Rhonda -

Still waiting for you to post the accurate copy of my FMLS record....can we expect that any time soon? Don't lose sight of that fact that you posted blatantly false and confidential information - I'll remind you and call you out on that as often as needed.

As far as that link, thanks for identifying it as yours. I received that years ago from a potential client and they had nothing but distain for a company that they had also interviewed as they considered selling their home. As I recall this person was in the legal field, (might have been a lawyer, don’t remember) and they gave me that list as one of several things that they DIDN’T want….I vividly remember being handed that list and them telling me that “they expect all of this to be taken care of, not having to be nickel and dimed”. That was out of their mouth, not mine. I was handed that as you see it, scanned it and posted it as an example of what some unknown company considers “options”. They pointed out the last paragraph that clearly states that this undisclosed company will “nickel and dime” them (their words, not mine).

So once again Rhonda, you have misrepresented the facts. That was given to me years ago as a road map of what a client DIDN’T WANT and it was handed to me as you see it – so nice try accusing me of tampering with it. I wondered for some time about which company they were referring to, thanks for solving that mystery. Maybe you can start working on the JFK assassination now? Or – keep it simple – just post the accurate FMLS data for me….surely you can do that? Maybe? I’ll help you if need be.

Oh - earlier in your mindless ramblings you mentioned that you don't have licensees, that you only have assistants. Now I'm confused again, because if that list is being used by assistants as your claimed earlier (posts that I have copies of) might they be dipping into agent duties, (Hank's page is copy of one of the pages of very first sites that I did - which some of my licensees still use to this day) ? If you have licensees then are you referring to the agents that you said you don't have? Those “experts” you have standing by, what are their areas of expertise? Hopefully not agent related as we know that could be as bad as libel.

Thanks Mack - those sites have permission to use my stuff. Hank's page is copy of one of the pages of very first sites that I did - which some of my licensees still use to this day. His remarks are unfounded and taken out of context to the original site and the offering that I make to clients - even today. It is a link that he uses to compare his theory and he has used white out to remove the Duff and left the y.

http://www.featuredwebsite.com/users/17914/downloads/discoun…

Rhonda, Your last post indicated that Hank has plagiarized you site. Here is a very simple tool for you to use to see if anyone has taken your copyrighted information. http://www.copyscape.com is the site. load in your domain name and it searches for your information on the web. I use it weekly as content on my site has been taken an I will prosecute those who take it. BTW I just ran it for your site and Hank's site did not show up, 7 others did however so you may want to check it out.

Well done Rhonda….obfuscate, apologize, attack, defend….do everything to avoid the can of worms that you opened – the posting of confidential and erroneous data about me. Oh - appealing to readers for sympathy is a nice touch as well and completely off topic.

You know that I can’t leave your last post without comment so let me yet again repeat what I’ve said here several times, I salute your business model – it works, it makes good sense from a business stand point and it appeals to the consumer because it attracts them with apparent low fees. IT IS MY OPINION that it does not serve listing clients well for numerous reasons. You’ve demonstrated your level of research accuracy earlier in this post (by posting blatant and false data about me) so your claims of great success must be viewed with skepticism.

Have I reviewed what you offer clients? Of course. To say that I’m obsessed with you is farcical; again I’m not interested in running a large team so I’m not in the market for every listing. Bulking up in that arena would not be difficult if that is what I wanted. My site is comprised of my OPINIONS based upon my EXPERIENCE and I have chatted with many many folks that have nothing good to say about discount agents. I don’t recall impugning you on my site – discount brokers are detailed to demonstrate the difference in levels of service. As far as me “sniffing your tail”….WOW! Please spare all of us that image.

I’m not jealous of your business, I’m entirely ambivalent and I’ll say it again, I could care less about it. The only time discounters come across my radar is if I have a potential client ask about it – at that point I will refer to my experience and make the comparison AS I SEE IT, (in other words I offer an OPINION). In fact, discounters rarely come up with my potential clients. As much as you might like the idea, Rhonda Duffy is a name that’s not bouncing around here.

You took this thread into an area that breeches many areas of BROKER conduct and despite my requests for you to post a screen shot or agent summary confirming your numbers (as I did), you refuse. You refuse because the data was contrived by you, sourced to the FMLS and you were busted like a ripe melon. What started as a spirited conversation turned ugly when you libeled me. As far as you not apologizing to me (I like the “Rhonda’s a victim” touch there), I’ll live. I will however be expecting an apology for your publication of proven false performance data – how far that train goes will be up to you but it’s leaving the station this morning.

To Hank - You have been obsessed and sniffing my tail for over 7 years now. Your website has pages that reek of your disdain and jealousy of my business model and my success. To this day you continue to use pirated information that you stole from my original website that is copyrighted. The article that you wrote about my model, and only my model and company, has wrong information and comparisons and although you say that you have not studied me or what I do, I know that you know that I know that you know better. You have not only studied it, you have attempted it – just like you state on your website. The first paragraph of your offering to your clients starts with your thoughts about discount brokers instead of leading with what you do for your clients. Hank, I don't know if I have rubbed you the wrong way somewhere or somehow as I don't recall meeting you before, but I apologize if that is the case. My husband is the one that brought it to my attention that you were the one that had written that on your website many years ago.

To Everyone - I took down the rest of the posts tonight for a couple of reasons. The first is that one of the agent’s clients on the blog called me today to list their property. I did not realize that it was one of the agents on this post until I looked it up in the mls tonight. They said and I quote “I don’t like the behavior of this person on blog posts.” To be honest, I did not think too much about it then, but after looking up the property, it made an impression on me, especially when I realized that it was still listed instead of expired as they made it sound on the phone. Second, I realize that the posts did get out of hand and that I got defensive which is not what I want the public to see so I want to apologize to everyone, including the public. I don’t think it is possible for me to answer a post that is specific to my company without getting a little riled up after everyone else has given their two cents and their two cents are biased.

To Mack – after I posted the long post and you responded, I went back to see what you had said in your original post and found that you were correct that you had purposely not mentioned us. I amended that post shortly thereafter – I am sorry that you did not see that amendment, I should have written you a personal email.

To Derek – As I said in the post, I appreciate you stopping by my office after I posted. I know that you had some heartburn about your numbers instead of your team numbers but I am not a team that lists under more than one name so I did not think about it that way. And, I was only stating listing stats as my take on the post was referring to my listing stats as were originally started by Lee Adkins in another post and referred to in this post.

To Lee – the stats that you posted about Duffy were not in the guidelines of FMLS which I was alerted to today but I appreciate the heads-up personal email. I know that you were just trying to give your take on things and were doing your best to remain unbiased. I look forward to continuing to work with you in the future.

To anyone else that was offended by this post, other than Hank who obviously has something that he does not like about me, I apologize. I will apologize to Hank too when he stops using copyright information and wrong information about my company on his website.

And before anyone jumps on this thread bashing what I wrote here, please step back one minute and think about what you would do to defend your company? I have researched other company names on this site of both competitor and non-competitor and have found no other company names used. Not a sob story, just a fact. I knew that going against the grain of how listings have always worked was going to be tough - but I did not expect it to be this tough at times. Continuing the good fight - Rhonda

She's destroying evidence....sucks to be in the digital age :)

Wow...in the time it took to write the post below all of Rhonda's other posts were removed. Now that may have been Rhonda herself because the only post I questioned was the one that improperly posted our actual FMLS stats.

Rhonda you have a right to state your opinions and while I disagree with some of them I still believe you have the right to post the ones that promote or defend your business model without bashing others.

Regards,
Deryk

Hi Mack,
I know Trulia removed it. They emailed me and told me so. I would not have posted that they removed the post unless I knew that to be true.
I just got another email from them with details about this thread and how Trulia monitors threads. They try very hard not to "censor" people and want to give everyone freedom to provide opinions about various business models and to defend the merits of their own business models. They are all about freedom of speech and opinions and allow most posts and threads to remain unless they are in violation of specific rules such as our FMLS rules of compliance. It's a lot of responsibility to monitor a forum like this and I think Emily and Trulia do a great job. Chinese government could take a good lesson from this site.
Trulia is one of the best forums out here for real estate related discussions and I applaud them for remaining neutral throughout the process. They are a great company and I hope they continue to fine tune their site to provide the best experience possible for real estate professionals and consumers alike.
Thanks Trulia.
Deryk

I've saved versions each day and will be printing it all out tomorrow for interested parties....but it's good to know back ups exist as well.

Rhonda - I'm still waiting for you to send over or post copies of the information that you posted about me. I posted mine! Anytime now......

Deryk, I doubt that Trulia removed the infraction answer. If you notice at the end of each of your posts you have the option to delete your answer. If I was to guess I would say that the answer that included the damaging text was removed by the author. I sure am glad I have a copy of it. Perhaps it will show up in other places. Does anyone's attorney need a copy?

Hi Stickman,
Trulia removed the post from Rhonda that contained the infraction. Rhonda's business model is definitely another choice that consumers have. I, for one, am thankful that we live in a country that gives us so much individual freedom and choice. Have a great day.
Deryk

I don't understand the alleged infraction Rhonda committed, so I will stay away from that.

But I did look at her website and would like to comment on her business model. On these forums I have seen comments from realtors detailing their costs and explaining how much is spent marketing a house and the fact they will not recapture any of that if the house doesn't sell. It seems like she has come up with a business model that not only ensures a more reliable cash flow for herself, but also that consumers find attractive.

For the record (as clearly there is a record at this point) I echo the comments from Deryk and also plan to research this further after this weekend with any and all related GA and Atlanta real estate associations.

In the meantime Rhonda, I am still waiting for you to post a screen shot or download showing my stats as you reported them. I assume that you already previewed the post showing my displayed FMLS stats so I have removed them - they are available at any time for your use, just email or call.

Looking forward to your response -

Rhonda,'
You stated that you got our stats from FMLS. Now you have posted them in a PUBLIC forum without expressed written permission from ANY of the agents. Don't you think that is a violation of the following FMLS rules:

11.3 When Disclosure of FMLS Content is Permitted

No Member may disclose any portion of FMLS Content to any non-Member except if the disclosure happens in a context where at least one of the following is true:

a) The disclosure is by a Member to a recipient who is bona fide client or customer of the disclosing Member, and the disclosure is made for the purpose of advancing the recipient's decision-making or action with regard to a transaction with which the disclosing Member is assisting the recipient.

b) The disclosure is an IDX Display compliant with Rule 13 and the IDX Policies and Procedures Manual.

c) The disclosing Member has obtained written permission directly from the Member who is the listing broker for the listing record(s) involved, and the disclosure is within the scope of that grant of permission.
11.4 Disclosure to Member Affiliated Technology/Marketing Partners

A Member may disclose the FMLS Content to an affiliated technology/marketing partner (ATMP) only to the extent necessary to permit the ATMP to assist the Member in an activity otherwise permitted to the Member under these Rules and subject to any license agreement that FMLS imposes on the Member and the ATMP.

11.5 All Other Disclosures Prohibited

Except as provided in Rule 11.3 and Rule 11.4, no Member may disclose the FMLS Content or any portion of it to any non-Member. Without limiting the generality of the previous sentence, the disclosure, redistribution, re-licensing, or resale of the FMLS Content, or any portion of it, to any person or entity under any conditions and by any means is strictly prohibited, except as expressly provided in these Rules.

That being said I am now requesting that you immediately remove ANY postings of data from FMLS that involve me.
Deryk

The more you drone on Rhonda the more nonsensical you become. You're the one that opened the second front with your personal attacks and posting of blatantly incorrect agent data that is considered private....and this from a seasoned broker no less.

It's clear that most experienced agents don't have you on their radar, give the ego a break. Time spent concerning myself with other agents is time wasted that could better be spent on my business. Experienced agents (like those that you have libeled) operate on a different level. As far as your volumes....yippee for you. I owned and operated one of the largest appraisal firms in NY and at the end of the day I enjoyed working smaller (and netted) just as much as pushing a building sized operation. Same for the real estate, if I want to dial it down I refer leads out.

Yippee! You gave back 3 million in cash bonuses.....who cares and what does that have to do with any of this? Do I need to post my contributions to the 9-11 widows, veteran's organizations and animal abuse charities? That relates to real estate how?

I'd love to hear from you on my FMLS data - given your crack research and leading the team of licensed assistants (you are certain that they don't do agent duties right?), exactly how does me posting my record mesh with your disclosure of the same? Please, do let me know that as I'm sure we'll be discussing that in the future. Oh - and I'm serious about the FMLS data - go ahead and post the data supporting your disclosure about me, I'd love to see it and it'll further enhance your credibility. Unless of course.....what you stated was false.....and meant to libel me?

I'd like to thak you for this "chatter" as well and I can assure you that I plan to make the next round as enjoyable as possible.....seriously....post my data please

Rhonda I guess it is now time to burst you internet presence bubble. Check out the following rankings for your website on the three main search engines:

Utilizing a tool called Rank Checker by SEOBook, a leading online resource, I loaded in 10 search phrases that would be used in the Atlanta Market. Lets see how Duffy Realty performs online. The domain used is Ms. Duffy's Corporate site www dot duffyrealtyofatlanta dot com as she uses in her web reference on her posts here in Trulia.

Atlanta Real Estate....Google Rank #91, Yahoo Rank -, Live Rank -

Alpharetta Real Estate.... Google Rank -, Yahoo Rank -, Live Rank -

Atlanta Buyers Agent.... Google Rank #32, Yahoo Rank #22, Live Rank -

Atlanta Listing Agent.... Google Rank #12, Yahoo Rank -, Live Rank -

Selling a Home In Atlanta.... Google Rank #43, Yahoo Rank #124, Live Rank -

For the searches of Roswell Real Estate, Fulton County Real Estate, Gwinnett County Real Estate, Lawrenceville Real Estate, and Suwanee Real Estate; the Duffy domain does not rank anywhere on the main three search engines.

Is this what is considered to be better than the rest of us? It is Time to Cry BS. You know what Rhonda, you took an innocent thread and attempted to turn it into your personal playground and got busted. Look at what people from other areas of the country who do not know you or your company are saying about you and the first impression that you have made to them here. You quoted incorrect figures for agents from a confidential source.These agents, myself included, had responded to an innocent question. I have received an email from an agent in this thread asking if this is an ethics violation.... you are a broker...What do you think? You posted false information from a confidential source. Just so the fact are correct, the posted information above that contradicts your implied claim of internet dominance is from a public source. BIG DIFFERENCE.

Rhonda, whose head is that with the BS running around?

I cannot believe the level of paranoia that you exhibit or that you act this way as a managing broker. This is amazing to me. Here's my call on all of this....

1. As I previously said I could not care less about your company or what it does or doesn't do. Never really have and I know I never will, as I said earlier I wear blinders.

2. The performance data you posted for me is blatant nonsense and absolutely false. A 15 second review of just FMLS for me since 01/01/09 clearly shows 15 closed sales as of today; another 5 closings have been submitted and I have 4 remaining this month with 1 set for November. I have two buyers likely to ink over the next few days with a pipeline that will keep me busy for the foreseeable future.

Factor in the 4 sales outside of the FMLS/MLS and the count increases, and then toss in the referral side of the house. Additionally, I run buyer agents from time to time and have given probably another 10+- clients to them for which I desire no FMLS/MLS credit.

The only part you have correct is the listing count - and that's by choice. I don't take listings that won't be priced to sell. I don't need to see my name in front of a home.

3. Now that you have demonstrated your level of "research", I can only shake my head in disbelief. Toss in the fact that you're a managing broker and your conduct can only be described as reprehensible. I cannot imagine that you actually posted completely bogus and obviously misleading data like this. I would also imagine that since you so misrepresented my performance level that you might have done the same for the others – and I encourage them to check it.

I’ve saved this thread and will have a chat with my managing broker about it next week along with many other things. Oh, just for your edification and to clear my name (what’s the definition of libel again?) here’s a link to a blog post I just put up with just a screen shot for my 09 YTD in FMLS – again exclusive of the deals mentioned above.

http://www.trulia.com/blog/hank_miller_-_associate_broker/20…

Rhonda,
Where are the "factual" sources for these claims that you are making? While I am sure it is easy for you to find information on your own services, where is your information coming about other agent's internet postings, ad enhancements, paid prime positions, open house promotions?

When you say "I" below do you mean you personally provide all these serices or you and all the other licensed "assistants" in your office combine to provide these services?

I found that I do more marketing than all of you:

I post my clients on more internet sites including For Sale By Owner sites
I enhance my ads more than you do
I pay more for prime positions on the internet that lure buyers in
I give more rights to the seller to hold open houses and I promote the open houses on the radio and on Realtor.com




What proof do you have that other agents DO NOT do the things you posted below?

I also give my clients more emotional and financial rights than you do:

I allow them to rent, lease purchase or sell – all at the same time with no penalties - we do this...and even have separate brokerages and websites just to handle rentals and property management listings and promotions.

I allow them to leave and come back anytime they want – with no time limits - we do this with no penalties as well as MANY other agents

I allow them to lower the price if they want or not and get guidance any time that want - we do this along with the majority of other agents that I personally know.

We don’t care if they take the deal or not, we are not waiting on them to close to pay our mortgage payment. Are you insinuating that ALL of us "other agents" ARE waiting for a closing to pay our mortgage payments? And what DO you pay your mortgage payments with if it is not profits from your business?

What is best for them is best for us. - same here....as it should be for all agents

I also give my clients financial rewards:

My fees cost the average $300,000 homeowner less than ½ of 1% on the listing side. So no other agent in business does this and you have proof?

IF they choose more marketing, they can pay for that but that rarely happens – the fact that we charge more is a myth that is pushed by agents like the ones on this post - are we assuming that the Sellers are not investing any time and money of their own, ouside of your services, in marketing their own properties?

I give my clients better service and expertise:

I have an expert in each department that is sitting at a desk waiting on the client phone call or contract – not at the grocery store or picking up their kids - are they still available and taking these calls at 7pm, 8pm, 9pm, 10pm even midnight like myself and other agents surely do? Can your clients contact you directly on your cell phone or the cell phones of your experts?


We know the trends and can run reports so that our clients make good decisions for them; we are not looking for what is best for us - again insinuating that ALL other agents DO NOT provide this service and are looking out for their own self interests?

Rhonda - up until these last few threads (including the one that Trulia shut down)... I'd never heard of you nor your firm.

All I'm saying is that your "first impression", spoken as one who's only just heard of you, did not come off well.

I understand why you may be getting sick of it, taking the "offensive" is not a good way to "clear your name".

I prefer my model to be called – I prefer it to be called “more for less” and yours to be called “less for more”.
...........................................................

If that's not disparaging and condescending to other companies, I don't know what is..............not a great way to present yourself or your company.......just an observation from afar, as I never heard of you or your company - I only have the impressions I have gotten here

Hi Rhonda,
Actually my wife and I list under both our names in FMLS so I see how it would be easy to get your numbers wrong if you don't pay attention to detail. I'll post my complete and correct numbers later..plenty of clients to serve in the mean time.
Deryk

Alan, the view is the same from New Jersey!

" have an expert in each department that is sitting at a desk waiting on the client phone call or contract – not at the grocery store or picking up their kids ".........................that comment doesn't exactly take the high road does it?

I don't believe the number of transactions an agent has or doesn't have takes away their right to have an opinion...............and trying to embarrass anyone by listing their personal business isn't taking the high road, either.......and...referring to........... "bs in someone's head".............. isn't a very classy way of expressing yourself, either..............just my opinion

Well Rhonda, I made a concerted effort with my answer not to call you out or even mention your name. I simply stated that a seller need to not look at the number of homes listed but what percentage of the agents listing sell. After all is that what the sellers want, to get their home sold. The Web Reference on my response details a home that your company originally listed. http://www.mackperryhomes.com/agent-sell-home/ I did not mention you or your company then nor in the blog post. I purely stated that sellers need to be sure to price there homes right. In the referenced article your company started a listing at $530,000 and in well over a year had it reduced to $339,000 approximately 14 months later. Is this the type of service that you are so proud of? As far as the record of me in FMLS, I just pulled my stats and they are as follows: 2 active listings(opps sold the other ones) 6 pending sales, 2 leased properties, and 32 solds.

I can understand your being somewhat defensive as you have taken some hits in this thread. Remember one thing ....I was not one of the people who attacked you or your company. I freely gave an answer to someone who was looking for information. Obviously someone a Trulia thought it was good enough to be given "Best Answer" Status.

I wish you well and GOOD BYE!

And yes, you are all bound by the duty to not slander others whether that be enforceable through the Realtor Board of your choice or a court of law. I think you should refer to facts, not the b.s. that is roaming around in your head.
~~~~~~~~
Rhonda, even the dissemination of data and statistics, if the purpose of which is to discredit those described, could be construed as libel (slander is spoken, libel is written). Sticking strictly to "facts" does not magically lift you above the fray. (and by the way, "b.s. that is roaming around in your head".. would not count as "fact", and would be considered libel, too)

I don't know your model, nor do I know your local reputation. Duffy could be the best thing since sliced bread, for all I know. But I have to say that you've done nothing in your recent 2-part missive, to enhance your online reputation, in my humble opinion.

I have to agree with Debbie, that this entire thread has taken on the "flavour" of a question planted by a shill, (whether with your knowledge or not) and then answered, and co-incidentally defended by the boss (you), and a semi-anonymous supporter. I don't know if that's truly the case, but that's what it looks like from Chicago.

Debbie - short answer: "by choice". As unusual as that may be. But if you try just a little harder, you can find me.

Alin - speaking of google searches - since you were so busy googling a company in another state and investigating their business model....................just out of curiousity..............how come neither you nor the company name you listed comes up in a google search?
It's rather unusual for a Broker and the company not to have some online presence.

Hi Rhonda,
Thanks for clearing up some of the picture for me. I dropped by your office to say hi and to try and get a first hand explanation of your services and business model. The girl that greeted me, very nicely I might add, stated that you were busy at the moment. Maybe we'll have a chance to discuss this at length some time in the future.
Alin,
Thanks for clarifying.
Hank,
Nobody is better at being you than you. I have a lot of respect for agents/brokers that aren't afraid to speak their mind on subjects where they have extensive experience and knowledge....and from what I have learned from your posts and blog you have plenty of both. Thanks for sharing.
Regards,
Deryk

I think this thread has been worn bare.....I have clearly stated my opinion that Duffy has a great business model; but one which I feel is less efficient and ultimately costs close the same (not considering all the other factors) as dealing with a "conventional" (however that is defined) agent/broker.

Alin if you feel like planting a flag in her defense, have at it. We can next debate which is better - Bic Macs or Whoppers.....I have my well measured and developed opinion based upon my twenty years in the real estate business.

Put a fork in this, it's done.

Deryk/Hank,

I haven't done as much "research" in the last few days to be able write a "white paper" on Duffy Realty. So no, I haven't spoken to anyone personally. I looked at the information presented on their own website, coupled with enough Google searches to come across enough Trulia threads or commments left on other forums to get a basic understanding of their business model, value proposition, and public feedback on their overall performance. I don't know if I care to dig deeper at this point as my interest (as mentioned before) was purely out of curiosity about their business model. Enough or not enough "research"? Enough for me, maybe not for you....so feel free to dig deeper if you so desire or have the time to do that, especially since you're in the same market and have quite easy access to actual stats (I will be curious to know what you find)

That being said, (and since my jets are cool, just like yesterday though) - judging by the dismissive/judgemental/unwarranted responses I received, I am actually quite glad I "recited" that particualar paragraph from the COE. Hopefully some people paused for 10 seconds, took a step back, thought twice about their postings, and cooled their own jets...:)

Alin

PS - I hope you realize that "defending" said Atlanta realty was just a byproduct of my post - the main message I intended to send out was in regards to rumors and/or lies being spread out about a competitor in light of the COE that posters supposedly subscribe to. I'll defer to that particular brokerage to handle its own defending.
PS2 - The two points I made in my first point are still not contested - 1) The fact that it is not actual customers complaining about the level of service received from Duffy realty or their performance, but rather actual Realtors ; 2) A reminder of Article 15 of the COE prohibiting Realtors to spread rumors and lies about competitors
PS3 - I welcome further discussion on this topic (this being COE), brokerage business models, and such - just let's take it somewhere else as Debbie suggested , since the orriginal question has been answered already (partially at least until Rhonda shows her numbers) -and at least on my part I formed enough logical opinions based on what I read around here to be (somewhat) interested in civilized to-the-point conversations
PS4 (last one) - Hank - I hope I answered fast enough so you don't lose any sleep because of something I've done (or rather not done)

Has revalation been made yet? The suspense is absolutely killing me....couldn't sleep a wink last night.

And Alin, cool your jets with your recital of bylaws. I wonder if a Duffy "assistant" errs and does something only an agent is permitted to do? That might be something to research. We're so fortunate to have a brand new poster (from NC no less) just happen to pop up when this question did. Must be really slow over there.

Do take Deryk's suggestion and share your research, that'll give us something else to eagerly anticipate!

Hi Alin,
What did you do to "research" Duffy Realty for "a few days"? Have you talked to anyone personally? Did your information come from reliable sources? How many total hours did you actually spend on research? Any quotes or links that confirm that research? I would like to know more about the process you used.
Thanks,
Deryk

Debbie,

You are correct about the fact that my profile was created rather quickly - I just did that. That is also irrelevant to the two clear points I made in my post:

1) The fact that it is not actual customers complaining about the level of service received from Duffy realty or their performance, but rather actual Realtors
2) A reminder of Article 15 of the COE prohibiting Realtors to spread rumors and lies about competitors

If you dispute any of the two points above, please say so, do not just post a message implying some sort of hidden agenda that I would supposedly have. It is very easy to actually check whether I am a broker or not (on NCAR's website) if one would at least make an attempt for that before spreading...rumors.

And yes, I just stumbled upon this post (and others) while looking into Duffy's business model. I find it a disgrace the way some Realtors attack another business without showing any proof (I gave a few examples) and in an unprofessional and unethical manner.

As far as personal interest: my personal interest goes as far as the fact that I am a Realtor and I do wish that this association will rid of unethical members. If one can not show profesionalism and ethics in conversations with peers, it makes me wonder what one will show in relationships with customers. No wonder this profession is so despised overall.

Alin Zdroba

PS - I do agree that this conversation most likely does not belong to this thread (probably the agent2agent section would've been more appropriate), so my apologies for that. It is however a logical continuation and response to some of the arguments made in this thread.

Well - here I go being cynical again.............I've got to work on that!

Alin Zdroba - cal me silly, but............ I find it curious that all of a sudden you have popped up on aTrulia (this is your first response ever)......you popped up to defend a company in Georgia, while you are supposedly in NC...wow....you must have a lot of time on your hands to bother to investigate a company, and then defend it like you have a personal interest (or personal knowledge ) in it.
Also, it says you are a Broker...yet doesn't list a company or any other information about your brokerage - nothing on your profile - nada............if I didn't know better, I'd think you created this persona rather quickly.............and how convenient that you happened to find and replyt to this question...which has nothing to do with you...and bothered to "research" this company.

I wish Trulia would verify who people say they are............
As I stated in my first comment, I think all of this was a set up to promote this company..it's my opinion...but........I repeat - this is not a blog area...........the question that "Anon" first posed has been assnwered...enough already..............let Duffy pay for their promotions - not use this space for that purpose...just like all of us....let's respect the question and answer format

I've researched Duffy Realty for a few days now, and I find it ironic that out of 7K+ Duffy listings over the last few years I have extreme difficulties finding unhappy customers. The few "not so positive" customer responses I was able to find were prompted by customer's fears that buyer agents might actually avoid Duffy listings (which btw is completely unethical - maybe illegal??? - and any buyer agent who does anything like that should lose their license - but that's a different conversation).

What are the odds (in the internet age) that we can't find any blatantly unhappy customers (unhappy with the actual Duffy Realty performance) out of 7K+ customers?

The only people who actually talk negatively about Duffy are real estate agents! Some of them Realtors! And most, if not all those negative comments are actually lies (for example saying that Duffy is not a full-service brokerage, when in fact it is, saying that buyer agents will avoid duffy listing because of BA compensation issues, when in fact Duffy seems to be paying on avg 3-4% to cooperating brokers, saying that listings are owned by individual agents, when in fact listings are owned by the brokerage - at least according to NC law, saying that listing with Duffy you will not have someone by your side to price the property and negotiate for you when in fact Duffy's website and several message left by Rhonda on this website advise tell you exactly the opposite, etc, etc - just about every competitor message has either flat out lies or misleading comments)

To all those so-called Realtors actually spreading lies about a competitor, I would like to remind of Article 15 of the NAR COE: "Standard of Practice 15-2: The obligation to refrain from making false or misleading statements about competitors’ businesses and competitors’ business practices includes the duty to not knowingly or recklessly repeat, retransmit, or republish false or misleading statements made by others. This duty applies whether false or misleading statements are repeated in person, in writing, by technological means (e.g., the Internet), or by any other means. (Adopted 1/07)".

You should be a little more careful of what you say...


A fellow Realtor in Charlotte, NC

I'm on the edge of my seat just waiting on the numbers.....zzzzzzzzzzzzzzzzzz

So your assistants handle things, not even agents? Well, assistants and owners I guess. Wow! You're better than I thought!

I have no bone to pick with you Rhonda nor do I care in the slightest about how great a service you think that you provide, this is going to be an opinion based disagreement and those don't usually end in agreement. I congratulated you on a great business model and your demonstrated success, beyond that I have better things to do than "study" your company. I've heard the schtick and as I said previously, you'll always have an attentive audience because of the pitch. It's not really that complicated and frankly I'm not interested in studying it.

Enjoy your success.

Hank

I smell a planted question.....
~~~~~~~~
d'uh!

I smell a planted question.....

Stats can be twisted in any way desired, bottom line is that Deryk is correct and it's pointless to argue individual vs company performance.

I love this -

"One of the best parts of the program that I have created is that we don't hound our clients to lower their price, do a short sale (damage their credit) or list for lower than they want to market for. We guide them, we don't pressure them and we only guide them when they ask. (so when they owe more that the home is worth you tell them....? Or when the home sits because it's overpriced you tell them....? Or if by luck they get an offer and it blows up with appraisal issues you tell them.....?)

The second best part of the program is that although our program lasts until sold, our clients are free to remove their property to refinance, rent or lease purchase or just simply take their home off the market." (As long as they've paid for all advertising expenses and early termination fees?)

That's awesome....don't advise, just stick that sign in the ground. The bottom line is that's just an example of how your objective is to keep the sign up as long as possible. The sign generates calls, potential buyer business, promotes the brand and allows you to spout on about the market share you claim. Oh, and of course getting a few bucks up front covers any of your out of pocket expenses....and that option list! As much as possible is passed to the client, including a "negotiation checklist", but of course you'll negotiate for them (for additional cost). At the end of the day, who cares if the home sells? Good for the business....not for the clients.

I've applauded the business model as it plays to the very heart of what seller's want - to limit costs. The demonstrated problem is that most sellers will get little if anything from you and will eventually wind up wasting marketing time, dealing with rookie agents and not getting the service that they should. Even if they sell, 3%-4% to the buyer agent, all of the "options" and money up front winds up close to if not equal to a regular agent.

But that said, there are plenty of sellers that are smarter than the market and are happy to "save money", fact is that few really do when it's all said and done. I don't spout any company or national "talking points", I don't tell people what they want to hear to get a listing and I don't take clients that aren't properly acclimated to the market. I also could care less about Duffy Realty, KW, ReMax or any of the other companies - I wear blinders and concern myself with me. There are many many more agents that need to leave this business and I agree that most have no business sense; you do, but let's call a spade a spade. You have a great business model and could run for office with the mind numbing promotional drumbeat - congrats for that, but give your real estate peers a break and save the fluff for those that believe it.

Hank Miller, SRA, ABR
Associate Broker & Certified Appraiser
Prudential GA Realty
678-428-8276

So Rhonda I am curious, based on your comments...you are a brokerage...you have many agents that list and sell through your brokerage but, and please correct me if I am wrong, all of those listing and sales are listed under your FMLS ID vs the individual agents?

Nothing wrong with that but I would think then to "keep the playing field level" you would disclose that in your comments and also disclose that most agents that work for the majority of other Brokerages actually list and sell through their own names and not the name of the managing broker or owner of the brokerage.

So intead of comparing your company totals to totals of individual agents shouldn't we consider it fair to compare your numbers to brokerages with a similar amount of listing/selling agents and staff to get more of an "apples to apples" comparison?

I am all for variety and choice. I just want to make sure that consumers are given as much complete and valid information as possible so they can make an intelligent and informed decision in any part of their real estate transactions.

P.S. I don't agree with the label DISCOUNT broker either. Since commissions are negotiable and usually paid at closing vs any up front fees ( not stating that one is necessarily better than the other) and your business and fee model does differ quite a bit from a lot traditional brokers, what term would you like us to use that you feel defines your business and pricing model without having a negative tone?

Rhonda...as Dr Phil often says on his show - "I don't have a pony in this race"!! I am in NJ......I was just pointing out that this isn't a blog............there is a place for blogs....this is a question and answer area

The question posed above aks how many homes have been sold through your company......you have provided that answer

Maybe I am wrong, but this isn't a "blog post" ...this is a question and answer part of Trulia......not really the place to promote one's company, even if the "question" has set up that kind of response.
Aactually, the question posed has been answered..............

Discount brokers that offer "flat rate" fees play to the seller's main objective - save money. Understand that 3% is going to the buyer's agent and by the time you go through your list of "options" you're likely to be debating about a 1% difference between them and a full service company. Consider that an experienced agent will have skills to get you properly priced, presented, negotiated and walked to closing. Don't forget the importance of being regularly updated, having a buyer/buyer's agent be able to talk to your agent WHENEVER, not just during work hours, leaving a message or having to go through YOU to do everything.

Bottom line is that discount brokers make money off buyers - your home is used to attract buyer leads and close buyers. If your home sells then that's gravey, but make no mistake about your role in this. Go in eyes wide and understand that not doing your homework can cost you time and money - there's more to this business (especially in this market) than the usual agent bashing, you actually have to know what you're doing. I touched on the discounters - this might prove interesting - http://www.hrmiller.com/discount-brokers.asp

Hank

These are all excellent points - and as most have noted, there are two threads going here. I posted a more detailed answer on the other one and have emailed Rhonda Duffy to contribute if she chooses...

Debbie - I don't think Anon is posting twice to promote the brokerage. His questions seem genuine and for some reason and I feel that's a legitimate question. Why not save money if you get the same results?? - I guess the question is, do you get the same results...

Keith - I usually get annoyed by people from other markets posting in our area, BUT your notes are excellent, well thought out and presenting facts from your market that are relevant. I also applaud your explanation that it's not the brokerage, but the agent that makes the difference.

Joshua, Deryk and Mack are true (local) professionals and have been diligently answering questions on Trulia for a long time now. I can definitively say that the agents on Trulia in this area are generally some of the strongest.

Thanks again for the excellent question and I will be curious to see any additional posts on the topic...

Lee

Anon has asked this question twice on trulia...........I thinke he may be promoting this particular company, and not really inerested in its stats...............just my opinion

I would like to know too.

I find this post very interesting. I did a little web research on Duffy and would love to see a response from a Realtor with MLS stats for Apharetta-area MLS.

First, to Anon, despite what you may think, not all Realtors are create equal. There is a common misconception that we are all the same and the only real difference is the broker for whom we work.

Second, you would think by reading about Duffy that they have literally taken over the market and do an outstanding job. I do not work in their market area, so all I can do is share my own.

Each quarter I track the performance of full service brokers compared to MLS Entry Only and Discount brokers. The results have been consistent for the past three years, and here are the latest statistics:
Total listings sold according to the MLS - 1,462.
Full Service brokers - 1,426,
MLS Entry Only and Discount - 46

Expiration rate - percentage of listings that did not sell
Full Service brokers - 562 or 40%
MLS Entry Only and Discount - 27 or 59%

That may not look like a big difference, but think of it this way. You have a 50% GREATER chance that your home will not sell if you list with a MLS Entry Only or Discount broker.

List price versus Sale price
Full Service brokers - 101.6%
MLS Entry Only and Discount -97.5%

So by hiring a MLS Entry Only or Discount broker, on a $400,000 property, you would LOSE 4.1% or $16,400.

A properly priced a marketed home will sell for the highest sale price compared to list price if it sells in the first 30 days on the market. Pricing a home correctly, along with competent marketing are key. In the overall MLS, only about 20-25% sell in the first 30 days, so when hiring a Realtor, the question is: is my Realtor in the 20-25%, or in the 75-80%?

To sum up, homes listed by MLS Entry Only or Discount brokers are less likely to sell 50% of the time.
When they do sell, on average they are sold 4.1% less than those sold by Full Service Brokers, so even if they sold your home for free, you'd be losing money.

When evaluating discounters vs other real estate companies or individuals, you have to understand the concept.

The analogy of food comes to mind. Think of each real estate agent as a Chef.

So a full time agent like Deryk and myself might be like an Emeril. Full service, exquisite food, you're getting the full package.

A discounter might be the equivalent at eating at McDonalds.

Full time, full service agents typically "hang their license" with a company. So in comparison to "numbers" no single agent can usually compete with the number of closed homes in a given CITY to a discounter who is covering the entire state. However, most full time agents outperform discounters on a subdivision or "neighborhood" area.

That question is probably best answered by Duffy Realty. Ask them how many homes they sold, how many homes they listed that DID NOT sell, the average TOTAL days on the market for sold properties, how many listing were withdrawn by the Seller and why, the average list price to sales price ratio and, as Mack stated below, what PERCENTAGE of their total listings actually sold in the last year. Get them to break those numbers down for your specific area as well.

Actually these are questions you need to ask ANY Realtor you are considering hiring...and as Hank Miller always says...make sure you find out the statistics for the individual agent you will be working with...not their overall office numbers or Brokerage numbers.

If we can be of assistance please shoot us an email or give us a call.

Regards,
Deryk Harper
Broker Associate
Keller Williams Realty North Atlanta
Managing Broker
Key Locations Property Management LLC http://www.keyhomefinder.com http://www.keylocationsforyou.com http://www.keyrentalhomes.com
770-722-6922
info@keylocationsforyou.com

Anon you question should not be how many, but what percentage of properties they list do they sell?