What Does It Really Take to Be a Top Real Estate Agent? (3 Truths No One Tells You)

What Does It Really Take to Be a Top Real Estate Agent? (3 Truths No One Tells You)

Real estate sales is one of the toughest careers you can choose — especially in the resale market, where you deal directly with buyers and sellers at their most emotional. I’ve closed hundreds of transactions. Some were a genuine pleasure. Others, I couldn’t wait for them to end.

After years in this industry, I’ve come to believe that technical knowledge — market values, financing, documentation — is actually the easier part. What separates a good agent from a truly top agent isn’t found in any training module. It comes down to a few hard-earned qualities that most people don’t talk about.

First Principle: Master Your Emotions

In resale real estate, you are constantly on the receiving end of other people’s feelings. You deal with buyers, sellers, their relatives, their representatives, their contractors — each person bringing their own stress, fears, and expectations to the table. Whether you like it or not, their emotions get projected onto you.

In one of my recent transactions, the seller was an extremely emotional person. Every time my buyer did something she disagreed with, she would get upset — and I became her sounding board. I was absorbing her anxiety, her frustration, her drama, day after day. That kind of sustained emotional pressure is exhausting if you don’t have a system for managing it.

You can’t pour from an empty cup. If you can’t regulate your own emotions, you will make poor decisions, damage relationships, and eventually burn out.

Top agents don’t become robots — they develop emotional resilience. They know when to listen, when to step back, and how to stay clear-headed when everyone else around them is losing it. That regulation is a skill, and it has to be practiced.

Second Principle: Know When to Push Back

Managing your emotions doesn’t mean swallowing everything. One of the most important skills in this business is knowing when to push back — and having the courage to actually do it.

I recently experienced this firsthand. My client had already paid a reservation fee on a property and was in the middle of applying for bank financing. While she was completing that process, a cash buyer came along — and the seller sold the property to him without so much as a word to my client or to me. I found out after the fact.

I was disappointed. Not just because the deal fell through, but because I had genuine respect for that seller and had been looking forward to a long working relationship. We had several projects lined up together.

I sent him a message. I told him directly what I felt, and that what he did was not acceptable.

— Not to punish him. To hold the line.

What’s done is done — I couldn’t undo the transaction. But I could make sure he heard, clearly, that his behavior was not okay. Most agents I know, especially here in the Philippines where we tend to avoid conflict, would have simply cut ties and moved on in silence. But silence is not enough. People need to hear it from us directly. If we don’t speak up, we signal that it’s acceptable — and it isn’t.

Standing your ground professionally is not about being aggressive. It’s about having standards. And when you enforce your standards, you command more respect — even from the people who tested them.

Third Principle: Play the Long Game — Consistently

The agents who last — the ones who become truly top producers over a decade or more — are not necessarily the flashiest or the most aggressive closers. They are the most consistent. They show up when deals are slow. They follow up when others forget. They maintain relationships long after a transaction is done.

Real estate, especially in the Philippine market, is deeply relational. Your reputation is your most valuable asset. Every transaction either builds it or chips away at it — even the ones that don’t close. Clients talk to each other. Sellers remember how you handled adversity. Fellow agents remember who they can trust to co-broker with.

Consistency also means showing up for yourself — doing the prospecting calls on the days you don’t feel like it, doing the market research nobody asks you to do, reviewing every deal even when you’re tired. The habits you build in quiet seasons are what set you apart during the busy ones.

Top agents aren’t made in one great deal. They’re built through a hundred ordinary days of doing the right thing when nobody’s watching.

So, what does it take to be a top agent? It takes emotional maturity — the ability to absorb the weight of other people’s feelings without losing your own center. It takes courage — the willingness to have difficult conversations and hold your ground when something isn’t right. And it takes consistency — the discipline to keep building your reputation, one transaction and one relationship at a time.

None of these things are taught in a pre-licensing exam. They are earned through experience, through difficult clients, through deals that fell apart and deals you wish you could forget. But that’s exactly the point. The market will always sort for the ones who are willing to go through all of that — and keep going anyway.

The floor is the filter.

Most people exit this industry before they ever find their footing. The ones who stay long enough to build something real? They’ve already passed the hardest test.

The question is—will you rise or will you exit?

If you want to grow faster in real estate, follow me for more insights or message me directly. Let’s build something real.

You’re selling for ₱8M. Here’s what you’ll actually take home.

You’re selling your property for ₱8 million.

Congratulations. Before you start planning how to spend it, though — do you know how much you’ll actually take home?

For most sellers here in Cagayan de Oro, the answer is not ₱8 million. In this email, I’m going to walk you through every cost involved in selling a property in CDO so there are zero surprises when you get to the closing table.

Who pays what?

Selling a property in the Philippines involves two types of costs: taxes paid to the government, and fees paid to professionals.

Who pays what depends on the agreement between buyer and seller. But here in Cagayan de Oro, the trend is clear: selling prices are net to the seller. That means the buyer shoulders the transfer taxes and fees — CGT, DST, transfer tax at the ROD, and transfer tax at City Hall. The seller shoulders the broker’s fee (typically 5%) and settles any outstanding real property tax and HOA dues before transfer.

Let’s go through each one.

Cost 1: Capital Gains Tax (CGT) This is the big one. CGT is 6% of whichever is higher: the selling price, the BIR zonal value, or the market value reflected in the tax declaration.

What’s zonal value? It’s the BIR’s own valuation of your property — typically updated every 4 to 5 years. Always check the latest figures before pricing your property.

On an ₱8 million sale: CGT = ₱480,000.

That’s almost half a million going straight to BIR.

Cost 2: Documentary Stamp Tax (DST)

DST is 1.5% of the same basis — whichever is higher between selling price, zonal value, or declared market value.

On ₱8 million: DST = ₱120,000.

Cost 3: Transfer Tax — City Hall

This goes to the local government. Cagayan de Oro City Hall charges 0.5% of the selling price or zonal value.

On ₱8 million: Transfer Tax = ₱40,000.

Cost 4: Broker’s Commission

A licensed real estate broker typically charges 5% of the selling price. Some charge 3–5% depending on the property and arrangement.

On ₱8 million: Commission = ₱400,000.

I know that sounds like a lot. But a good broker earns it — qualified buyers, skilled negotiation, all the paperwork handled, and the deal actually closed. Sellers who work with a licensed broker consistently net more, even after commission, than those who go it alone.

Cost 5: ROD Registration, Notarial Fee & Processing fee for title transfer (payable to processor)

The ROD uses its own matrix, so we can’t give you an exact figure — but a 1% estimate is a safe upper bound. Add in the notarial fee and title transfer processing fee, and this is where sellers are often caught off guard.

Cost 6: Real Property Tax Clearance & HOA Dues

Before any transfer can proceed, you’ll need an updated RPT clearance from the city and a clearance from your homeowners association. Any outstanding balance is the seller’s responsibility.

Selling Price: ₱8,000,000

For this tax computation, for a property selling at 8M- all taxes and fees to buyer, considering that the HOA dues and RPT are updated, the net amount is ₱7,600,000.00. Not ₱8 million.

This is why I always tell sellers: know your net before you agree to any price.

What I do with every client is compute the seller’s net proceeds before they accept any offer. And once we’ve agreed on a number, I prepare an Accepted Offer document — e-signed by both parties — so the terms are clear and on paper from day one.

Three things I wish every CDO seller knew:

1. Always compute based on the HIGHER figure — selling price or zonal value. BIR uses whichever is higher to compute your taxes. If you’re pricing your property without checking the current zonal value first, you may be in for a surprise at the BIR counter.

2. Be clear from the start: is the price net-to-seller or inclusive of taxes? This one misunderstanding is behind most of the last-minute deal collapses I’ve seen. Get it in writing before anything else.

3. Bring in a licensed broker early — not just to find a buyer. Finding a buyer is not the finish line. For resale properties, there’s still title transfer, bank coordination, tax payments, and document processing ahead. Without someone who knows the process, deals fall apart at the execution stage. A good broker helps you price correctly, prepares your documents, and walks you through to turnover.

If you’re thinking about selling in CDO:

I offer free property consultations on the full sales process — from pricing to closing. If you want a personalized net computation for your specific property, we can work through that together.

Message me on WhatsApp to schedule a consultation.

And if this was useful — subscribe to my Youtube Channel. I put out straightforward real estate content every week, no fluff.

From Selling Properties to Getting Awarded by a Bank — 5 Lessons That Got Me Here

A few days ago, I flew to Davao on an all-expense-paid trip to attend BDO’s Annual Awards for top referring agents in their Home Loan Department — held at Dusit Thani. Walking into the venue, I though it was more than just an awarding. It was a reminder of what’s possible in this business.

A Different Kind of Recognition

I was recognized as Power Broker for VisMin — and I felt grateful and humbled. Brokers (especially top agents) usually get recognized by developers. Property launches, sales milestones, top producer awards — they all come from the developer side of the table. That’s just how the industry works.

This was my first time being awarded by a bank. Getting recognized by BDO — for loan facilitation excellence — is a different kind of validation entirely. It means the work goes beyond listings. It means the process matters. It means that how you handle a deal after the sale is just as important as closing it.

It wasn’t just about volume. It was about seeing clients through from reservation all the way to loan release — and doing it consistently enough that a major bank took notice.

Another thing that stood out was, there’s still another level above — Elite Agent.

Because in real estate, no matter how far you’ve come, there’s always another level to unlock. It means the ceiling keeps moving if you keep growing.

How This Recognition Was Built

This wasn’t built overnight. Looking back, it came down to a few non-negotiables:

Consistent follow-ups — not just with clients, but with bank officers, processors, and everyone involved in the loan chain. Building genuine trust, not just rapport. Partnering closely with banks so I understood their requirements as well as any salesperson in their department. And making sure deals don’t just close — but actually get approved, funded, and released.

Because at the end of the day, it’s not just about selling properties. It’s about helping clients successfully acquire them.

5 Lessons This Experience Reminded Me Of

1.Relationships over Transactions

Your network — clients, bankers, co-brokers — will always be your strongest asset. The award didn’t come from a single deal. It came from years of investing in the right relationships.

2.Master the Process, Not Just the Pitch

Anyone can sell. Not everyone can guide a deal from reservation to loan release without it falling apart. That operational skill is what differentiates top producers — and what banks actually notice.

3.Consistency Beats Talent

Top producers aren’t just skilled — they’re disciplined in doing the small things daily. Follow-ups, documentation, check-ins. The boring stuff, done consistently, compounds into recognition you didn’t expect.

4.Proximity Matters

Being in rooms with top agents expands your vision. When you’re surrounded by people achieving at a high level, bigger goals start to feel normal — and what once seemed impossible becomes the obvious next step.

5.Stay Hungry

Celebrate the win — genuinely. Then get back to work. There is always a next level. Elite Agent is now on the board. Use every milestone as fuel, not a finish line.

This award is not the finish line — it’s a checkpoint. Next goal? Elite Agent.

In business, your efforts compound more than you think. The deals you plant today, the relationships you nurture this month, the follow-ups you refuse to skip — they add up in ways that aren’t always visible in the moment.

And if you’re looking to grow in this industry — with the right systems, support, and environment — I’m always open to connect.

3 Lessons I Learned from Attending Malaysia’s Real Estate Conference

Last week my husband and I flew to Malaysia to attend one of the country’s largest real estate conferences, with over 500 attendees. There are 3 things that stood out for me from our trip.

The Philippine Real Estate System is quite similar to Malaysia

I didn’t expect to feel so at home in a foreign market. Malaysia’s structure mirrors ours — sales agents are called Real Estate Negotiators (REN), there’s required training and accreditation similar to our CPD system, and brokers function like their Registered Estate Agents.

Even the ratio is familiar: in the Philippines, one broker handles up to 20 agents; in Malaysia, one estate agent can supervise up to 50 negotiators. It felt like looking at a slightly more evolved version of what we already have. Which as exciting since it felt like I was staring at the future of what Philippine real estate could evolve to be.

The Perspective You Can’t Get from Home

Before we left, my mom asked: "Why go all the way to Malaysia? Can’t you just attend a conference here?" Fair point. One speaker, Jonathan Quek, used to be a real estate negotiator for over 10 years before moving into media full-time. Most of what he shared overlapped with things we already do — but one thing stopped me. AI Staging.

Instead of listing a property as-is — bare walls, dated furniture, or an empty shell — he films it normally, then uses AI to digitally furnish and enhance the space. The buyer sees the potential. They can picture themselves in it. For properties that are hard to visualize, this changes everything. It’s something I’m already figuring out how to bring into our listings here in CDO.

The Best Insights Come from People, Not Stages

The conversations between sessions were honestly where I got the most out of it. Talking to local agents, comparing notes on how the Malaysian market works, hearing what challenges they’re navigating — it filled in context that no speaker deck could give me.

It reminded me that a lot of growth in this industry comes from proximity to the right people, not just the right information. This trip reminded me why I invest in getting out of my usual environment — not only for the experience itself, but for what comes back with me.

This trip wasn’t just about real estate. It was a reminder that growth has a geography — and sometimes, the clearest view of where you are comes from standing somewhere else entirely. If you ever get the chance to step outside your market, take it.

The breakthrough you’re looking for might be waiting one flight away.

DON’T Sell Your CDO Property Until You Read This

According to the National Association of Realtors, homes sold by owners typically sell for 15–20% less than homes sold with a broker. On a ₱10M property, that’s potentially a ₱1.5M mistake.

If you’re thinking about selling your property here in Cagayan de Oro, stop for a moment. Before you post anything on Facebook. Before you agree to a price. Before you sign anything.

Read this first.

In over 10 years of selling real estate in CDO, I’ve seen sellers lose hundreds of thousands of pesos—not because the market was bad, but because of mistakes they didn’t know they were making. I’ve closed over a hundred transactions here in CDO, and I’ve seen deals fall apart at the last minute, sellers lose money they didn’t have to lose, and buyers walk away frustrated.

The good news?

These mistakes are 100% avoidable.

Let’s go through the five most common mistakes CDO homeowners make when selling property.

Mistake #1: Overpricing the Property

The number one mistake sellers make is overpricing their property. And I understand why. Your home means a lot to you. You may have raised your family there. You may have built it with years of hard work and sacrifice.

But buyers don’t pay for memories. They pay for market value.

Here in CDO—just like anywhere else—an overpriced property sits on the market. And the longer it sits, the more buyers assume something is wrong with it. After about 90 days on market, buyers start making lowball offers, and ironically, the seller often ends up getting less than if they had priced it correctly from the beginning.

The solution is simple: get a proper Comparative Market Analysis (CMA). A licensed broker can analyze recent sold data in your area and help price your property based on actual market activity—not emotions.

Mistake #2: Skipping Document Preparation

I’ve seen many deals fall apart right before closing—not because the buyer backed out, but because the seller’s documents were incomplete.

In the Philippines, sellers typically need:

• Original clean title • Updated tax declaration (lot and building) • Real property tax clearance • Special Power of Attorney (SPA) if the seller is overseas

Recently, I closed a deal for a house in a high-end subdivision in Uptown Cagayan de Oro. The buyer loved the property and was ready to move forward. But the documents weren’t fully ready.

The title was still being transferred at the Registry of Deeds, and the house didn’t yet have a tax declaration for the building. We had our processor work on it immediately, but processing documents like this can take two to four weeks.

Fortunately, the buyer was willing to wait.

But many buyers won’t. When documents are incomplete, transactions can get delayed—or even cancelled. And when that happens, the millions the seller expected to earn can quickly turn into zero. Prepare your documents before listing your property.

Mistake #3: Not Understanding Your Net Proceeds

Here’s something that surprises many sellers: Your selling price is not what you take home.

When selling property in the Philippines, several costs are involved:

• Capital Gains Tax (6%) • Documentary Stamp Tax (1.5%) • Transfer tax • Registration fees • Notarial fees • Processing fees • Broker’s commission

In practice here in Cagayan de Oro, sellers often pass the transfer taxes to the buyer (around 10% total), while the seller typically pays:

• Broker’s commission (around 5%) • Updated RPT • HOA dues if applicable

Always clarify in the contract who pays which costs. When working with clients, I start by asking one simple question:

"How much do you want to net from the sale?"

Then we work backwards. For example, if the seller wants to net ₱10M, we add:

• ₱500K broker fee (5%) • RPT updates and association dues • Negotiation allowance

This might put the listing price around ₱10.8M–₱10.9M. So even if a buyer negotiates to ₱10.5M, the seller still reaches their target net of ₱10M. This strategy protects sellers from accepting a price that leaves them with less than they expected.

Mistake #4: Relying Only on Facebook Marketplace

Facebook is great. I use it too. But selling property is not the same as selling a second-hand refrigerator. The most serious buyers—OFWs, executives, investors—are working with brokers, looking at curated listings, and asking for trusted referrals. That’s why our marketing strategy goes beyond just posting online.

We combine:

• Professional photography and video tours • Exposure on my YouTube channel with over 20,000 subscribers • Targeted Facebook advertising • Listings on major property platforms like Lamudi • Referrals from our broker network • Our internal database of buyers and investors looking in CDO

The goal isn’t just more inquiries. The goal is to reach the right buyer. Because one serious buyer is worth more than a hundred casual inquiries.

Mistake #5: Trying to Sell the Property Alone

I know what you might be thinking: "I can sell the property myself and save the commission."

Technically, yes—you can. But consider this. If you had a legal case, would you hire a random person to defend you in court? Of course not. You’d hire the best lawyer you could find.

If you needed surgery, would you operate on yourself? Definitely not. You’d go to a trained professional.

So why do some property owners—when selling one of their largest financial assets—decide to do it alone? Selling real estate involves pricing strategy, negotiation, legal documentation, buyer qualification and closing coordination.

And mistakes in any of these areas can cost hundreds of thousands—or even millions—of pesos. Brokers negotiate deals every day. That experience alone can make the difference between a good deal and a great one.

Thinking of Selling Your Property in CDO?

Before you list your property, it helps to understand:

• What your property is really worth • What your net proceeds will be • How to position it in the market

I offer property consultations for CDO property owners. No pressure. No obligation. Just honest advice. You can message me directly on WhatsApp or reply to this email for a consultation.

Complete Property Buying Documents For OFWs & Foreign Buyers (Philippines)

Buying property from abroad or as a foreigner comes with higher risks than local transactions. You are often not physically present, rely on representatives, and may be unfamiliar with Philippine property laws, timelines, and red flags. This makes OFWs and foreign buyers common targets for scams, double sales, and misrepresentation.

That is why document verification is non-negotiable.

No matter how attractive the property is—or how trustworthy the seller appears—never proceed based on verbal assurances, screenshots, or photocopies. In Philippine real estate, ownership is proven only through original, verifiable documents.

Documents from the Seller (Non-Negotiable)

These documents prove legal ownership, confirm the property is free from issues, and ensure the seller has the right to sell. They are your strongest protection against fraud. If a seller cannot provide complete and updated documents, that is a red flag.

Ownership & Property Proof

  • Original Transfer Certificate of Title (TCT) – house and lot
  • Original Condominium Certificate of Title (CCT) – condo units
  • Latest Tax Declaration
  • Updated Real Property Tax (RPT) receipts (no arrears)

If Buying House and Lot

  • Approved Building Permit
  • Occupancy Permit
  • House plans (recommended)

Seller Identity

  • Valid government-issued IDs
  • Marriage Certificate (if married)
  • Special Power of Attorney (if seller is abroad)

Documents the Buyer Must Prepare

For OFWs

  • Philippine passport
  • Valid government ID
  • TIN (mandatory)
  • Proof of income (if loan-related)
  • SPA if signing through a representative

For Foreigners

  • Passport
  • TIN

Note: Foreigners cannot own land. Condominium ownership is allowed up to 40% per project. House and lot ownership is allowed only if the land is owned by a Filipino spouse or a corporation.

Contract, Taxes, and Title Transfer

All agreements must be written, signed, and notarized. Verbal agreements have no legal effect.

Key Documents

  • Contract to Sell (CTS)
  • Deed of Absolute Sale (DOAS)
  • Official acknowledgment receipts

After Sale Requirements

  • Payment of CGT, DST, Transfer Tax, and registration fees
  • Issuance of:

Average processing time is 4–5 months, longer if documents are incomplete.

Common Mistakes to Avoid

  • Buying without verifying the title
  • Relying on photocopies only
  • Ignoring foreign ownership limits
  • Paying in full before notarized documents
  • Skipping tax clearance verification

Pro Tip

Before paying anything:

  • Verify the title at the Registry of Deeds
  • Check unpaid taxes at City Hall
  • Ensure utilities, condo dues, and HOA dues are updated
  • Confirm seller identity matches the title
  • Work with a licensed broker and lawyer

If you are planning to buy property from abroad or as a foreign buyer, get professional guidance before you commit. Message me to request a pre-purchase document checklist, title verification assistance, or a one-on-one buyer consultation to ensure your transaction is safe and compliant.

Book a consultation: 📲WhatsApp +63 917 851 2752 📩 Email [email protected]

Why Truly Wealthy is diving into Agency Building mode — And Why It’s About More Than Deals

As a real estate broker, people often ask me two questions:

Why do you want to build an agency? Why invite other people to become real estate agents like you?

The short answer is simple: because I love what I do.

But the longer answer—the real answer—is rooted in purpose.

Real Estate Is Never Just a Transaction

This profession has given our team a platform to help people in deeply meaningful ways—not just financially, but personally. Every transaction carries a story. Every deal represents a turning point in someone’s life. And being trusted with that moment is something I don’t take lightly.

Just before leaving town for a Christmas holiday with my family—a trip we had planned weeks in advance—I closed a deal on a residential property uptown. It felt like the perfect way to end the year, both personally and professionally.

My client initially wanted to buy a lot. But when I presented a house that was simply too good to pass up, she immediately recognized its value. She decided to purchase it for her daughter, who’s getting married next year.

Her daughter is at the beginning of her life—building a future, starting a family. And in some small but meaningful way, I get to be part of that story. I get to help provide the home where that life will unfold.

At the same time, the seller herself is based abroad and preparing to liquidate her assets here in the Philippines. By helping her sell, I’ve also helped her step into a new chapter—one where she can build a life in another country without the burden of maintaining property back home.

Real estate isn’t just about buying and selling. It’s about people. It’s about transitions. It’s about beginnings—and letting go.

A home may be a basic need. But helping someone secure it is a privilege.

Deals Are Happening—Just Not Through You

Even if you’re doing well in other areas of life right now, you may have noticed something about real estate: deals are happening around you—but not through you.

You probably have a friend, a cousin, a brother, or a sister looking for a home. And if you’re not in the industry, what do you usually do?

You refer them to a real estate agent and hope for the best.

So let me ask you a simple question:

Why not you?

When you’re in real estate, you’re not just referring people—you’re taking responsibility. You’re at the helm. You know your family. You know your friends. You understand their lifestyle, their priorities, their budget. You know what they actually need—not just what’s being sold.

And here’s the truth most people don’t realize:

The commission is just the bonus.

The Real Power of Being in Real Estate

What’s truly powerful about real estate is everything beyond the commission.

You build a network. You become a deal maker. You become a wealth allocator.

You gain access to opportunities before they become public knowledge—simply because you’re inside the ecosystem.

Two of the properties we personally invested in were foreclosed assets: one was a house in a premium subdivision, and the other was a residential lot. Both were acquired well below market value.

We only knew about these opportunities because we were in the industry—we were first to know.

That’s the advantage of being in real estate.

Why We are Building Truly Wealthy Realty

And that brings me to the reason we’re building Truly Wealthy Realty.

We don’t just recruit agents. We partner with people.

We aim to create a platform where more agents get to experience this kind of purpose—where we don’t just close deals, but become part of people’s lives, their milestones, their stories.

Truly Wealthy Realty exists to be a platform for building wealth and influence over the long term. A place where you don’t just earn from transactions—but grow through access, relationships, and shared opportunities.

If deals are already happening around you, maybe it’s time they started happening through you.

And if this resonates— then maybe this journey is for you.

Because this work is meaningful. And that is worth building.

Consistency Is Terrifyingly Hard to Beat (And That’s Exactly Why It Works)

This morning, I woke up at 5:00 a.m. to get ready for CrossFit.

It was still dark. The rain was pouring like crazy. And for a brief moment, my mind gave me the most tempting idea:

"Cancel the class. Snuggle back into bed. Sleep more."

Honestly? That warm bed felt like the correct decision. But then a deeper thought hit:

If I cancel just because it’s raining… what precedent am I setting for myself when life gets harder?

Because if I train only when it’s convenient, then I’m not training discipline. I’m training comfort. So even though I didn’t feel like going — I chose to stick to the schedule. And I showed up.

The Workout Was Hard… But the Real Victory Happened Before It Started

The workout was a 20-minute EMOM:

  • Toes-to-bar
  • Push-ups
  • Dumbbell snatch
  • Wall balls

It wasn’t "fun" in the soft way. It was the kind of work that makes you breathe heavy and question your life choices. But when I finished, I felt something deeper than hype. I felt proud. Not because the workout was impressive…but because in that exact moment where I wanted to quit —I didn’t.

And as I drove home, I realized something: That’s how most success is built.

Not through motivation. But through showing up, especially when motivation is missing.

The Truth About Winning: It’s Mostly Boring

A lot of people start strong.

They get excited. They post about it. They buy the gear. They set the goals. They feel unstoppable.

But then comes the part nobody likes: The plateau. The repetition. The slow results. The days where nothing feels like it’s changing. And that’s when most people stop. Not because they can’t do it…but because it stops feeling exciting.

Here’s the truth: Success is not built in exciting seasons. It’s built in repetitive seasons.

Consistency Is a Superpower Because Most People Can’t Handle It

Consistency is terrifyingly hard to beat for one reason:

It doesn’t require talent. It doesn’t require genius. It doesn’t require luck.

It only requires something rare:

Discipline.

And discipline is something most people don’t practice long enough to benefit from. Everyone loves the idea of results. But few people love the daily routine required to earn them. That’s why consistency wins. Because it’s not flashy. It’s not loud. It’s not viral.

But it is unstoppable.

The Months and Years Are Where Real Pride Comes From

Here’s something I’ve noticed in my own life: The moments when I have to stay consistent for months and years…Those are the moments when I feel like I’m truly accomplishing something — even if no one else can see it yet.

Because when you choose to stay consistent long-term, you’re doing more than completing a task: You’re building your identity.

You’re becoming someone who can be trusted by: yourself, your family, your clients, your team, your future. And that quiet feeling of progress — improving just a little bit each time — is powerful. Not because it looks impressive today but because it compounds.

Small improvements repeated for years create unstoppable momentum.

Most People Quit the Moment It’s Uncomfortable

I already know something that gives me confidence: Not many people will do this.

The majority will give up at the slightest discomfort. They quit when it’s no longer fun, it becomes repetitive, it becomes a hassle, results take too long or when it’s inconvenient. People love to say they want success but they don’t want the schedule that success demands.

If there’s a little rain, they won’t go to the gym. If they feel sleepy, they won’t follow up. If they don’t feel like doing it, they won’t respond to a client.

And that’s the difference.

Because success is not built on days where everything feels easy. Success is built on days that feel like:

  • "I’m tired."
  • "I don’t want to."
  • "It’s raining."
  • "I’m not in the mood."
  • "Maybe tomorrow."

Those are the moments where your future is decided.

This Is Where It Counts… And Only 1% Choose It

This is when it counts. Not when it’s exciting. Not when it’s convenient. Not when it’s easy. But when it’s uncomfortable, boring, and repetitive. That’s the gap between ordinary and extraordinary.

Only 1% will choose to show up anyway. Only 1% will train even when it’s raining. Only 1% will do the follow-up even when they’re sleepy. Only 1% will keep building even when it’s not fun anymore.

And that 1% will win. Not because they were more talented but because they didn’t stop.

This Is Exactly What We’re Doing While Scaling Truly Wealthy Realty

Right now, as we continue building and scaling Truly Wealthy Realty, I’m seeing this lesson in real time. Because growing a business isn’t always exciting.

A lot of what we do is repetitive:

  • weekly meetings with the executive team
  • weekly trainings
  • unit huddles
  • meeting agents
  • meeting the team
  • showing up again and again

Not every day feels fun. Not every meeting feels inspiring. Sometimes you’ll feel like doing it. Sometimes you won’t. But I’ve accepted something important:

Repetition is not punishment. Repetition is the path.

That’s what separates those who try from those who win.

The Days You Don’t Feel Like It Are the Days That Matter Most

This mindset changed everything for me: When you feel motivated, showing up is easy. But when you don’t feel like it? That’s when showing up becomes a statement.

That’s when you are telling yourself:

  • "I do what I said I’ll do."
  • "I don’t negotiate with comfort."
  • "I don’t depend on feelings to move forward."

Because feelings are unreliable. Some days you’ll feel unstoppable. Some days you’ll feel like quitting. But your schedule? Your discipline? Your standards? Those are reliable.

Choose the Hard Things, and Success Will Take Care of Itself

The most powerful decision you can make is this: Choose consistency over convenience.

Because convenience creates weak habits. But consistency creates strong identity. And once your identity becomes: "I’m someone who shows up no matter what"…you become a different person.

A person that can’t be stopped easily. A person who can be trusted. A person who wins.

Not because life became easier but because you became stronger. You don’t need to be perfect. You don’t need to be extreme. You don’t need to be inspired every day. You just need to keep showing up.

Because consistency is terrifyingly hard to beat. And if you stay consistent long enough…

Success won’t be a question. It will be inevitable.

5-step Due Diligence Guide When Buying a Resale Property in the Philippines

Buying a resale property—whether it’s a house, condo, or townhouse—can be one of the smartest ways to invest in Philippine real estate. With resale properties, what you see is what you get, making it easier to assess the property’s condition and value. However, before handing over your hard-earned money, it’s crucial to conduct proper due diligence. This step is primarily the buyer’s responsibility, as you are the one making the purchase. But as your broker, I will be helping you and guiding you thru this process.

Due diligence is not about mistrust—it’s about protecting yourself. It ensures that the property is free from legal or financial issues, that its boundaries and title are correct, and that the transaction proceeds smoothly. Taking this precaution helps you avoid costly surprises and gives you peace of mind that your investment is secure. As a buyer you should never skip this process — it’s the foundation of a stress-free transaction.

I’ve been a real estate broker for over a decade and have helped hundreds of clients invest in property all over the Philippines. We have a Due Diligence checklist you can refer to, message me on whatsapp if you want a copy. If you have any questions, contact me for an online consultation.

Today, I’ll be sharing with you a practical 5 step guide on how to do due diligence when buying resale property in the Philippines.

1. Verify the Seller’s Identity and Ownership

The very first step in doing due diligence for a resale property is to make sure that the person selling the property actually owns it — or has the proper authority to sell it. This may sound obvious, but many buyers skip this step and end up dealing with unauthorized sellers, fake documents, or even properties with multiple claimants. Ask for a valid government ID and compare it with the name on the Transfer Certificate of Title (TCT) – for house or lot or Condominium Certificate of Title (CCT) for condos.

  • Is the seller an individual or a company? If named under a company, is it vatable? If its a company regularly engaged in real estate and is vatable, you will need to shoulder VAT 12% instead of CGT 6%.

·       If the seller is a business owner, it’s important to verify whether they have any ongoing legal or tax-related cases. The Bureau of Internal Revenue (BIR) now requires that any open cases be resolved before they release the eCAR (Electronic Certificate Authorizing Registration) under the buyer’s name. Failing to check this could delay the transfer of the property

  • If the property is being sold on behalf of someone else, request a Special Power of Attorney (SPA) authorizing them to sell.
  • For deceased owners, check that the extrajudicial settlement and heirship documents are in order.
  • The spelling should match exactly. Even minor differences (like missing middle initials or suffixes such as Jr./Sr.) should be clarified and corrected through supporting documents.
  • If the seller is married, both spouses should also sign the deed of sale even if the title is only named under one spouse. This is why for married sellers, we should also request for their marriage certificate to verify the name of their spouse.

·       If the property was inherited exclusively by the wife (meaning it was part of her inheritance and not conjugal property), then technically the property is her exclusive property under Article 92(1) of the Family Code, which states that properties acquired by gratuitous title (like inheritance) by one spouse remain exclusive. However even if it’s her exclusive property, the husband’s signature is still usually required in the Deed of Sale, not because he owns the property, but to show spousal consent.

Best practice: Always have both spouses sign to avoid any question of validity or registry issues later.

2. Check the Title and other property documents

Here are the documents you will need to request during due diligence. For the transactions we handle, our team usually takes care of this on behalf of the buyer. Requesting these documents typically costs around ₱1,000–₱1,500 per title, as you need to pay fees to both the Registry of Deeds (ROD) and the City Hall to obtain certified true copies. Handling this properly ensures that all necessary documents are in order before proceeding with the purchase.

ROD:

Certified true copy title

CITY HALL

CTC tax dec lot

CTC tax dec bldg (if house/condo/bldg)

Certificate of latest and existing

Certificate of no improvement (lot only)

Tax clearance for the year

Other documents:

Verified TIN of Seller and Buyer (BIR)

Marriage contract

Why should you request for a CTC at ROD vs checking the title on hand with the seller?

The owner’s copy might not reflect the latest updates or annotations. When you secure a CTC, you see the most recent record from the ROD, including:

·       Any transfers of ownership that have been recently registered or whether the title has been cancelled or replaced by a newer one

·       Annotations usually on the 2nd page of the title

Common annotations include:

· Mortgages – indicate that the property is pledged as collateral to a bank or lender.

· Liens – show that there’s a financial claim or obligation tied to the property.

· Adverse Claims – filed when another party asserts an interest or ownership right.

· Notices of Levy or Court Orders – signal legal disputes, unpaid taxes, or foreclosure proceedings.

If you find any of these annotations, do not proceed immediately with the purchase. Always request the official documents that clear these encumbrances.

·       For mortgaged properties, request for a Cancellation of Mortgage from the bank.

·       A Release of Lien or Affidavit of Waiver of Adverse Claim from the concerned party.

·       A Court Order of Cancellation if the encumbrance resulted from a legal case.

Verify the tax declaration and confirm that it matches the same property on the title. There are times when only the title is transferred while the tax declaration is still under the previous owner. So this will need to be updated.

The tax clearance will also show that the real property tax (amilyar) has been update for the year. Any unpaid amilyar becomes the buyer’s liability after transfer, so it’s crucial to settle this before closing the sale.

3. Check Utility Accounts and HOA dues

Other things to check are:

Condo/HOA dues latest OR (for properties in subdivisions/condos)

Lot plan

Utilities Latest OR (for house and lot)

⁃            electricity

⁃            water

⁃            internet

Management certificate (for condos)

Lot Plan

Zoning certificate (for properties outside of subdivisions)

A clean property also means no unpaid dues. For properties in subdivisions or condominiums, request for a Statement of Account or Dues Clearance Certificate from the HOA or condo admin. This will confirm if monthly dues have been paid. If the property is inside a condominium, ask for a Management Certificate indicating that there are no unpaid dues or pending violations. A "clean" property means there are no arrears that could delay the issuance of a move-in permit or clearance for transfer. We also request for the latest official receipt for electricity, water and internet if applicable to ensure that all utilities are updated and fully settled.

For properties located outside of subdivisions, particularly industrial or commercial properties, obtaining a Zoning Certificate is essential. This certificate verifies the property’s zoning classification (e.g., Residential, Commercial, Industrial) and outlines what activities, developments, or structures are legally permitted on that land.

A Zoning Certificate is crucial to ensure that the property can be used for its intended purpose. For example, in a recent transaction I handled involving an industrial property currently operating as a warehouse, the buyer requested a Zoning Certificate to confirm whether the property’s classification matches its current use.

4. Conduct a Physical Inspection

Even if the documents are clean, the property itself could reveal major issues.

For houses or commercial buildings, inspect the structure, roof, plumbing, electrical, and drainage systems. You can bring a contractor or architect, a professional, who can help you check and estimate the cost of necessary repairs. Look for signs of flooding, cracks, or foundation problems.

As part of due diligence, it’s highly recommended to hire a geodetic engineer to inspect the property and verify its boundaries. A geodetic engineer is a licensed professional trained in accurately surveying and mapping land. Their assessment ensures that the property’s actual physical boundaries match what is indicated in the Title or Lot Plan. If it’s a lot located inside a subdivision, you request to have the developers engineering team to stake the boundaries of the property.

Knowing the precise area of the property is essential to ensure that you’re paying—or receiving—the property based on its true size. A geodetic engineer can also identify any encroachments or discrepancies, which can prevent costly disputes in the future.

For example, in a recent industrial property transaction I handled, the buyers had the property surveyed by a geodetic engineer. The survey revealed that the fences constructed by the seller did not align with the actual property boundaries—they were built inside the property, resulting in a loss of around 53 sqm. The resolution was straightforward: the boundaries were properly outlined on the property to reflect the correct measurements, ensuring both parties were aligned before finalizing the deal.

In another deal I handled, the buyer requested that the developer stake the lot boundaries. During this process, we discovered that the neighbor had encroached on about 20 sqm of the property. We attempted to contact the neighbor to resolve the issue, but the house beside the property was vacant, so we couldn’t reach anyone. In the end, the buyer decided to proceed with the purchase but deducted the value of the 20 sqm from the total price to account for the encroachment. This case highlights why verifying property boundaries before completing a transaction is so important—it can prevent unexpected losses or disputes later on.

5. Review the Deed of Sale and Negotiation Terms

Once you’re ready to move forward with a property transaction, it’s crucial to carefully review the Deed of Sale and any other pertinent documents. These documents should clearly identify the property, specify the selling price, and outline the payment terms.

In our process, once the buyer and the seller has finalized the price and terms, I have them sign an Accepted Offer document. This document serves as a written record of the final agreed-upon terms and includes:

·       The final selling price

·       Payment schedule or terms

·       A detailed computation of taxes and fees, indicating who is responsible for each (e.g., Capital Gains Tax, Documentary Stamp Tax, registration fees)

Having the terms documented and signed by both parties is essential. It provides clarity, reduces the risk of misunderstandings, and serves as a reference if any questions or disputes arise later.

In Cagayan de Oro (CDO), the common practice is for sellers to quote a net selling price, with buyers typically shouldering all transfer taxes and fees, including the Capital Gains Tax, Documentary Stamp Tax, and registration fees. However, this is not a fixed rule—every deal is unique, and the responsibilities can be negotiated based on the agreement of both parties.

6. Set a Closing Date

Once all the documents are ready and the property has been thoroughly checked, the final step is to set a closing date. This date is agreed upon by the buyer, seller, attorney, and processor.

During the closing:

·       The lawyer facilitates the process and notarizes the necessary documents.

·       The processor receives the documents and immediately begins the transfer of ownership with the Registry of Deeds. Skipping this part means the property remains under the seller’s name — which could cause issues when you decide to sell later.

It’s crucial to pay the required taxes on time, as the BIR imposes penalties for late payments:

· Capital Gains Tax (CGT): Due within 30 days from notarization of the Deed of Sale.

· Documentary Stamp Tax (DST): Due by the 5th of the following month after notarization.

BIR Penalties for Late Payment:

· Surcharge: 25% of the unpaid tax

· Interest: 20% per annum on the unpaid amount, computed from the original due date until full payment is made

Paying taxes promptly ensures a smooth transfer of ownership and avoids unnecessary additional costs.

Doing due diligence when buying a resale property in the Philippines isn’t complicated — it just requires patience, verification, and the guidance from the right broker. Here at Truly Wealthy Realty, we have a team of Elite agents to guide our clients during every step of the process to ensure that they’re buying from the rightful owner, the property is free from legal issues and you can enjoy peace mind knowing your investment is secure.

If you’re ready to start your property search or want a Due Diligence checklist, feel free to message me on WhatsApp or schedule an online consultation. Together, we can make sure your next real estate investment is safe, smart, and worry-free.

Book a viewing or consultation:

📲WhatsApp +63 917 851 2752 📩 Email [email protected]

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