates have upended those hopes. Not surprisingly, the strategy of paying all-cash for a new home – which became increasingly common in recent years – may be an even more valuable tool in 2025.  

An increasingly popular homebuying strategy looks better than ever 

If you’re a prospective or first-time homebuyer without much equity, or you didn’t successfully navigate the stock market, putting in an all-cash offer can feel like a far-fetched strategy, not worthy of consideration.  

However, what some prospective buyers might not realize is that all-cash homebuyers can pay on average 10% less than mortgage buyers, according to a study from University of California San Diego Rady School of Management.  

All-cash offers can benefit both buyers and sellers in ways that go beyond a lower sales price.  

All-cash offers may save buyers money 

Because sellers sometimes lower their asking price for all-cash offers, buyers can often save money on the home’s sale price. For buyers who already own a home, an all-cash approach may help dodge the financial strain of qualifying for two mortgages at once. It also means avoiding double mortgage payments and carrying costs while waiting for the existing home to sell. 

More certainty for sellers 

Sellers often look more favorably at all-cash offers because they tend to provide greater certainty and dependability that the deal will go through. Sellers don’t have to wait out contingencies, such as the loan approval process, related appraisals and other factors.  

In fact, the appeal of all-cash offers can be so strong that it’s not unusual for sellers to accept an all-cash offer even if it wasn’t the highest bid for a home. The slightly lower sale price often seems like a good tradeoff in exchange for increased certainty that the deal won’t fall apart and a faster closing. 

All-cash buyers have more negotiating power 

The perception that cash offers are more likely to close also gives buyers more leverage when it comes to negotiating with sellers on price, closing terms and other contingencies. Sellers are aware that all-cash offers can proceed more efficiently and with fewer hiccups, so they’re more willing to bargain with those buyers over a variety of considerations. 

Faster closing times 

All-cash home sales can often close more quickly than sales financed with mortgages, with many realtors sharing an all-cash sale can be completed in just two weeks. Remember that sellers typically have timelines of their own they must deal with, such as moving dates, closing times on their new properties, estate sales, and so on.

  

All-cash offers can make it easier to buy and sell a home at the same time 

Coordinating the sale of an existing home with the purchase of a new one can be stressful, whether buyers must sell first to qualify for a new loan or simply want to avoid carrying two mortgage payments.  

Many homeowners need to sell their current property before they can qualify for a new mortgage. An all-cash offer helps eliminate contingencies, allowing the buyer to secure the next home first and move at their own speed, making it easier to secure the new home even while their current one is still on the market. 

Some buyers can qualify for two mortgages but worry about carrying both payments. An all-cash offer can simplify this process by making their purchase more competitive and closing faster, giving them greater flexibility and peace of mind when buying and selling at the same time. 

Conclusion 

Given the many uncertainties facing the housing market in 2025, the strategy of offering all-cash for a home seems more appealing than ever for both buyers and sellers. In an environment challenged by limited home inventory and tighter lending requirements, all-cash homebuying strategies offer a viable lifeline for some to obtain their homeownership dream.  

Miguel Villegas is the Director of NAF Cash.

This column does not necessarily reflect the opinion of HousingWire’s editorial department and its owners.

To contact the editor responsible for this piece: zeb@hwmedia.com.

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Castle, beachfront mansion sold in twin mega deals

Mega deals from the beachfront to the canals

Twin mega deals have ignited the Gold Coast’s prestige market, with local buyers dropping more than $30 million across two landmark sites.

The week’s richest sale was $17m for a mansion on Hedges Ave, Mermaid Beach, which had been held by the same family for 25 years.

Ray White Malan + Co agents Dan Donovan and Conner Malan handled the off-market deal, which set an eye-watering benchmark for the coveted oceanfront stretch known as Billionaire’s Row.

The Hedges Ave home sold for $17m

Meanwhile, a sprawling waterfront estate on Sovereign Islands changed hands for $14.5m.

The seven-bedroom, nine-bathroom house on a 1,458 sqm canalfront lot featured a distinctive medieval-style facade and was known locally as “the castle”.

Coastal agent Edin Kara negotiated the sale.

Back at the beachfront, the sale of 129 Hedges Ave equated to $41,975 per square metre – eclipsing another 405 sqm block snapped up earlier this year for $16.75m.

Records show the property had been owned by Louise Gordon since December 2000, when it was purchased for $1.55m.

The house was designed by Bayden Goddard more than 20 years ago

The owners enlisted architect Bayden Goddard, with the mansion one of the first of many he would design for wealthy clients along the Gold Coast’s most famed stretch of sand.

The agents would not comment beyond a social media announcement, in which the home was described as a “timeless beachfront residence” with 10 metres of waterfrontage.

The buyer was swapping a Main River residence for the prized oceanfront parcel.

“We were working with the buyer for a few months showing him a range of different options in the area,” Mr Donovan said.

“Ultimately, it was too hard to turn down this beautiful beachfront property.”

55 Knightsbridge Parade West, Sovereign Islands

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He said the sale, “solidified the strength of the beachfront market”.

PropTrack data shows house prices in Mermaid Beach were up 9 per cent over the past 12 months to a median of $3.59m.

Sovereign Islands agent Mr Kara described the property at 55 Knightsbridge Parade West as “spectacular”.

Records show it last changed hands in 2012, when it was purchased for $5.325m by John Corbett. The house had been on the market several times since, but no buyer was secured.

“The market has moved, and I’d been talking to a local buyer who had shown some interest,” Mr Kara said.

The property known as The Castle sold for $14.5m

“It was on the market but the price was a little too high, so it was really just a matter of getting the price and the conditions right.

“And really, when you look at construction prices and the land value of such a large block, this was spectacular value for money for such a solidly built five-level sandstone house.”

Mr Kara said despite soaring home prices over the past few years, the Gold Coast’s prestige market still offered great value, particularly for interstate and international buyers.

“I think the Gold Coast is still sort of a sleeping giant. Prices are still too low,” he said.

A typical house in Paradise Point encompasssing the gated estate of Sovereign Islands costs $2.2m, up 20.4 per cent from last year.

The post Castle, beachfront mansion sold in twin mega deals appeared first on realestate.com.au.

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Abandoned Otway Shire council office reborn as a groovy 1970s home

A glam 1970s-inspired conversion has given an abandoned Otway Shire office a groovy rebirth as a quirky residential home.

Once the municipal heart of Beech Forest, the distinctive brown brick building was in dire condition before current owner Lorraine Tribe revived it with a sympathetic mid-century makeover.

Ms Tribe said several years of sitting vacant had taken its toll on 6 Main Rd, Beech Forest, where the ceiling was caving in and every window smashed by vandals.

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The former Otway Shire office building at 6 Main Rd, Beech Forest, is now a private four-bedroom house.

Mirrored wall tiles feature in the former council chamber turned lounge.

“It was absolutely disgusting,” Ms Tribe said.

“When we went to see it as you walked in the door there was this big hole in the roof and all the rain came in and it was completely flooded with mouldy carpets.

“But the most difficult part of it was that it was like Rapunzel’s castle in the that the vines and blackberries had grown around it so ferociously that you couldn’t even go around the property.”

The former council office, completed in 1979, was sold off in the late 1990s after the Otway Shire was abolished and amalgamated into the Colac Otway Shire and later become a private residence.

Through the dense overgrowth, Ms Tribe fell in love with its 1970s style, particularly the floor-to-ceiling windows in every room, and its solid construction.

The modern kitchen has a Smeg oven, stone benchtops and a built-in pantry.

A chandelier has been added to the atrium ceiling in the entrance foyer.

Every room has a beautiful garden view.

“When you are buying properties in these treed areas it’s very rare to get something that’s completely fireproof,” she said.

“It has been solidly built with all metal and brick and concrete.”

She’s kept as many original features as possible and beefed up the 1970s vibe with mirrored tile feature walls, chandeliers and a vintage burgundy fireplace that will have you reaching for a martini.

Visitors still arrive via the original entrance foyer with its atrium-style ceiling, while the old council chambers is now a vast living space.

Original timber office partitions have been incorporated into the redesign, where they separate a contemporary ensuite from the main bedroom.

There are three bathrooms, including an ensuite hidden behind original partition walls.

All the plumbing has been replaced has part of the bathroom renovations.

Even the women’s toilets have been retained and renovated with a floral orange theme – taking the total number of toilets at the house to five.

Ms Tribe said given the beautiful Otway setting, the floor-to-ceiling windows were the hero.

“There is no room in that building where you don’t feel like the outside is inside,” she said.
Richardson, Colac agent Jake Theodore is calling for expressions of interest in the 758sq m property by May 27.
Price hopes are $850,000 to $900,000.
He said the vendors had done a magnificent renovation, as the former council chamber was in “dire straits” when he sold it to them almost three years ago.

The post Abandoned Otway Shire council office reborn as a groovy 1970s home appeared first on realestate.com.au.

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MORE Seller Financing wants to debunk ‘the bad rap for wraps’

In an era of high mortgage rates and stagnant home sales, a real estate transaction model is making waves by reintroducing and standardizing a once-popular financing method.

Ryan Leahy, the founder of MORE Seller Financing, said his company has created the first nationwide platform to bring consistency, compliance and clarity to seller financing — a practice that has been relatively diminished in the mainstream market.

“We are the very first company in the country to standardize the seller financing process, put a wrapper around it, brand it and call it MORE,” Leahy told HousingWire. “And we show sellers how to get more money for their home, and we show buyers how to buy more home for less money.”

Modern bridge for buyers, sellers

Seller financing, a method by which a home seller provides direct financing to the buyer, saw popularity in the 1980s and ’90s when traditional interest rates soared. Today, Leahy sees a similar affordability crisis.

“Why is the real estate market stuck right now? Most people think it’s because of interest rates,” Leahy said. “Every single buyer I ask, ‘Would you buy a home today if you could get a 5% rate with no points, streamline underwriting, closing fast?’ Every single one of them says, ‘Absolutely.’”

MORE’s model offers a short-term bridge loan — typically around three years in length — that’s designed to give buyers time to refinance or secure permanent financing.

“We’ve done them as short as six months and as long as seven years. It’s totally dependent upon the buyer and seller,” Leahy said. “But we recommend three years as a starting point.”

According to Note Investor, there were 89,890 real estate transactions completed in 2024 using seller financing — up slightly from 2023. These sales represented $30.3 billion in volume, an 8% year-over-year increase.

Over the past decade, the number of seller-financed deals has consistently ranged between 83,000 and 116,000 per year.

More than two-thirds of last year’s transactions occurred in only 10 states, with Texas accounting for 25.1% on its own. Seller financing spans residential, commercial and land transactions, with residential making up 63% of all deals over the past three years, Note Investor reported.

Client profiles

Though the affordability issue impacts a broad range of buyers, MORE is currently focused on higher-end homes.

“Our target audience is $600,000 and up,” Leahy said. “It seems that people that are buying $600,000 and up have financial literacy to where they get it right away. It seems that (buyers of lower-priced homes) just don’t have the 20% to put down.”

Leahy emphasized that his company’s approach helps individuals who don’t fit the traditional lending mold.

“I’ve helped a lot of divorcees who have terrible credit and people that are a few months out of bankruptcy get into a home. Credit score isn’t everything,” he said. “They’ve got $500,000 in the bank, they make $200,000 a year, they got their stuff together. They just had life happen. Maybe a car accident or a similar event wiped them out.”

Bad rap for wraps

At the center of MORE’s offering is the legal structure known as a seller financing wrap — or “wraparound mortgage.”

“From 2007 to 2013, wraps got a really bad rap because the sellers got in financial trouble and kept the buyer’s money and didn’t make the mortgage payments,” Leahy explained. “Ultimately, the house went into foreclosure. Buyers who had never been late got foreclosed on.”

To avoid these issues, MORE integrates professional servicing and legal safeguards.

“We have a servicing company that comes in,” Leahy said. “We have a law firm that’s closed more than 25,000 of these transactions, and never had a due-on-sale clause.”

According to Leahy, his team includes 16 full-time professionals and three separate law firms that constructed the program with guidance from industry attorneys and regulatory experts.

“In 2022, the state of Texas became the first state in the U.S. to add seller financing and wraps to the Texas property code,” he said. “I took that framework and used it as the basis for the entire United States. This can solve so much pain around the country for affordability.”

Best of both worlds, eXp partnership

The idea behind MORE is rooted in Leahy’s extensive mortgage background.

With more than two decades of experience and 3,000-plus transactions under his belt, Leahy said he aimed to fuse an institutional lending structure with the flexibility of creative finance.

“What I did is I married the best practices of conventional lending and best practices of seller financing and brought them together,” he said.

Next week, MORE will formally launch its seller financing partnership with eXp Luxury — the high-end division of eXp Realty.

Leahy said this rollout will help introduce the program to more sellers of luxury properties who are struggling to find qualified buyers in a tight lending market.

“Every single buyer is preapproved through MORE Lending,” Leahy explained. “We structure the transaction, make sure through our law firm that it’s legal, compliant, enforceable, then we bring the transaction together.”

Rates for buyers through MORE’s model typically hover between 3.99% to 4.99%, depending on the seller’s underlying mortgage and flexibility.

“There are tens of thousands of sellers that are willing to offer you a below-5% interest rate today,” Leahy said. “Why are you waiting?”

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eXp Realty launches UPGRADE community with new hire

Vija Williams — a longtime real estate executive and current head of industry at technology platform PLACE — is joining eXp Realty, where she will launch a new agent-focused initiative called UPGRADE.

Williams, who also co-owns the Seattle-based Vija Real Estate team, described the move not simply as a career transition but part of a broader push to support real estate professionals across multiple dimensions of life and work.

“This is more than a move, it’s a mission,” Williams said in a statement. “I’m joining eXp Realty to build the UPGRADE community with eXp powerhouse Spring Bengtzen.”

The UPGRADE community — an acronym for Unlock Potential, Grow Real Estate, And Design Everything — is positioned as a multifaceted platform with a focus on personal development, health, business, leadership, investing and lifestyle.

Williams will also collaborate with Dan Beer — a prominent figure within eXp and leader of the Fast Forward Movement, one of the company’s most active agent networks.

“This is about multiplying impact,” Williams said. “I’ve transformed my own life physically, financially, emotionally and now I’m building UPGRADE at eXp to help others do the same. We’re curating a space where high performers are surrounded by people who challenge and elevate them.”

Leo Pareja, CEO of eXp Realty, praised the move.

“Vija Williams is one of the most visionary leaders in our industry, and we are thrilled to welcome her to eXp,” Pareja said. “Her UPGRADE community is exactly the kind of transformational initiative that aligns with our values of innovation, growth, and agent empowerment.”

Williams — a national real estate speaker and former podcast co-host — brings more than two decades of industry experience to her new role.

She previously served as president of Ben Kinney Brokerages, where she oversaw agent growth from 1,250 to more than 1,750 and helped drive a 251% increase in sales volume over three years.

She also announced that she’s joining Jon Cheplak’s coaching platform, expanding her work as a performance coach for high-level team leaders.

Even with the move to eXp, Williams will remain in her current role at PLACE, where she coaches and consults with top-producing agents and teams.

“eXp Realty gives me the platform and tools to create transformational growth for our community,” Williams said. “We’re building something truly special with UPGRADE, and this is just the beginning.”

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UWM rolls out AI tools to analyze rivals’ offers, virtually assist borrowers

United Wholesale Mortgage (UWM) is rolling out new artificial intelligence (AI)-powered tools designed to help brokers analyze competitors’ loan estimates and assist borrowers online. The tools aim to improve retention as refinancing activity is expected to rise.

The company announced the launches during its UWM Live! event on Thursday in Pontiac, Michigan, amid intensifying competition and M&A activity across the mortgage industry.

The move also comes as UWM brings its servicing operations in-house. That followed the termination of its contract with Mr. Cooper due to its acquisition by Rocket Mortgage. 

The loan estimate optimizer, dubbed LEO, identifies “gaps and opportunities” line by line, enabling brokers to offer better deals to borrowers.

Brokers can drag and drop a loan estimate into UWM’s platform to begin the analysis. From there, they gain access to reduced title fees, appraisal credits or basis points to improve pricing.

Mat Ishbia, president and CEO of UWM, likened LEO to having the most intelligent loan officer in America review an estimate in seconds and advise “how to beat it.” He told roughly 6,000 attendees at the event that “LOs aren’t getting replaced by AI, but LOs who don’t use it will get replaced.” 

Jason Bressler, UWM’s chief technology officer, said LEO was built to quickly scan, extrapolate and analyze loan estimate data, offering “true education” on how other lenders sell mortgages.

LO assistant

UWM also launched MIA, a virtual loan officer assistant focused on client engagement. Built by the company’s in-house technology team, MIA can be customized with brokers’ branding and is designed to make calls, send messages, schedule appointments and collect callback information.

MIA reminds clients about upcoming payments 20 days after their loan closes. It also regularly checks in with past borrowers, notifying them when interest rates drop and they become eligible for refinancing.

“Consistent follow-up with past clients is one of the biggest challenges loan officers face, and MIA handles that for them, from thanking them for their business after a closing, to reaching out to them regularly staying in touch, to calling them when their rate could be lowered and scheduling meetings with their LO,” Ishbia said in a statement.  

The assistant allows LOs to focus on higher-value tasks, such as attending open houses or building relationships with real estate agents. Ishbia said that UWM wants LOs to be “doing $500 work, not $15 work.” 

Bressler said MIA is a technological revolution in the sense that it “hypes up the loan officer, pulls up data points on the LOs, and knows different loan types.”

MIA arrives as UWM shifts its servicing operations in-house following Mr. Cooper’s agreement to sell to rival Rocket Mortgage. Ishbia said the company is already answering servicing calls 24/7, and MIA — which is eventually expected to support multiple languages — will be a key part of that strategy.

As for potential early payoffs (EPOs) tied to refis, Ishbia said that “EPOs mean we’re doing a lot of business.”
The introductions of LEO and MIA also come on the heels of UWM’s stated goal to double its origination volume to $280 billion over the next three years. The company also recently unveiled six new AI-powered technologies.

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The 5 best real estate schools in Washington, D.C. for 2025

If you’re thinking about becoming a real estate agent in Washington, D.C., you’re not alone. From historic brownstones to modern high-rises, D.C.’s housing market has something for everyone. But first, you have to get a real estate license. But, with so many schools offering real estate courses, how do you know which one is actually worth your time and money? That’s where we’re here to help.

We’ve done the legwork for you and reviewed real estate schools in D.C. to narrow it down to five that truly stand out. Whether you’re looking for online flexibility, in-person support or a direct path into a brokerage, there’s an option here that’ll help you launch your career. Let’s break down the best real estate schools in D.C. so you can focus on passing your exam and getting your career off the ground.

5 best real estate courses in Washington, D.C. for 2025: Our top picks

Logo-Colibri-wide

Best for flexible, self-paced online learning

Colibri Real Estate

From $319

Jump to details ↓

VISIT

Weichert Real Estate School logo

Best for brokerage based training

Weichert Real Estate School

From $295

Jump to details ↓

VISIT

Logo-300x100_The-CE-Shop

Best for affordable, interactive online courses

The CE Shop

From $339

Jump to details ↓

VISIT

Cooke Real Estate School logo

Best for local, instructor led classes

Cooke Real Estate School

From $259

Jump to details ↓

VISIT

GCAAR logo

Best for in-person learning with Realtor networking

Greater Capital Area of Association of Realtors (GCAAR)

From $200

Jump to details ↓

VISIT

5 best real estate courses in Washington, D.C. for 2025: Our top picks

Best for flexible, self-paced online learning

Colibri Real Estate

From $319

VISIT

Jump to details ↓

Best for brokerage based training

Weichert Real Estate School

From $295

VISIT

Jump to details ↓

Best for affordable, interactive online courses

The CE Shop

From $339

VISIT

Jump to details ↓

Best for local, instructor led classes

Cooke Real Estate School

From $259

VISIT

Jump to details ↓

Best for in-person learning with Realtor networking

Greater Capital Area of Association of Realtors (GCAAR)

From $200

VISIT

Jump to details ↓

Colibri Real Estate: Best for flexible, self-paced online learning

Logo-Colibri-wide

Starting price: $319

Colibri Real Estate is one of the most well-known names in online real estate education. Their intuitive, easy-to-use platform is perfect for busy students who are looking for flexibility in completing their coursework at their own pace. With multiple course packages to choose from, all classes are fully online and offer instructor support when you need it.

The basic Washington, D.C. prelicensing course includes 60 hours of required education, which includes progress tracking, narrated audio and three study guides. They also offer higher-tiered packages, which include their pass or don’t pay guarantee, CompuCram Exam Prep and live instructor Q&A sessions to help you pass your exam on the first try. If you’re looking for a flexible, supportive online real estate school with a solid reputation, Colibri is the perfect fit.

Why people choose Colibri (Source: YouTube)

Pros & Cons

  • Fully online, intuitive platform
  • Multiple course packages to choose from
  • Pass or don’t pay guarantee
  • Self-paced coursework with progress tracking
  • CompuCram Exam Prep available
  • No live or in-person classroom learning
  • Exam prep and add-ons cost extra
  • Customer support times can vary
  • No professional development or job placement services provided
  • Limited local networking opportunities

Features

  • Course formats: 100% online, self-paced courses
  • Course access: 6 months from the date of purchase
  • Refund policy: Full refund within 30 days if the course is less than 50% complete
  • Guarantees: “Pass or Don’t Pay” guarantee included in higher-tier packages
  • Exam prep: CompuCram Exam Prep included in higher-tier packages
  • Student support: Instructor Q&A access, email support, and live chat
  • Final exam: Required at the end of the 60-hour course with unlimited attempts to pass

Pricing

Colibri offers four different course packages ranging from $319 to $599, but they frequently offer promotions to bring that price down quite a bit. Be sure to check out their promotion offered through HousingWire.

  • The Basics ($319):  60-hour pre-license course and three study guides 
  • Exam Preparation ($419): The basic package plus the CompuCram exam prep package. 
  • Exam Preparation Plus ($489): The exam preparation package plus interactive live instruction for instructor Q&A and the exam prep webinar series.
  • Ultimate Learning ($599): The exam preparation plus package plus one year access to their Career Booster Pack, which includes how-to videos and job aids.

Enroll Now & Save 50%

Use promo code HousingWire50 at checkout

Weichert Real Estate School: Best for brokerage training

Weichert Real Estate School logo

Starting price: $275

When you hear Weichert Real Estate, you probably think of a real estate brokerage – and you’re right. They’ve taken their brokerage to the next level by using their solid reputation to create a real estate school that combines education with real-world brokerage experience. Their prelicensing courses are taught by industry professionals and designed to help move you from the classroom to the closing table.

Courses are offered in self-paced, live virtual and in-person learning formats, giving you the flexibility to choose the format that best fits your learning style. They focus on helping you understand the material, passing your exam and launching your real estate career – all in one place.

Pros & Cons

  • In-person, live virtual and self-paced courses
  • Local instructors
  • Career potential with Weichert after passing the exam
  • Competitive pricing
  • Instructor accountability and guidance
  • Self-paced course offers limited support
  • Limited class times for live instruction
  • Interface can feel a bit more dated
  • Career support is limited to working with Weichert
  • Upgraded course features are limited

Features

  • Course formats: Live virtual, self-paced and in-person course options
  • Course access: Based on the course schedule; self-paced has access for six months from the date of purchase
  • Refund policy: Refunds are available if requested before the course is started
  • Guarantees: No pass guarantee
  • Exam prep: Built into the course packages; stand alone exam prep available
  • Student support: Direct support from instructors during class; administrative support available by phone or email
  • Final exam: Proctored final exam is required at the end of the course

Pricing

Weichert Real Estate School offers an affordable way to obtain your D.C. real estate license. From self-paced to in-person courses, pricing includes live instruction, course materials and exam prep.

  • Self-study online only ($295): 60-hour prelicensing course online
  • In-person course ($275): 60-hour prelicensing course offered taught in-person 
  • Live virtual ($275): 60-hour prelicensing course taught by instructors over a virtual platform

Enroll in Weichert Real Estate

The CE Shop: Best for affordable, interactive online courses

Logo-300x100_The-CE-Shop

Starting price: $339

The CE Shop is one of the most popular choices for real estate education. Their platform is fully online and provides a modern learning experience. Their platform is interactive with progress tracking to keep you focused on crossing the finish line. With in-course quizzes and interactive study guides, The CE Shop gives you the flexibility of learning at your own pace – anytime, anywhere.

For D.C., their 60-hour prelicensing course is offered in multiple course options from just the course to their premium package that includes all the bells and whistles. Upgraded packages include additional features like exam prep, a pass or don’t pay guarantee and study guides with professional support.

Agent essentials (Source: YouTube)

Pros & Cons

  • Fully online, self-paced learning
  • Interactive platform with progress tracker
  • Multiple course packages to choose from
  • Five-day free trial
  • Pass or pay guarantee on select packages
  • No live instruction
  • Access to the course is limited
  • Guarantee and exam prep are only available in upgraded packages
  • Some content can be text-heavy
  • Final exam is proctored through a third party

Features

  • Course formats: Online course format only
  • Course access: Six months from the date of purchase
  • Refund policy: Full refund within 30 days of purchase if less than 50 percent complete
  • Guarantees: Pass or don’t pay guarantee on select packages
  • Exam prep: Exam Prep Edge is included with upgraded packages or as a stand alone product
  • Student support: Available seven days a week by chat, phone or email
  • Final exam: Must pass the course final to be eligible to sit for the licensing exam

Pricing

The CE Shop offers several pricing tiers for its Washington, D.C. prelicensing course. Choose from the basic course only option or the more comprehensive packages, which include exam prep, professional development tools, and a pass guarantee. They frequently offer discounts, and we have 30 percent off just for you with our promo code below.

  • Courses Only ($339): 60-hour prelicensing course
  • Standard Package ($439): Courses only package plus exam prep and pass guarantee
  • Value Package ($515): Standard package plus a professional development kickstarter and real estate e-textbook.
  • Premium Package ($659): Value package plus 15 hours of D.C. continuing education

Enroll Now & Save 30%

Use promo code HW30 at checkout

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The CE Shop Review

Cooke Real Estate School: Best for local, instructor-led classes

Cooke Real Estate School logo

Starting price: $259

Cooke Real Estate School is a well-known name for real estate education in the D.C. area that offers both online and live instructor-led options. Not only do they focus on helping students pass the exam, but they also focus on the practical aspects of real estate, so they are prepared to start working as soon as they pass their licensing exam. Cooke offers supportive learning in a flexible structure that best fits your learning needs.

The Washington, D.C. 60-hour prelicensing course is offered in multiple learning formats, concentrating on state-approved content with progress tracking and practice tests. Students who choose in-person course options have access to local, experienced instructors to help them every step of the way. Their commitment to providing flexible and affordable real estate education makes them one of our top choices.

Pros & Cons

  • Online, self-paced format
  • Local real estate experience
  • Affordable pricing
  • Instructor support
  • Easy-to-use platform
  • While easy to use, the platform can feel a bit outdated
  • No mobile app
  • Live class schedule may not be flexible enough for some students
  • Access to instructors is limited to email

Features

  • Course formats: Online, self-paced courses
  • Course access: Six months from the date of purchase
  • Refund policy: No refunds are offered once the course is purchased
  • Guarantees: No guarantee is offered
  • Exam prep: Exam prep courses are available if purchased separately
  • Student support: Available via email
  • Final exam: Must pass a final exam in order to sit for the licensing exam

Pricing

Cooke Real Estate School offers competitive pricing for its D.C. prelicensing courses, including access to higher-tier packages, which include additional study materials and resources. While the school doesn’t offer discounts or promotions, it is still one of the more affordable options for students looking for a focused learning experience.

  • Bronze Package ($259): 60-hour prelicensing course with textbooks included
  • Silver Package ($329): Bronze Package plus additional textbooks and exam prep
  • Gold Package ($399): Silver Package plus additional textbooks and study flashcards
  • Platinum Package ($499): Gold Package plus additional textbooks and Sales and Marketing 101 online course

Enroll in Cooke Real Estate School

GCAAR: Best for in-person learning with Realtor networking

GCAAR logo

Starting price: $200

The Greater Capital Area Association of REALTORS® (GCAAR) is the official REALTOR® association serving Montgomery County, Maryland and Washington, D.C. They provide a wide range of resources for real estate professionals, including advocacy, education and networking. For those just starting their careers, GCAAR also offers access to D.C. prelicensing education through its approved course providers.

While they don’t offer the 60-hour prelicensing course directly through the association, members can take a wide variety of continuing education courses either in-person at the GCAAR offices or virtually through live Zoom sessions. The classes are led by experienced instructors who are familiar with Washington, D.C. real estate, and the format is structured to make it easier for students to stay on track and engaged with the course content. In-person courses are offered on weekdays and evenings, appealing to both full-time students and working professionals looking to transition into real estate.

Pros & Cons

  • Strong industry credibility
  • Live in-person and online course formats
  • Local instructors
  • Built-in professional development and networking opportunities
  • Wide variety of CE options
  • No prelicensing offered at the association
  • No self-paced or on-demand course options
  • Less flexibility
  • Exam prep offered as a stand alone option
  • No pass guarantee

Features

  • Course formats: Live virtual classes via Zoom and in-person sessions at GCAAR offices
  • Course access: Access is tied to scheduled class times; attendance is required for all sessions
  • Refund policy: Refunds are available if requested prior to the class start date
  • Guarantees: No pass guarantee is offered
  • Exam prep: Exam prep is included in the courses and not offered separately
  • Student support: Direct access available during class sessions; administrative support available via phone and email
  • Final exam: Final exam is required at the end of the course to be eligible to sit for the licensing exam

Pricing

The GCAAR’s prelicensing course is one of the most affordable options in the D.C. area. The live virtual classes do come with a small additional fee for shipping materials. While pricing is budget-friendly, extra study materials aren’t included.

  • Continuing Education ($0 for members): A variety of continuing education courses available for members; non-members are able to take courses for $12 an hour plus a standard $20 fee

Enroll in GCAAR

Methodology: How we chose the best online real estate courses in Washington, D.C.

To find the best real estate schools in Washington, D.C., we have evaluated dozens of real estate schools, reviewing both online and in-person programs. We’ve chosen schools with interactive content, hands-free audio, mobile learning and other convenient formats that will help you fit your studies into your busy schedule. Our real estate experts possess in-depth knowledge of real estate licensing and online courses and evaluate real estate licensing programs based on pricing, course packages, course materials, teaching styles, online user experience, exam success rates, customer reviews and more.

The best online real estate schools on our list are not only widely available in the area — they offer economies of scale that make their course packages affordable — using tech that makes their online courses way more convenient than having to commute to attend in-person classes at a brick-and-mortar location. Unlike your local school, they have the scale to invest in leading-edge technology that makes getting prepped for your state real estate exam a snap.

Don’t believe us? Check out our real estate education page for more information about getting licensed and the best real estate schools available in your state. We recommend the schools on this list for their convenience, value for money, excellence in course materials and thoughtful user experience.

FAQs: Best real estate courses in Washington, D.C. for 2025

How hard is the D.C. real estate exam?

The Washington, D.C. real estate exam isn’t easy, but it will be easier with the right education and preparation. You’ll need to complete the 60-hour prelicensing course, then pass both the national and state exams. Most students find any real estate exam challenging, especially the state-specific laws and math questions. Be sure to choose a school that includes exam prep as that can make a big difference.

Is Washington, D.C. a good place to be a real estate agent?

Any place is a good place to be a real estate agent – and Washington, D.C. is no exception. The D.C. market is dynamic with strong demand from government employees and other professionals relocating to the area. With higher-than-average home prices and a steady flow of new residents, there’s plenty of potential for strong earnings. Plus, D.C. offers a mix of residential, luxury and commercial opportunities that can fit a variety of agent specialties.

How do I choose a good real estate school?

You’re off to a good start coming to HousingWire for information on real estate schools. When you’re choosing a real estate school, be sure to look for a program that fits your learning style as well as your schedule and budget. Be sure to see if the school offers important features like exam prep and access to instructors. Reading reviews can help you find a school that sets you up for success.

The full picture: Best real estate schools in Washington, D.C.

Choosing the right school for your real estate education is an important step to launching your new career. Whether you’re new to the industry or getting an additional license, it’s important to choose a school that fits your learning needs and your schedule.

If you prefer the flexibility of online self-paced courses, schools like Colibri, The CE Shop or Cooke may be the best fit for you. If you prefer in-person course options, Weichert may just be your best bet. After you’re licensed, don’t forget about your annual continuing education (CE). With membership to the GCAAR, you get access to a wide variety of CE course options to meet your annual requirements and broaden your knowledge.

No matter which real estate school you choose for your D.C. education, we’re sure each one of our picks will help you feel confident and prepared for your new career.

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What do you call an iBuyer that isn’t iBuying houses?

Opendoor looked like it had the potential to disrupt the entire residential real estate industry when it launched in 2014, but today it and competitor Offerpad are almost afterthoughts.

The so-called iBuyers have yet to find a way to consistently turn a profit, and their presence in the industry has slowly shrunk. With macroeconomic headwinds keeping the housing market subdued, there are less opportunities for them to algorithmically flip houses.

Forced to proceed cautiously, Opendoor and Offerpad are buying significantly fewer homes than they have in the past, making it harder for them to break even. Now with their stocks hovering around $1, their futures are in doubt.

“The [iBuying] model itself is dependent on high continuous volume,” said Ryan Tomasello, an equities analyst at Keefe, Bruyette and Woods. “Right now, these companies aren’t buying a lot of houses. If you can’t buy homes in [the economic] environment, is the model even scalable? That’s where a lot of investors struggle.” 

iBuying: A business model walking a tight rope

Opendoor and Offerpad effectively identified a need for home sellers — the ability to line up the timelines between selling and buying a home. They use algorithms to provide sellers an instant cash offer. If it’s accepted, they fix up the home and sell it on the open market. The seller can then move out whenever their new home is ready to move into.

This business model is highly capital intensive, operates on low margins, has long transaction times and requires high volume to reach breakeven. This is generally not a recipe for success.

Above all, it depends on a steady housing market so homes can be accurately priced by the algorithm and flipped for a sufficient margin. When the companies launched, home prices were steadily rising and sales volume was such that there was enough opportunity.

With an innovative, tech-enable concept, the iBuyers turned heads.

chart visualization

The industry jumps head first into iBuying …

As the two companies gained traction, players in the residential real estate industry saw Opendoor and Offerpad as a threat, and iBuying as the potential key to becoming the elusive “one-stop shop” platform for homebuyers and sellers.

Major players acted accordingly, as Zillow, Redfin, Realogy (now Anywhere) and Keller Williams launched their own versions of iBuying between 2017 and 2019, and a number of tech startups were founded with different spins on the iBuying concept.

“I feel like I have no choice now,” Keller Williams CEO Gary Keller said in 2019 when his company joined the fray. “I can’t allow Opendoor or Zillow to go out and be the only player in the iBuyer space and then begin to dictate terms and build brand around ‘they buy houses.’”

… then jumps right out

Given the iBuying model depends on threading a needle within a steady market, it was put to the test after the pandemic began in March 2020. The housing market turned volatile and generated a huge pricing bubble, as homeowners and buyers looked to adjust to lockdown orders.

Zillow cut its losses early by shuttering its Zillow Offers program in November 2021, as its algorithm failed to adjust. A year later, Redfin shut down Redfin Now after it resulted in a $22 million quarterly loss.

But Opendoor and Offerpad had no choice but to keep going. The pandemic bubble resulted in enormous spikes in revenue, with Opendoor tallying $5.15 billion in the first quarter of 2022, and Offerpad hit $1.37 billion, both all-time highs.

But it didn’t result in sustainable positive net income, and in fact did quite the opposite. While both companies achieved meager profits in the first quarter of 2022, Opendoor suffered an astronomical $928 million loss just two quarters later. In the fourth quarter of 2022, Offerpad posted its highest loss at $121 million.

chart visualization

A scramble to stop the bleeding

Opendoor and Offerpad have scaled back their operations dramatically. In 2022, Opendoor bought just under 35,000 homes. In 2024 it purchased 14,684.

The number of homes they have under contract to purchase at the end of each quarter serves as a measuring stick for buying activity. At the end of the first quarter this year, Opendoor was under contract for just over 1,000 homes, with Offerpad at 245. Those numbers are substantially lower than the pandemic bubble peak.

To make up for the loss of revenue, both companies have looked to aggressively cut costs. Opendoor laid off 17% of its workforce in November, which followed a 22% reduction in April 2023. Offerpad laid off 7% of its employees in 2022 and an undisclosed number to open 2023.

But according to Tomasello, there isn’t much meat on the bone left to cut.

chart visualization

While iBuying is a term known in the real estate industry, it’s hardly known at all among the general public. In addition, Opendoor and Offerpad are not well known brands either, so they depend on advertising and partnerships to generate leads. This means they can only reduce ad spend by so much

Offerpad says it’s retooling its marketing strategies to get more out of the money they spend, rather than spending more money.

“We’re being more intentional with every marketing dollar,” said Offerpad Vice President Cortney Read in an email to HousingWire. “The goal isn’t to pull back, but to allocate spend where we’re seeing the most effective return, whether that’s in digital channels, direct to consumer, partnerships, or through our agent program.”

Where do iBuyers go from here?

Fluctuating trade policy has damaged consumer sentiment and mortgage rates remain persistently high. The number of homes for sale has steadily increased this year, but sales are in line with last year’s historic lows.

With so much macroeconomic uncertainty holding back an already sagging housing market, where do iBuyers go from here?

Offerpad has expanded to other services it characterizes as “asset light” in the hope of supplementing its iBuying operation. These include listings services, mortgage, title and a renovation business called Renovate, which generated $5.3 million in Q1 of this year.

Opendoor has previously provided mortgage lending and brokerage services but has since shuttered those operations as part of cost cutting in 2022.

The two companies don’t have much choice but to be careful and strategic about where and when to buy homes. Doing otherwise could endanger the companies if the housing market turns volatile again.

Companies in this situation might look to sell or merge with another company, but there’s no natural partner for such a transaction, particularly given the major players in residential real estate have already washed their hands of iBuying.

Still, with their stocks flirting with the possibility of being delisted, the two companies could find value in M&A if the right situation presents itself.

“In the regular course of business, like most companies, we opportunistically evaluate strategic opportunities that we believe would create value for our company and stockholders,” Read said.

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Longbridge wins partial preliminary injunction against Mutual of Omaha

The federal judge overseeing the case brought by reverse mortgage lender Longbridge Financial against market leader Mutual of Omaha Mortgage over allegedly deceptive advertising practices has ruled that some of Longbridge’s claims warrant limited injunctive relief, finding that “the law and facts clearly favor some of Longbridge’s claims.”

The order was handed down Tuesday by Judge Dana M. Sabraw, an appointee of President George W. Bush, in the U.S. District Court for the Southern District of California. Longbridge filed the suit last fall, alleging that a series of advertising websites are deceptive, and did not clearly specify to consumers that Mutual of Omaha had control over one of them.

Dispute and ruling

Over the past several months, Longbridge and Mutual of Omaha have been filing information with the court, making and/or responding to various claims by the other party.

But it wasn’t until this week that Sabraw weighed in to assess Longbridge’s request for a preliminary injunction. It seeks to take down material it considers deceptive and misleading from websites that it claims unfairly steer reverse mortgage business toward Mutual.

While some particulars of Longbridge’s argument were rejected by the judge, he ultimately decided to restrict future statements which may imply that Longbridge is not licensed to offer reverse mortgages in states that it is.

Sabraw also ruled that Mutual may not “simultaneously advertise to consumers on sponsored Google-search links that they provide information relating to ‘Top 3’ reverse mortgage providers” without listing three independent lenders.

One of the contentions made by Longbridge in the suit is that Mutual of Omaha was presenting Retirement Funding Solutions (RFS) as a separate entity in its rankings of “top” reverse mortgage lenders on the two websites at issue — Review Counsel and Advisory Institute. RFS was the brand that the reverse mortgage arm of Mutual of Omaha previously operated under.

In 2019, this division transitioned primarily to the Mutual of Omaha name, but an RFS website is maintained by the company, the original court complaint said.

“Review Counsel and Advisory’s prior Google ads promising information about ‘Top 3’ reverse mortgage providers are problematic because those ads redirected consumers to landing pages that highlighted Mutual of Omaha and RFS — which the parties agree are the same company — as two of the three ‘top’ providers,” Sabraw wrote.

“Thus, the law and facts clearly favor Longbridge’s claim that these statements were literally false on their face.”

The judge added that Longbridge “has established that the law and facts clearly favor its claim that Review Counsel and Advisory’s spotlighting and recommending of Mutual of Omaha and RFS as two separate reverse mortgage providers was literally false by necessary implication.”

The judge ruled that Longbridge has sufficiently “carried its burden to show that the other past statements, while not literally false, would likely mislead or confuse consumers.” He added that previous disclosures on Review Counsel’s website describing it as “affiliated” with Mutual of Omaha “obfuscated Mutual of Omaha’s actual control and ownership of Review Counsel.”

Disclosures and relationships

Advisory Institute is not owned by Mutual, but it was founded in January 2024 by “a former general counsel of Mutual of Omaha, and is wholly owned by him,” meaning that the lender “is Advisory’s only advertising partner,” according to the judge.

Its disclosures specified that it receives advertising compensation “from certain partners” which “may influence the presence and positioning of companies” on the website.

But “at no point did Advisory disclose that Mutual of Omaha paid it to advertise on Advisory’s website,” the judge said. Advisory clarified its relationship to Mutual in updates made to its website in January.

“Advisory’s long-form disclosure page ultimately provides” information about such a relationship, the judge said. But Longbridge sufficiently demonstrated that Advisory’s September 2024 disclosures “were misleading and confusing to consumers,” particularly since the lender is the only advertising partner with which the site engages in business.

Longbridge also argued in its filings that the presence of the “.org” extension on the sites’ web addresses could give the impression that the sites are nonprofit entities. The judge rejected that argument.

Mutual of Omaha and the other defendants’ “current disclosures likely counteract” such an argument, the judge said. “Accordingly, the Court declines to require Defendants to remove their webpages on this ground.”

But the order restricts the defendants from “advertis[ing] RFS on their websites as if RFS were an independent reverse mortgage provider originating its own loans.”

It also calls for Review Counsel to maintain what is currently a prominent banner on its homepage stating it is “owned and operated by Mutual of Omaha Mortgage.” Lastly, Advisory may “not diminish” the clarity or visibility of disclosures as they appeared in January.

Company responses

HousingWire’s Reverse Mortgage Daily (RMD) reached out multiple times to representatives of Mutual of Omaha prior to the publication of this story, but received neither a reply nor an acknowledgement of its requests for comment.

Trevor Chapman, a spokesperson for Longbridge, provided RMD with a statement.

“We are pleased the court recognized the merits of our claims and has taken steps to address the misleading conduct we identified,” Chapman said.

“While we believe most participants operate with integrity, this preliminary injunction is a positive step toward protecting consumers from deceptive marketing practices and helping to ensure fair competition in the reverse mortgage marketplace. We’re confident the facts will continue to support our case as this process moves forward.”

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Inside Tom Cruise’s $150m property portfolio

Inside Tom Cruise’s $150m property portfolio. Picture: Lisa Maree Williams/Getty Images; Realtor; Google Maps

He’s one of the world’s biggest movie stars, with a net worth of a whopping $US600 million ($A926 million).

Tom Cruise has been box-office gold since the 1980s. His hit films include “Jerry McGuire”, “A Few Good Men” and the “Mission: Impossible” franchise.

The Hollywood actor has amassed an impressive real estate portfolio, worth a reported $US97.5 million ($A150 million).

But not all has been well in paradise.

Cruise has been dragged into the spotlight multiple times over his involvement in the Church of Scientology, however in 2021 he began drifting away from the faith, news.com.au reported.

Cruise had been a member of the controversial religion, founded by American sci-fi author L Ron Hubbard, for decades.

He was an active member of the church from 1990, after being introduced by his first wife Mimi Rogers. He was then one of the religion’s biggest names.

The church’s most senior figure David Miscavige was best man at his 2006 wedding to Katie Holmes though the marriage later collapsed with the actress saying she wanted to protect their daughter, Suri, from Scientology.

That marriage came after his soured-relationship with Australian heavyweight Nicole Kidman, whom he was married to from 1990 to 2001. He shares two adopted children Bella and Connor with Kidman.

After many marriages, break ups and children, Cruise has accumulated quite the property portfolio.

Here is a look at his multimillion dollar empire:

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Mission: Impossible - The Final Reckoning

Tom Cruise plays Ethan Hunt in Mission: Impossible – The Final Reckoning. Picture: Paramount Pictures

Clearwater

The “Top Gun” star dropped $US9.5 million on a two-level penthouse in Clearwater, Florida in 2017, Realtor reports.

Located in the Skyview tower, the actor’s lavish pad includes four bedrooms, a gym, game room, home theatre, roof deck with an infinity pool, hot tub, gardens, and a bar, according to the Tampa Bay Times.

The penthouse boasts a private garage with a car elevator on the second floor. That level also apparently includes a flight simulator. There’s also office space and a sports storage area.

Cruise paid an additional $US1,475,000 for three more condos in the Clearwater high-rise, perhaps for staff or relatives.

The building, developed by fellow Scientologist Moises Agami, is located just blocks from the Church of Scientology headquarters. Cruise has been a member of the church since 1986.

Skyview tower in Clearwater, Florida. Picture: Realtor

Telluride

In 2021, the “Risky Business” actor sold his longtime Telluride, Colorado, ranch for a whopping $US39.5 million.

Cruise had held on to the mountain retreat for decades, before trying to quietly sell it for $US59 million in 2014.

It was relisted in March 2021 for $US39.5 million and quickly sold.

Cruise spent years amassing the land, then built a seven-bedroom, nine-bathroom home in 1994.

The home was the setting for a photo shoot with Vanity Fair magazine featuring his daughter Suri with his then-wife Katie Holmes. Oprah Winfrey also interviewed Cruise at the home in 2008.

The main house includes a chef’s kitchen, fitness centre, rec room, den, office suite, two fireplaces, and multiple terraces. There’s also a three-bedroom guest lodge.

Though secluded, the retreat is just minutes to Telluride and a two-hour private jet flight from L.A.

Ranch in Telluride, Colorado. Picture: Realtor

Los Angeles

In 2016, Cruise sold the Beverly Hills compound he had shared with Holmes.

The 1.2-acre spread changed hands for $US38 million. He had paid $US30.5 million in 2007.

The compound included a mansion with seven bedrooms and nine bathrooms, a tennis court, a swimming pool, and a pair of guesthouses.

That sale came almost a year after he sold his Hollywood Hills compound to Eva Longoria for $US11.4 million.

Initially listed for $US13 million, that property featured two adjoining houses built in 2005 on an ultraprivate 2.75-acre lot.

The compound consists of a three-bedroom French villa, a four-bedroom guesthouse, two stand-alone studios, and a quaint stone cottage.

Beverly Hills mansion. Picture: Google Maps

Beverly Hills

Cruise and Holmes leased a mansion in the 90210 for $US55,000 a month from 2007 through 2008.

Last offered for lease for $US100,000 a month in 2016, the three-acre estate includes a nine-bedroom main house, a guesthouse, a pool with a spa, and a tennis court.

Beverly Hills lease. Picture: Realtor

New York City

Cruise sold his longtime East Village loft in the American Felt Building for $US3 million in 2013 in an off-market deal.

He had picked up the pied-à-terre in 1984, following his starring role in “Risky Business.”

The two-bedroom unit is said to contain a state-of-the-art gym. It’s located on the 10th floor of the 12-floor building.

Cruise reportedly shared the condo with all three of his ex-wives, including Mimi Rogers and Nicole Kidman.

West Sussex estate

In 2006, Cruise nabbed a $US3.8 million estate in East Grinstead, West Sussex, England.

Located near the British headquarters of the Church of Scientology, the property features a main house with eight bedrooms and five bathrooms. It also boasts a movie theatre, dance studio, and game room.

The Golden Globe winner owned the estate for nearly ten years before listing it in October 2015.

He sold it the following year to British-Australian singer Peter Andre for $US6.2 million.

Parts of this story first appeared in Realtor and was republished with permission.

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