My Techie Broker
A weekly publication for Arizona real estate licensees — ADRE rule changes, Arizona market data, and the AI workflows that actually save time. The editorial voice of Avance School of Real Estate.
Issue 014 · September 7, 2026
Half of agents using AI say it changed nothing.
Everyone quotes the 58% adoption number. Almost nobody quotes the one printed two lines below it — that 46% of agents report AI made no noticeable difference to their business. They aren't using the wrong tool. They're pointing it at work where every tool produces the same answer. What separates using AI from building with it is not a better prompt. It's rules that hold.
Issue 013 · September 1, 2026
AI can fake your seller. It can't fake your seller's phone.
Arizona quietly launched a free deed-fraud alert that fires from escrow, before a sale closes. The bill that would have made escrow reporting mandatory died in committee — so the system runs on two voluntary halves, and the agent is the only person standing in both rooms. Plus the five changes SB 1479 brought to the closing table on September 12.
Issue 012 · August 24, 2026
I stopped waiting for someone to build the tool. So I built it.
I taught a room of agents about AI, then showed them something I'd built — a one-click comps tool with an appraiser's discipline and a confidence rating that admits when it's unsure. The first question was "where do I get that?" It's not for sale. And that's the point.
Issue 011 · August 17, 2026
That "AI listing video" everyone's excited about? Nobody's watching it.
A title company built a tool that clones your voice and turns any MLS listing into a narrated video in about a minute. It's genuinely impressive — and it won't work, because it fails at the one thing that decides whether anyone watches: the hook.
Issue 010 · July 27, 2026
Agents, ChatGPT has ads now — and real estate qualifies.
When a buyer asks ChatGPT about homes, there's now a paid ad under the answer — and real estate is an approved category. I built a full campaign for my brokerage to see how it works, and stopped at the publish button. Here's what I found, including a fair-housing gap and an Arizona rule most agents have never read.
Issue 009 · July 21, 2026
Google went national. Four MLSs made the list. ARMLS isn't one of them.
Google's home listings went nationwide in June — free placement, the lead routed to you. Four MLSs are feeding it. No Arizona MLS is one of them. I followed the "get listed today" button to see where it goes, and found a six-generation commission plan.
Issue 008 · July 13, 2026
Half your buyers would rather work with a robot than with you.
Our industry measures the wrong things. The best agent in your office — the one who talks clients out of bad deals — will never top the GCI chart. But caring isn't enough on its own, and that's where real estate education has quietly failed.
Issue 007 · July 6, 2026
New ARMLS rule: your AI-edited listing photos need a disclosure — or a $200 fine.
AI can turn a dirt lot into a desert oasis in thirty seconds. As of May 28, ARMLS requires you to disclose digitally altered listing photos — with $200 fines starting in December. Here's exactly where the line sits, a real family story, and the prompt we use.
Issue 006 · June 29, 2026
Will your listings really be on Google and ComeHome? I signed up to check.
A vendor pitch is landing in Arizona inboxes: leave your MLS, join a national one, and get your listings into Google. I signed up for MyStateMLS and used it. Here's the honest read — including the two decisions the pitch bundles into one, and who the Google pilot was really built for.
Issue 005 · June 22, 2026
Buyers don't start on Zillow anymore. They start on Google — and Google now pulls from the MLS.
Google now pulls home listings straight from the MLS — though it hasn't reached Phoenix yet. What Arizona agents should do before it does, plus the Cromford price split and a caution on chasing brand-new tech.
Issue 004 · June 15, 2026
ShowingTime is back in Flexmls. Your broker just picked your default.
ARMLS makes ShowingTime and Aligned Showings selectable in Flexmls, the Maricopa foreclosure numbers in context, where big-brokerage tech stacks fall short, and the six elements of a BINSR prompt that survives broker review.
Issue 003 · June 8, 2026
The biggest ADRE rule revision in years went into effect December 13, 2025. Most agents are still operating like nothing changed.
The December 13 ADRE rule revisions that are already in force, the fingerprint-card disagreement ADRE is enforcing now, the difference between an AI tool and an automation, and a prompt to audit your advertising against R4-28-502.