764 the Agency

Name: 764 the Agency
Address: 1110 Montlimar Drive Suite 910, Mobile, AL, 36609, US
Telephone: +12512022287

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Experienced real estate brokerage, property management company, and investment team helping clients buy, sell, lease, invest, and build wealth with local market expertise.

10/30/2026

There is a kind of theft in real estate that does not look like theft. Nobody kicks a door. Nobody shows up at all.

Somebody finds a property with an absent owner. Usually land with nothing on it, or a house that has been empty since the funeral. They pose as the owner, list it, and run the entire sale online without ever meeting a human being. By the time the real owner hears about it, a deed has been recorded and the money is gone.

That is the rant, and I want to be careful with it, because the point is not to make you afraid of your own mailbox. The point is that the properties this happens to all have one thing in common, and it is not that the owner was careless. It is that nobody was there to notice.

On October 1, Alabama did something about it. The Property Protection Act is now law.

Here is what it actually does.

Your agent has to know who you are. If a seller is unknown to the agent and is not physically present, we cannot sign a listing or a lease agreement without government-issued identification and ownership records. That covers leases, not only sales. We keep that file for five years.

Your closing attorney runs a second identity check before closing on vacant or unmortgaged property.

Listing sites have to verify owner identity on for-sale-by-owner listings that never went through a broker.

And the state can now declare a fraudulent sale void, with felony penalties behind it and a recovery fund for victims.

Now let's fix something.

If you own property you do not live in, four things are worth doing this month and not one of them costs money.

Know exactly who is on the deed. On inherited property especially, where the estate never quite got finished. Fuzzy ownership is the hardest thing in the world to prove in a hurry.

Find your documents before you need them. Deed, estate paperwork, your identification. Hunting for those against a deadline is how good deals fall apart.

Put eyes on a property nobody visits. A neighbor, a manager, anybody. This whole thing runs on absence.

Ask your county probate office about property fraud alerts. Most of them offer it free.

And when you do sell, expect somebody to ask you to prove you are you. It takes five minutes. An agent who skips that step is not doing you a favor.

I am a broker and not an attorney, and this is general information rather than legal advice.

At 764 the Agency, LLC, we believe REALTORS® are stewards of the communities we serve.

Same Community. A Stronger Tomorrow.

764 the Agency, LLC | Mary Hill, Qualifying Broker | Mobile, Alabama | Equal Housing Opportunity

10/27/2026

Every month a number lands in your bank account and you decide, in about four seconds, whether your Mobile rental had a good month.

That is not accounting. That is vibes.

The average two-bedroom apartment in Mobile rented for about $1,205 a month this summer (RentCafe, August 2026). Say your deposit was $1,050. Somewhere in that $155 lives a management fee, a plumber, a late fee nobody collected, or a repair approved by somebody you do not remember approving. The statement is where that story is written. Most owners never read past the first line.

Three questions that turn a deposit into information:

1. What period does it cover? A statement that runs the 1st to the 31st and one that runs the 15th to the 14th tell two different stories, and both say "monthly."

2. Which charges are inside the number? Management fee, maintenance, leasing fee, reserve. If you cannot name them, you are not reading a statement. You are reading a receipt.

3. What is still outstanding? Unpaid rent, pending repair invoices, money held in reserve. The deposit is what cleared. The statement is what is true.

If your current statement answers all three in under a minute, you are in good hands and your manager deserves a coffee.

If it answers none of them, that is not a crime. It is a Tuesday. It is also the reason owners call us saying "I think my property makes money" instead of "I know my property makes money." We would rather you know.

Sometimes the honest answer after reading the statement is that the property should be sold. We will say that too.

764 the Agency, LLC | Mary Hill, Qualifying Broker, REALTOR® | Mobile, Alabama | Equal Housing Opportunity

10/26/2026

Most of the leases I get handed in Mobile were not written for Alabama.

They were downloaded. And you can spot one in about four seconds, because they all make the same first mistake.

"All adults 18 and over must apply."

In Alabama that sentence has been wrong the entire time. The age of majority here is nineteen. Ala. Code 26-1-1.

Here is the part that should bother you. In Alabama a person under nineteen is a minor, and a contract signed by a minor is generally one the minor can walk away from. So if one signed yours, the signature you are counting on in month eleven, when something goes sideways, may be the one signature on the page that does not hold.

And nobody catches it, because eighteen looks right. Eighteen IS right almost everywhere else in America. That is what makes it expensive.

That is the rant. Now let's fix something.

Change the number everywhere it appears. The application, the listing page, the lease itself, and whatever gets said on the phone. Every occupant nineteen or older signs. Anyone younger is an occupant, not a signer. No household is excluded by this. The lease just has to name the right people.

Then ask the harder question, because one wrong number is rarely the only one. If your lease got the age wrong, where else did it get Alabama wrong?

This state has its own rules on how a notice period is counted, on the deadline for returning a deposit, and on what an owner may never do to get a property back. A template company sitting in another state did not write any of that for you, and did not intend to.

Go look at yours today. Four minutes. It is the cheapest thing you will do for that asset all year.

Comment LEASE and I will send you the Alabama lease audit: the four things to check in a lease that was not written for this state, with the code section behind each one. One page, free, no pitch.

And if reading your own lease with honest eyes tells you the property is more than you want to carry, we will run the numbers on holding it versus selling it and tell you straight which one wins.

I am a broker, not an attorney, and none of this is legal advice.

At 764 the Agency, LLC, we believe REALTORS® are stewards of the communities we serve.

Same Community. A Stronger Tomorrow.

764 the Agency, LLC | Mary Hill, Qualifying Broker | Mobile, Alabama | Equal Housing Opportunity

10/16/2026

Let me rave about somebody for once.

Not the owner with the perfect property. The owner who says "I don't actually know" out loud, and then goes and finds out.

Because most rental property around Mobile is not being managed. It is being carried. Somebody inherited a house, or kept the old one when they moved, or a deal turned into a hold, and years later nobody has sat down and asked the only question that matters.

Is this still the right thing to do with it?

That is the rave. Somebody actually asked.

And here is what makes it worth raving about. There are exactly three answers, and all three of them are legitimate.

Run it yourself. Costs you every 9pm call and every Saturday it decides to need something. Buys you total control and every dollar that comes in.

Hire it out. Costs you a share of the rent. Buys you your evenings, a vendor who answers the phone, and somebody whose job it is to know what Alabama requires.

Sell it. Costs you the income, permanently, and that is not a small thing. Buys you your capital back and the decision closed.

Anybody who tells you there is only one right answer is selling you something. That includes me, if I ever say it.

Now let's fix something.

Put the three side by side on paper. Not in your head, where the option you already picked always wins. On paper.

What the house nets you right now, honestly, after vacancy and repairs and taxes and insurance. What it would net you managed. What it would put in your hand if you listed it this fall.

Most owners have never seen those three numbers next to each other. Once you do, one of them is usually obvious in about ten minutes.

Comment OPTIONS and I will send you the three-option worksheet. Run it yourself, hire it out, or sell it, side by side, with the lines to fill in yourself. One page, free, and it is yours whether you ever call me or not.

And if your sheet says sell, I will tell you so, and I will tell you what it would list for.

At 764 the Agency, LLC, we believe REALTORS® are stewards of the communities we serve. The best outcome is the one that is actually right for the owner.

Same Community. A Stronger Tomorrow.

764 the Agency, LLC | Mary Hill, Qualifying Broker | Mobile, Alabama | Equal Housing Opportunity

10/02/2026

When a rental sits empty for five weeks, there is a sentence that gets said out loud. Some version of "nobody wants to work anymore," or "renters these days," or "the market is soft right now."

Here is the question that sentence is avoiding. When did anybody last walk through the house?

That is the rant, and it is the one nobody wants to hear, so let's get it over with. Sometimes the problem is not the applicant pool. Sometimes the problem is the house.

Here is what a vacant rental in Mobile looks like after a bad turnover. The last tenant's smell is still in the carpet. There is evidence in the cabinet under the sink that somebody should have dealt with and did not. The AC filter is the one that was in there when the last lease started. Half the blinds are broken. The yard has quietly gone to seed. Nobody has opened a window in five weeks.

None of that shows up in the listing photos, because the photos were taken in 2019.

And here is the part that actually costs money. A property in that condition does not get zero applications. It gets a narrower pool of applications, from people with fewer choices, and then the owner concludes something about renters.

That is the rant. Now let's fix something.

Before you blame anybody, go stand in it.

Walk it like you are about to rent it, because you are. Open the cabinets. Run the water. Turn on the AC and put your hand in front of a vent. Look under the sinks for evidence, not for dirt. Check the filter date. Flip every light. Sit in the living room for two minutes with the door closed and pay attention to what you smell.

Then fix the cheap things first, because the cheap things are doing most of the damage. Filters, blinds, bulbs, a real clean, the yard, and pest treatment if you found anything. That is a few hundred dollars and a Saturday, and it moves a property faster than dropping the rent does.

Then take new photos. In daylight. This year.

One more thing worth saying out loud. Condition is not just a marketing problem, it is a habitability obligation, and pest evidence and deferred maintenance do not become the tenant's problem the day they move in. They become yours, in writing, for the length of the lease.

If walking your own rental with honest eyes is not something you have time for, that is a real answer and it is the whole reason management exists. And if the walkthrough tells you the repair list is bigger than the rent can carry, we will run the sell-versus-hold math with you and tell you straight which one wins.

Comment WALKTHROUGH and I will send you the checklist we use when we walk a vacant rental. One page, free, no pitch.

At 764 the Agency, LLC, we believe REALTORS® are stewards of the communities we serve. A well-kept rental is worth more than the rent it collects.

Same Community. A Stronger Tomorrow.

764 the Agency, LLC | Mary Hill, Qualifying Broker | Mobile, Alabama | Equal Housing Opportunity

09/25/2026

Your rental brings in $1,400 a month. Quick question.

What do you make?

If the number that just came to mind was $16,800, we need to talk.

That is the rant.

Gross rent is not income. It is the number you say out loud at cookouts. It sounds great right up until a whole year happens to it.

Here is what happens to it.

The month it sat empty between tenants.
The turnover. Paint, carpet, cleaning, and rekeying the locks, because you do not actually know who still has a copy.
Property taxes.
Insurance, which on the Gulf Coast is less of a line item and more of a weather event.
The water heater, which waited for February.
The repair you paid for twice, because the first guy said it was fixed.

None of that shows up in $16,800. All of it shows up in your bank account.

Now let's fix something.

Run the real number. Gross rent, minus vacancy, minus turnover, minus taxes, minus insurance, minus maintenance, minus management if you pay for it. What is left is your income. Divide that by what the house is worth and you finally have your return.

Most owners have never done this. Not because they are lazy. Because nobody ever handed them the sheet.

And here is the part nobody says out loud. The owners who do know their number are calmer people. They stop guessing. When the AC dies, they already planned for it. When somebody offers to buy the house, they know inside of four minutes whether it is a real offer or an insult.

Comment RENT and I will send you the worksheet. One page. What it rents for, what it nets, and what that actually returns. Fill in your own numbers, takes about ten minutes, and it is yours whether you ever hire us or not.

If the number comes back ugly, I will tell you straight whether the fix is the rent, the expenses, or selling it. Sometimes the answer is selling it. I will still tell you.

Same Community. A Stronger Tomorrow.

764 the Agency, LLC | Mary Hill, Qualifying Broker | Mobile, Alabama | Equal Housing Opportunity
Figures shown are an illustration, not a market claim or a projection.

09/18/2026

Somebody is managing your rental for $50 a month. Have you ever checked whether they are allowed to?

Last Friday I said property management is not for the weak. This week, something harder.

Here is the rant.

I hear these all the time. "They only charge me $50." "She does it on the side." "My handyman handles everything." "They're cheaper than a management company."

And the investor in me asks: cheaper than what?

Alabama license law spells out which activities require a real estate license when you do them for someone else for compensation. Renting or leasing real estate. Listing property for rent. Negotiating leases. Procuring tenants. That is not a technicality. That is the core of what a property manager does every month.

There are real exemptions. Owners managing their own property. Attorneys. Certain apartment building and complex managers. But that apartment exemption is narrower than most people assume, and it is not a blanket pass for somebody managing scattered single-family houses around town.

I am a broker, not an attorney, and none of this is legal advice. It is simply the question I would want answered before handing anyone the keys to a $250,000 asset.

That is the rant. Now let's fix something.

Before you hand over your property, ask:

Are you licensed, and what is your license number?
What real estate company do you operate through?
Who is the qualifying broker for that company?
Where are rent and security deposits held?
How are maintenance requests documented?
How are inspections handled and recorded?
Who keeps the lease and management records?
What happens when something goes wrong?

Then do the easiest part. Look them up. The Alabama Real Estate Commission runs a free public license search at arec.alabama.gov. It takes about a minute.

This is not about protecting property managers. It is about protecting owners.

Your tenant's deposit is somebody else's money. Your lease is a legal agreement. Your documentation is what protects you when a problem eventually lands on somebody's desk. "They were cheaper" is not much of a defense.

Professional management costs money. So does insurance. So does an accountant. So does an attorney. Professional services look expensive right up until you compare them to the cost of doing it wrong one time.

The question was never how cheaply can I manage this. It is how well can I protect this.

Want the whole list? Comment VERIFY and I will send you the one-page checklist, the eight questions plus the license lookup link. Free, no pitch. And if you want a straight second opinion on how your property is being managed right now, or whether it makes more sense to sell it, I will tell you either way.

At 764 the Agency, LLC, we believe REALTORS® are stewards of the communities we serve. Done correctly, property management protects owners, tenants and neighborhoods.

Same Community. A Stronger Tomorrow.

764 the Agency, LLC | Mary Hill, Qualifying Broker | Mobile, Alabama | Equal Housing Opportunity
General information only, not legal advice.

09/16/2026

REALTORS® ARE STEWARDS

Today, I did not see a teardown.

I saw the heartbeat of what was once a family home.

I stood inside its damaged walls and listened as someone told me what it was like growing up there. I could almost hear the countless breakfasts made in a mad rush before school, the doors opening and closing, the laughter, and the backyard cookouts from long ago.

This house did not always look like this.

Once, it was alive.
Once, it held a family.
Once, it held their ordinary days, which became the memories they now carry.

And beneath the uncertainty was one deeply personal question:

"What do I do now?"

That is when real estate becomes about far more than property values, repair estimates, contracts, or commissions. Sometimes our greatest responsibility is simply to sit down, listen, honor what a place has meant, and help someone see what it might still become.

REALTORS® are stewards of more than houses. We are entrusted with people's histories, difficult decisions, family legacies, and sometimes the fragile beginning of a second chance.

This is why I love real estate.
These are the stories I want to tell.
These are the people I want to serve.
And this is the community I love.

Today, I did not see a teardown.
I saw the dream of "maybe, once again."

And I believe this house will be someone's home again. 🏡

If you are holding a house like this one, inherited, damaged, or simply more than you can carry alone, you have more options than most people are told. Ask me. No pressure and no pitch, just real numbers and honest choices.

Mary Hill
Qualifying Broker, REALTOR®
764 the Agency, LLC
Mobile, Alabama | Equal Housing Opportunity

09/15/2026

Somebody's cousin is going to tell you to change the locks this week.

Please do not listen to somebody's cousin.

Alabama gives landlords a real process when rent stops coming. It also gives that process two different clocks that count two different ways, which is exactly how a fixable problem turns into a four month problem.

Here is the one that gets people. The notice period runs in BUSINESS days. Not calendar days. Seven business days usually lands nine to eleven days out, further if a holiday sneaks in there. Count it short and your notice is defective, and a defective notice does not speed anything up. It sends you back to the start, weeks later, with the rent still unpaid and your patience already spent.

And the one almost nobody warns you about: after you finally get the keys back, you have 60 days to return the deposit or send an itemized statement. Miss it and the statute lets the tenant recover double. Owners win possession, set the file down, exhale, and lose that one to a calendar.

There are six more clocks in this sequence, and every one of them has a code section attached to it.

Comment TIMELINE and I will send you the whole thing, one page, free, no pitch. And if rent is late right now rather than hypothetically, say so and I will call you today.

764 the Agency, LLC | Mary Hill, Qualifying Broker, REALTOR® | Mobile, Alabama | Equal Housing Opportunity | General information about Alabama law, not legal advice

09/14/2026

The deck runs the entire width of the house.

Then there is the fenced yard, the storage shed, the garage, and inside: hardwood floors and a remodeled white kitchen with a granite-look island. 4 bedrooms, 2.5 baths, 2,232 square feet, Mobile 36693. $2,150 a month. Available now.

2859 Wyattwood Ln. Photos and showing requests: https://listings949642.tenantcloud.com/listings/152113
Call or text 764 the Agency, LLC: (251) 360-3166

Equal Housing Opportunity

Address

1110 Montlimar Drive Suite 910
Mobile, AL
36609

Telephone

+12512022287

Website

http://www.764theagency.com/

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