What real estate coaching actually costs

The short answer

Most real estate coaching falls into four bands. Under $1,000 buys a course: recorded video, a community, maybe a monthly group call. $3,000 to $5,000 buys a live cohort with a real instructor and some access. $10,000 to $15,000 buys small-group coaching plus private one-on-one time. $25,000 and up buys direct access to an operator, their network, and their deal flow.

Those bands are consistent across the industry. What is not consistent is what is inside them, and that is where people lose money.

Why the same price buys wildly different things

Two coaches can both charge $12,000. One gives you a login and a weekly webinar with four hundred people on it. The other underwrites your actual deal with you on a Tuesday afternoon and tells you to walk away from it. Same invoice, completely different product.

The question that separates them is not price. It is: what does this person do on the days they are not coaching?

The test that actually matters

Ask when they last bought a property with their own money.

A large share of people selling real estate education stopped buying real estate years ago. That is not automatically disqualifying — teaching is a real skill and some people are better at it than at investing. But it changes what you are buying. Somebody who stopped in 2019 is teaching you a market that had different rates, different inventory and different competition. The tactics that worked then can quietly stop working, and they will not know, because they are not in it.

Somebody still buying is telling you what is working this month, because they need it to work this month.

What a $25,000 program is really selling

At the top end you are not paying for better information. The information is the same, and most of it is free on the internet. You are paying for three things that do not scale, which is why they cost what they cost:

• Judgment on your specific deal. Not principles — this house, this number, this contractor bid.
• The network. Lenders who answer, contractors who show up, title people who move fast. That took years to build and cannot be handed over in a PDF.
• Deal flow. What crosses an active investor's desk that they are not taking.

If a program at that price is not giving you those three, you are paying premium money for a course.

When coaching is a waste of money

Plainly, because most pages like this will not say it:

• You have no capital and no path to it. Coaching does not create a down payment. Get the money question solved first, even if that means a partner.
• You will not do the work. If you have bought courses and not finished them, a more expensive one will not fix that. The problem is not the curriculum.
• You want certainty. Nobody can promise you a deal will make money. Anyone who does is telling you something they cannot know.
• You are looking for permission. If you already know what to do and are waiting for somebody to say go, save the money and go.

Payment plans are not discounts

Most programs offer them. They exist so cash flow is not the reason you say no, and that is a legitimate thing. But three payments of $1,000 is $3,000. Programs that quote you the monthly number and bury the total are doing that on purpose. Always ask for the total.

What I charge, and why

For transparency, since this page is about pricing: my programs run $3,000, $12,000 and $25,000 and up. All three are application-only and capped, because what I am actually giving is my attention, my contractors and my phone number, and that does not scale. I turn people down for the top one.

I am also still buying. Roughly a hundred flips a year, in this market, at these rates. That is the only reason I think what I teach is worth anything.