Audrey Murphy is an Auburn, California REALTOR® with eXp Realty, licensed in California since 2009, serving Placer, Nevada, Sacramento and El Dorado Counties. Illusions of Real Estate pulls back the curtain on how the business actually works, for buyers, sellers, homeowners and the agents serving them. Straightforward insight without the industry spin.
Audrey is the author of What's the Problem? A Real Estate Agent's Stories About Life, Home, and Belonging, available on Amazon.
Ask Audrey: audreymurphy.com/ask-audrey | (916) 595-7885
CalRE #01865349 | ID #SP52777
Someone asked me when the best time to sell their home is — and the answer might surprise you. In this episode of Illusions of Real Estate, I break down what the data from NAR and Realtor.com actually says about timing, why mid-April is historically the strongest window of the year for sellers, and why timing alone won't save you if your pricing and presentation are off.
If you've been waiting for the "right moment" to list, this episode is for you.
📍 Serving Placer and Nevada Counties, and Northern California | Treasure Valley, Idaho
📞 (916) 595-7885 🌐 audreymurphy.com 🎙️ Submit your question: audreymurphy.com/ask-audrey
Audrey Murphy | eXp Realty | CA DRE #01865349 | ID SP52777 Author of What's the Problem? A Real Estate Agent's Stories About Life, Home, and Belonging
24 Feb 2026
Is the Government Tracking Property Owners? The New FinCEN Rule Explained for Buyers | Illusions of Real Estate
Most buyers and sellers won't see any change at closing — but if you're buying through an LLC or other entity using all-cash, hard money, or seller financing, the new FinCEN Residential Real Estate Rule takes effect March 1, 2026 and you need to know what to expect.
In this episode, Audrey Murphy breaks down exactly who this rule affects, what "non-financed" really means, and what happens at your closing. Spoiler: you don't file anything yourself — your title company handles it.
What you'll learn: — Does the FinCEN rule apply to hard money and seller financing? Yes — if you're buying through an LLC or other entity. — Do I have to file a government report myself? No. Your title company handles it. — Will this cost more at closing? Possibly a small admin fee — not a tax, not a penalty. — Will this slow down my closing? Only if your title company isn't prepared — here's how to avoid that. — Who is completely exempt? Individual buyers using a traditional bank mortgage.
Serving buyers and sellers in Placer County, Nevada County, Sacramento County, and the Treasure Valley in Idaho.
Submit your real estate question at audreymurphy.com/ask-audrey Audrey Murphy | eXp Realty | 916-595-7885 | audreymurphy.com CA DRE #01865349 | Idaho #SP52777
14 Feb 2026
Should I Price My Home High to Leave Room for Negotiation? | Smart Home Pricing Strategy for Sellers
Are you thinking about pricing your home high to leave room for negotiation? Many sellers believe starting high protects their equity, but in today’s digital, filter-driven market, pricing sends a powerful message to buyers.
In this episode of Illusions of Real Estate, Audrey Murphy, REALTOR® with eXp Realty (CA DRE #01865349 | ID #SP52777), explains why overpricing can reduce demand, when high-end pricing makes sense, and how to position your home to attract strong offers.
You’ll learn why buyers filter by price before they negotiate, how overpricing can make your home invisible to the right audience, and the difference between active listings and closed sales when determining value. Audrey also shares a simple framework to help you choose a price with clarity and confidence.
Whether you’re selling in Placer County, Sacramento, Nevada County, or the Treasure Valley, this episode will help you price strategically and avoid costly mistakes.
Quote of the episode: “Clarity breeds confidence.”
Have a confidential real estate question you’d like covered in a future episode? Submit it at audreymurphy.com/askaudrey. Your question may be answered in a future Ask Audrey segment.
Connect with Audrey Murphy
Phone: 916-595-7885
Email: Home@audreymurphy.com
Website: audreymurphy.com
If you found this episode helpful, follow the podcast, share it with someone who may benefit, and leave a review to help more buyers and sellers make confident decisions.
2 Jun 2025
S2:E10 - Your Big Debut: The Dos and Don’ts of Showings and Open Houses
Audrey Murphy reveals essential strategies and common pitfalls for successful home showings and open houses, providing listeners with actionable insights to optimize their real estate transactions.
18 Apr 2025
S2: E9 – Inspections Uncovered: What’s Normal vs. What’s a Red Flag
Audrey Murphy elucidates the crucial home inspection process, differentiating normal wear and tear from significant red flags like mold or foundation issues, in order to empower buyers and sellers with informed decision-making during real estate transactions.
3 Apr 2025
S2: E8 - Avoid Closing Day Mistakes: What California Buyers & Sellers Need to Know
Audrey Murphy explains the California closing process, covering contingencies, escrow, inspections, and appraisals, so buyers and sellers can confidently navigate real estate transactions.
19 Mar 2025
S2: E7 - 2025 Real Estate Market Forecast: What Buyers & Sellers Need to Know
Real estate expert Audrey Murphy analyzes 2025 real estate market forecasts, including insights from Jordan Levine, addressing mortgage rates, inventory changes, and market challenges to inform buyers and sellers in this interview episode.
5 Mar 2025
S2: E6 - Master Your Time: The Real Estate Agent’s Guide to Productivity & Balance
Audrey Murphy explores time-blocking techniques and insights from Megan Sumrell's TOP Planner, teaching real estate agents to harmonize work and personal life for increased productivity and balance.
19 Feb 2025
S2: E5 - Sell Smarter: Best ROI Upgrades & What Buyers Want for Top Dollar
Real estate expert Audrey Murphy reveals high-ROI home upgrades like painting and landscaping that attract buyers and increase home value for a faster sale in 2025.
5 Feb 2025
S2: E4 - How to Succeed as a New Real Estate Agent—and in Starting Any New Business
Host Audrey Murphy explores strategies from books like *The Go-Giver* and *Let Them* that help new real estate agents and entrepreneurs succeed by building relationships and staying resilient, offering actionable steps for long-term success; this is not an interview.
22 Jan 2025
S2: E3 - Myth-Busting Home Buying Misconceptions: Separating Fact from Fiction
Audrey Murphy debunks six common home-buying myths, including down payments and interest rates, offering practical solutions for navigating today's market and achieving homeownership.
8 Jan 2025
S2: E2 - Crafting Winning Offers in a Shifting Market
Audrey Murphy explores effective strategies for crafting compelling real estate offers in a changing market, emphasizing creative solutions and understanding seller perspectives in this episode.
1 Jan 2025
S2: E1 - Making Dreams Come True
Audrey Murphy shares her real estate journey and inspiration for starting the podcast, highlighting the importance of building relationships and helping clients achieve their dreams.
24 Dec 2022
S1: E4: Will Santa Know We Moved?
Audrey Murphy and Jeff Murphy share a bedtime story for children, wishing listeners a Merry Christmas and Happy New Year.
1 Jul 2022
S1: E3: Understanding the California Residential Purchase Agreement (RPA)
Audrey Murphy, a Luxury Home Specialist, explains the California Residential Purchase Agreement, providing listeners with knowledge to navigate the home buying process and ask informed questions of their agents.
16 Apr 2022
S1: E2: California Required Disclosures and Advisories when purchasing a home in today's Real Estate Market.
Audrey Murphy, Luxury Home Specialist, explains California's required disclosures and advisories when purchasing a home, ensuring buyers understand necessary documents before making an offer.
27 Mar 2022
S1: E1: Myths vs Reality of Purchasing or Selling a Home in this Crazy Market
Loan officer Toni Ryan discusses with Audrey Murphy the myths and realities of navigating the current real estate market, including interest rates and inventory, in this interview episode.
Podcast Authority Score: 8 / 100
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