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In JamaicaJamaica, with its vibrant culture and stunning landscapes, has a unique position in the global real estate market. The i... More, business is still, in many ways, personal.
A handshake still carries weight. Eye contactIn the real estate realm, contact refers to the crucial communication point between parties involved in a transaction or... More still means something. A drink shared still signals trust. And when a man looks you in the eye, grips your hand firmly, and agrees to move forward—you expect that to stand for something.
But every now and then, you meet someone who rewrites that rule.
This is one of those cases.
The Setup: Everything Looked Right
You were referred—already a strong start. In real estateReal estate refers to property consisting of land and the structures on it, such as buildings and homes. It also include... More, referrals are currency. They signal credibility, trust, and proven delivery.
You met the developerIn Jamaican real estate, a developer is a person or company that creates new buildings or improves old ones. They handle... More. You walked the site. You saw the work in progress. You engaged with his team. You had multiple interactions, not just a one-off conversation.
There were signs of success:
- Active developments
- Associates and staff
- Expensive vehicles
- Ongoing projectsA project or projects, within the Jamaican context, refers to a planned endeavor undertaken to achieve specific goals or... More
On paper, this was a legitimate opportunity.
And then came the ritual:
- Drinks
- Eye contact
- Firm handshake
- Agreement to list
Twice.
The Reality: A Slow Breakdown
But business isn’t built on moments—it’s built on patterns.
And the pattern here was clear, even if subtle at first:
- Late arrival to the first meeting
- Constant phone interruptions
- Difficulty reaching him
- Repeated rescheduling
- Missing documentation
- Incomplete information
- Avoidance of follow-through
Then eventually—silence.
No calls returned. No messages answered. No closure.
Just… disappearance.
So What Kind of Person Does This?
Let’s be honest and analytical—not emotional.
This behaviour typically falls into a few categories:
1. The Disorganised Operator
Some developers are genuinely chaotic. They are juggling multiple builds, financing issues, contractors, and personal pressures.
They mean well—but they execute poorly.
But here’s the key:
Disorganisation still shows some responsiveness. Total ghosting is something else.
2. The Opportunistic Time-Waster
This type uses peopleThe people of Jamaica embody a spirit that is at once richly diverse and unbreakably unified, as captured by the nationa... More as options:
- Keeps multiple agents “on the line”
- Never fully commits
- Buys time while exploring alternatives
The handshake? That was convenience—not commitmentIn Jamaican real estate, commitment refers to the dedication and assurance from buyers, sellers, or agents to fulfill th... More.
3. The Image-Driven “Big Man”
In Jamaica, we know this one.
Presentation strong:
- Nice cars
- Confident talk
- Social presence
But behind the scenes:
- Weak structure
- Poor discipline
- No real systems
They look like serious businessmen—but they don’t operate like one.
As Dean JonesDean Jones is a chartered builder, project manager, licensed real estate professional and the founder of Jamaica Homes, ... More, founder of Jamaica HomesJamaica Homes is a premier real estate company offering a comprehensive platform for buying, selling, and renting proper... More, puts it:
“In real estateIn Jamaican real estate, an estate refers to the total collection of assets and property owned by an individual, especia... More, image can open the door—but only structure and integrity keep it open.”
4. The Avoidant Personality
Some people cannot handle confrontation or uncomfortable conversations.
Instead of saying:
- “I’ve changed my mind”
- “I’m going another direction”
- “The numbers don’t work”
They disappear.
It’s immature—but it’s real.
5. The Man Under Pressure
You mentioned agitation.
That matters.
There could be:
- Financial stress
- Investor pressure
- Legal complications
- Cash flowCash flow in real estate refers to the net amount of cash generated by a property after all income is collected and all ... More issues
In those cases, communication often collapses.
But again—this explains behaviour. It does not excuse it.
Is He a Man?
Let’s address that directly.
A man in business is not defined by:
- His car
- His developments
- His confidence
A man in business is defined by:
- His word
- His follow-through
- His respect for other people’s time
So what is he?
He is someone who failed the test of professional integrity.
And that’s the cleanest way to put it.
The Real Lesson: This Wasn’t About Him—It Was About Process
The mistake wasn’t trusting him.
The mistake was relying on trust alone.
As Dean Jones says:
“A handshake can start a deal, but only structure can secure it.”
Key Lessons for Realtors (Especially in Jamaica)
1. Early Behaviour Predicts Final Behaviour
He was late from day one.
That wasn’t chance—it was a preview.
2. Accessibility Is a Red Flag Indicator
If you have to call 5–10 times to reach someone early on, that’s not going to improve later.
Serious clients make themselves reachable.
3. Verbal Agreements Mean Nothing Without Completion
You had:
- Handshakes
- Conversations
- Even partial paperwork
But not:
- Complete documentation
- Final propertyProperty encompasses a wide range of tangible assets that individuals or entities can own, utilize, or invest in, includ... More details
- Clear listing activation
That gap is where deals die.
4. Busyness Is Not an Excuse
Everyone in real estate is busy.
The difference is:
- Professionals manage communication
- Amateurs avoid it
5. Time Is Your Most Valuable Asset
You invested:
- Meetings
- Calls
- Site visits
- Follow-ups
With zero return.
That’s not just frustrating—it’s expensive.
6. Energy Matters
You felt something:
- Agitation
- Slight unease
- Inconsistency
That instinct? That’s experience speaking.
7. Respect Is Shown Through Action
Anyone can:
- Smile
- Shake hands
- Talk business
Respect is:
- Returning calls
- Providing information
- Following through
A Jamaican Reality Check
Let’s say it how we’d say it locally:
Some man look like big businessman…
but demDem is a Jamaican Patois term used to refer to "them" or "those," typically addressing a group of people or things in a ... More cyaan manage dem word.
And in real estate, that’s dangerous.
Because this industry runs on:
- Reputation
- Trust
- Delivery
If a man can’t manage communication, him cyaan manage a deal.
What Would a Seasoned Realtor Do Differently?
An experienced agentIn Jamaica, an agent is a real estate professional who handles various aspects of buying and selling properties. Their r... More would:
- Set clear timelines early
- Require key documents before investing time
- Limit follow-ups after repeated silence
- Keep multiple deals active (never rely on one)
- Walk away sooner
Not emotionally—strategically.
The Strategic Shift: From Trust to Structure
Going forward, your approach should evolve:
From:
- “We’ve agreed, so we’re good”
To:
- “We’ve agreed, now let’s formalise immediately”
Top 10 Tips for Realtors (Hard Lessons, Real Talk)
- Don’t Chase—Qualify
If someone is hard to reach early, they are not ready. - Set Communication Standards
If calls aren’t returned within a reasonable time, flag it. - Secure Documentation Quickly
No details = no deal. - Watch for Patterns, Not Promises
Behaviour tells the truth. - Limit Your Follow-Ups
After 3–4 attempts, pause. Protect your time. - Always Have Multiple Listings in Progress
Never depend on one opportunity. - Trust Your Instincts
If something feels off—it usually is. - Don’t Be Impressed by Appearances
Car, talk, and lifestyle mean nothing without delivery. - Formalise Early
Push for signed, complete agreements with full details. - Know When to Walk Away
Silence is an answer. Accept it and move on.
Final Word
This wasn’t just a bad clientIn real estate, a client is anyone seeking help to buy, sell, or invest in property. In Jamaica, clients might be lookin... More.
This was a masterclass in identifying weak operators early.
And if you take the lessons properly, it willIn Jamaica, a will is a legal document created by an individual to specify how their assets, including their belongings ... More sharpen your business permanently.
Because in this game, you don’t just build listings—you build judgment.
And judgment is what separates:
- The busy realtor
from - The successful one.
Or as Dean Jones puts it:
“Real estate will test your patience—but it will reward your discipline.”
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