The TMS Program About

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Get a $350 to $6,500 Reward When You Buy or Sell with Happinest

Ready to Connect With a Real Estate Agent? Enroll Now

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Buyers and Sellers Get Cash Back

Receive cash back from Happinest after buying and/or selling a home using one of our top-rated Happinest-certified local agents. Adjust the slider below to see your reward.

Double Your Reward
$2,000when Buying or Selling
$4,000when Buying & Selling
$0 - $99K
Home Price
$500K - $549K
Home Price
Home Price
$500K - $549KHOME PRICE

A Full-Service Home-Buying Program(4 steps)

Sign up with Happinest to get matched with a top real estate agent in your area and receive cash back after buying and/or selling a home.*
  • Connect

    You'll be matched with a top performing real estate agent
  • Discover

    Use our home search and market research tools to find your next home
  • Purchase

    Work with your lender of choice to get your best mortgage
  • Reward

    Earn up to $6,500 cash back* after you buy or sell your home

Our certified real estate agents are local experts who work hard to get you the best deal.

We work with premier brokerages across the United States. We only invite a handful of top agents to participate in the Happinest Program. Our agents consistently rank in the top tier of experience and sales performance, and undergo additional training to provide great service to TMS customers.
  • Certified real estate agents with at least 5 years of experience
  • Maintain 90% or higher satisfaction rating
  • Full-service experience from start to finish


Reaching a state of perfect happiness knowing your home is insured through TMS Insurance.
Learn More

Your new home is right around the corner.

Properties are updated every 15 minutes, so you’ll never miss a listing.

Looking for more information?

Should I enroll in the Happinest program if I'm not quite ready to buy?
Yes! It’s ideal to begin working with an agent as early as possible. Enrolling in the program will assign you to a local market expert who will work with you at your own pace and help streamline your home search.
How long does it take to get matched with an agent?
You will typically hear from your agent within 24 business hours after enrollment.
What if I want to switch agents?
Should you wish to work with another agent, we will match you with a different agent within our network of high-performing agents. Simply contact support and let us know that you would like a different agent.
I already have an agent. Can I work with him/her?
Unfortunately, no. One of the benefits of enrolling in our program is that you are matched with a top-performing agent from our network. The agents in our network work to deliver an efficient home purchase to our customers.
If I enroll in the Happinest program, am I obligated to participate?
No, you may leave the program at any time by alerting your assigned agent or by contacting support. Please be aware that leaving the program disqualifies you from receiving a cash back reward after closing.
I’m not a TMS borrower. Can I still enroll in the Happinest program?
Yes! You do not need to be a TMS borrower to be connected to an agent and receive a cash back reward. The program is also open to TMS employees.
How up-to-date are the home search listings?
The listings feed updates every 15 minutes, to ensure you see the most up-to-date houses available.
Do I need to get a home loan from a designated lender to use the Happinest cash back program?
You do NOT need to get a home loan from any particular lender in order to qualify for the cash back. You are free to shop for the lender of your choice.
Is the Happinest program available in my area?
Currently, the program is available to any buyer and seller in the United State. Home search is currently available in many markets nationwide, and TMS plans to bring search to other service areas soon.
I bought a home through the Happinest program. When should I expect to receive my reward?
You should expect to receive your reward in the mail within 45 days of closing on your new home. The cash rebate reward will be in the form of a check unless otherwise directed by state law. Your check will be issued from HomeStory Real Estate Services (HRES). Please be on the lookout so that you do not accidentally discard your reward.

The Happinest Find feature is offered in partnership with HomeStory Real Estate Services, a licensed real estate broker. HomeStory Real Estate Services is not affiliated with The Money Source Inc., and The Money Source Inc. is not responsible for the program provided by HomeStory Real Estate Services. Obtaining a mortgage from any particular lender is optional and is not required to participate in the program offered by HomeStory Real Estate Services. The borrower may arrange for financing with any lender and is free to shop for the lender of their choice.

Qualifying for the reward requires utilizing a network real estate agent to complete the real estate buy and/or sell transaction. If you are currently working with a real estate agent, this is not a solicitation. A reward is not available where prohibited by state law, including Alaska, Iowa, Louisiana and Missouri. An agent commission reduction, rebate, and/or credit may be available for sellers in lieu of the reward in Mississippi, Oklahoma, and Oregon and should be discussed with the agent upon enrollment. No reward will be available for buyers in Mississippi, Oklahoma, and Oregon. Rewards in Kansas and Tennessee are required to be delivered by gift card. In Kansas the reward is set to $1,000 regardless of the sale price of the property.

Reward will be issued in the form of a check unless otherwise directed by state law and will be sent to the client enrolled in the program within 45 days of closing. Depending on state regulations highlighted above, reward amount is based on sale price of the home purchased and/or sold and cannot exceed $6,500 per buy or sell transaction. Real estate agent fees and commissions still apply. Short sale transactions do not qualify for the reward. Employer-sponsored relocations may preclude participation in the reward program offering.

If your property is currently listed with a REALTOR®, please disregard this notice. It is not our intention to solicit the offerings of other REALTORS®.

Reward is valid for 18 months from date of enrollment. After 18 months, you must re-enroll to be eligible for a reward.

Offer subject to change or cancellation without notice.

The Money Source Inc., 135 Maxess Road, Melville, NY 11747, (866) 867-0330, NMLS #6289. For licensing information click here The Money Source Inc. is an Equal Housing Lender.

This site is not authorized by the New York State Department of Financial Services. No mortgage loan applications for properties located in the state of New York will be accepted through this site.

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