Hello Andrea,

I noticed that your home has BOM'd (Back On Market).

Often times the hardest part of our job as Real Estate Professionals is keeping the transaction together and getting it to settlement.

When your ready to hire a professional, I'd like to apply for the job.


Gregory S. Parker, CRS
Coldwell Banker Realty Professionals
2924 Swede Road
East Norriton, PA 19401
Office 610-277-5000 Ext. 249
Direct 610-994-1147
greg.parker@coldwellbanker.com http://www.PhillyAreaHomeHunter.com

Agreed. Not all FSBO's are uneducated. In America, you are also permitted to defend yourself in a court of law :)

Congratulations on your agreement. I wish you the best of luck.

Joe Sheehan
RE/MAX Professional Realty
Exton, PA
jsheehan@josephsheehan.com

Thank you all for your comments, and remember, not all FSBO's are uneducated.

~~~~~~~~~~~~~~~

No, they can come on trulia and get free advice. Some are even ex realtors, which should give them some advantage over the usual FSBO, don’t you think?

Our house is now under agreement. we came in very close to asking price.

We have 2 competing offers in very close to asking price as of today. Thank you all for your comments, and remember, not all FSBO's are uneducated.

JR, I agree with you in regard to the appraisal.

Apparently Andrea feels her list price is justified because her appraisal came in higher. I can understand her reasoning, and desire to justify the list price, but truly, that number is meaningless at this point. The only test of the market IS the market. Expert opinions don't matter if the buyers aren't responding.

The only appraisal that really matters is the one the buyer's mortgage company will have done in order to approve the mortgage - after you find a buyer.

Andrea, have you considered doing what the brokers do when a house comes on the market, having a Broker's Open House? Perhaps make up a flyer, stating that you are giving the property as an open listing, and set a time during the week, Thursday or Friday usually works well, and invite agents, with lunch, to an open house. After they view it, you could have a sheet out for them to tell you if they think the house is prices right, what are its pros and cons, etc. How much is involved dollar-wise for you to give them 3% instead of 2.5%? If you do the broker's open house, you can tell them that if they bring you someone who is ready to sign a contract in the next 30 days you will give them a $$$ bonus.
I often go to broker's open houses because, as a mortgage broker, I am asked to bring lunch. I see what a buyer would see, rather than what a realtor or owner would see. The things that can turn someone off when they go into a house. I know from selling my own house, it is very difficult to separate the fact that it is your house from reality.

OUr house was reacelnty appraised for $30,000 above the asking price. Thank you everyone for your feedback
~~~~~~~~~~~~~~

What does that mean to you, Andrea?

I am going thru this with a seller myself right now. If no one is coming to see it, or make an offer now, the fact that your house appraised for 30,000 above asking is meaningless.

That seller who has a flat fee arrangement thinks they can handle it on their own - so I respect that, and allow them to do so.
~~~~~~~~~~~~
I showed a flat fee house to a buyer, the seller told my buyer he had to sell because he was over his head, blah blah blah, lot’s of stuff he shouldn’t have. It was way overpriced. I sent the seller a note “thank you for showing us your house, please have your agent call me for feedback.” They never did. The seller eventually listed with a realtor, still to high, and eventually sold after many reductions.

JR - thanks for the applause - I accept it graciously! I would bow, but it might put my back out!

And ........Fred -Relax - it's not good to have your "blood boil". To respond to your post - First of all, I do show my buyers any listings that fill their needs .

And, I think dealing directly with a seller, when I am representing the buyer is uncomfortable, because they didn't ask me to make suggestions as to how to improve their home (that should happen before it is listed) - telling the listing agent that the house is a cluttered mess, or that the yellow shag carpeting and brown painted walls aren't working for my buyers is one thing - telling that directly to a seller is like telling them they have an ugly baby. That's not my place as a buyer's agent. That seller who has a flat fee arrangement thinks they can handle it on their own - so I respect that, and allow them to do so.

It's certainly your prerogative to be a flat-fee broker - not sure why you seem so defensive, though.
In my area, the few flat fee brokers I see truly add nothing to a transaction (maybe it's different in your area) - they basically "list them and leave them" - their listings read: "This is a limited service listing - for any questions or showings call the owner".& Fax any contracts "........they don't guide, educate, inform or prep the sellers for what lies ahead......but that's ok, as the seller gets what he pays for. As I mentioned before, these listings often expire, never to be seen again , or are relisted with a full-service agent who will help them through the process . In a good market, anyone could throw a listing on the MLS, and watch it be gobbled up by eager and hungry buyers. That doesn't happen today. If only it were that easy!!!

There is enough business out there for everyone. Whether someone chooses to use your services as a flat fee agent , or use mine as a full service agent , or even be a FSBO - good for them. Choice is what makes this country great (gosh, I could almost be a politician).

Anyway - Fred. I wish you the same long and very successful career I have enjoyed. All the best..........and Andrea, I do hope your home sells quickly, and that some of the suggestions you have gotten here helped.
Best wishes...........

OUr house was reacelnty appraised for $30,000 above the asking price. Thank you everyone for your feedback.

Again, I'd have to say that ultimately it's price that sells. Would a realtor help? Yes! Would a better listing on Trulia, Zillow, Etc help? Yes! Newspaper? Yes! Better yard sign? Yes! We could all go on and on and on. There are enough people looking and looking very hard for good real estate bargains that they will find your house with or without realtor involvement., but only if it's priced right. It's been a couple of days since I posted my last comment. My instincts, experience and your comments about not being able to afford a realtor are telling me that if you haven't contacted an appraiser yet, you probably already know your house is over-priced. If you can't afford to pay the commission, there is a pretty good chance that your house was over-mortgaged a few years ago. You probably had an "appraisal" from and "appraiser" that was told what he needed your house to appraise for, prior to coming to see your house (and a condition of payment) by one of the local mortgage brokers in your area. Now, your house value is close to or below what your mortgage amount is ( I do hope I am wrong on this). You may have to go the short sale right route with your lender in which case you will probably have to work with a realtor. Again, best wishes selling your home.

Michael J. Geis
Certified Residential Appraiser
Ohio and Michigan

I don’t think the OP is off the mark asking how to attract realtors to their house. I tell my sellers, I may be working with 3 or 4 buyers, but each agent Is also working with 3 or 4 buyers. My job is to make the agents aware of the house, so that if they have a buyer they are working with who might like it they will bring them. It’s easier to sell something you’ve already seen, and I’ve seen agents leave caravan and get on their cell phone and call a buyer that they think the house is perfect for. An agent rarely sells their own listing, IMO and experience.

The question is how to attract more realtors? Would it not be more effective to make the listing attractive to more buyers? If the buyers don't like the house, for whatever reason, the commission percentage doesn't matter. It isn't going to get sold.

It seems to me, buyers bring their agents, not the other way around. If I have a buyer, I help define their needs and I send them listings that meet those requirements. If I am familiar with a listing that is a great value, either price or amenities, I will emphasize it. If there is nothing extraordinary about the listing, it doesn't get a special mention. There is too much inventory to choose from these days. (11.2 months worth in my market)

Commissions are negotiable and can be worked out. Any percentage of a $0 sale is always the same, $0. Frankly, I would probably accept that 2.5% co-op for your house. Finding ready, willing, and able buyers is the challenge.

In my market here in the Philly 'burbs, fair market value sits. Cheap sells. Amenities seem to be secondary to price.

My advice to the seller, make the house as attractive as possible to BUYERS, not their AGENTS.

Joe Sheehan, ABR, SRES
RE/MAX Professional Realty, Inc.
Exton, PA

A good place to start would be to offer a competative co broke. Also, as a realtor I cringe at the thought of dealing directly with the home owner. Its not that you are not competent but you may be too close to the transaction to be objective.
This could be 2 reasons that you don't have more realtors showing the home.

Andrea,

On your profile as Real Estate Pro Other, it indicates your company affiliation is Bloomkey. Being listed through a flat-fee service is one thing, but being an employee or a contractor for one is totally different. Some full service agents could show some prejudice against someone who they may feel to be in direct competition with. Your showings could actually decrease. However, congratulations on your switch from Simplity Realty to Bloomkey. I hope you have great success in your career there. ;)

Maybe congratulations would be more in order to you for finding ways to circumvent Trulia's rules against having FSBO listings in the owner's name when the owner is not an agent.

Furthermore, I still can't believe you would have a listing price at $399,999. That figure is just not as search friendly as 400,000. However, since I'm not a pro like you and really no nuthin, maybe I should change my belief and think people are fooled into thinking $399,999 is not essentially $400,000.

Now for my answer to your question, since you didn't seem to like or interpret the first part of my blog very well, I am assuming given its length you might have not bothered to finish it. Below is an excerpt from it. The idea comes from a pro, so you might have some respect for it.

"The important thing to consider is the overwhelming number of buyers are using Realtors and in order to capture them you should try to be as realtor friendly as possible.
I don't have the time to scour all the FSBO sites that are out there and seemingly newly arriving everyday. Get on the MLS. I suggest you create a very nice flyer, drop by the local offices, shake a few hands and generate the competition to sell it. Yes you will hear some of the NAR crappola, but only the bad ones will dismiss a paycheck because you are FSBO. Make me want to sell it before somebody else, including you."

Fred: @Debra - Why do you think "dealing direct with the seller" is uncomfortable? I mean if you were going for the "listing" you'd be dealing "direct" right? I think that's a bunch of bull personally.

If you have a buyer and they want to see homes, your job is to show them ALL homes that meet "their" needs, not "your" needs. I hear about this all the time, since I am a flat fee broker here in CT, and it makes my blood boil. Your commission is not important, the buyers needs are. Whether you are making 2%, 3%, or 1%, it should make no difference.

Who are you working for? The "BUYER", so stop all the excuses with flat fee/fsbos listed on the mls and show the home. If you don't like the commission you are free to negotiate it with the seller direct. It's not rocket science!

JR: Here on LI we rarely work for “the buyer” because the buyer is so used to using our services for free that it’s worse than pulling teeth to get them to sign a buyer agency agreement, even when we tell them we would be working in their best interest. They want us to do that, but they don’t want to sign an agreement with us. That said, there are 250 houses in my little town for sale. You bet your bippy I don’t bring buyers to those that pay 1 or 1.5% unless they specifically ask to see them. As for FSBOs, I know there are agents who approach them to show their houses, or to try to list them. I have never had the personality to deal with a FSBO. Let them come to me by referral of a friend or neighbor after they are exhausted from fighting their good fight. I can’t take the attitude, frankly.

Debra (Debbie): You appear to be floundering, and need help. If you can't afford that help, then you may just continue to flounder. When I see a flat fee listing on the MLS, it is often overpriced, and dealing direct with the owner usually is uncomfortable. It also sends a signal (to me, anyway) that the seller is either financially strapped or not motivated, or thinks they can handle it all. Many of these listings go unsold. You will not get the same honest feedback an agent would get., either, as no one wants to unsult an owner.

JR: Excellent post Debbie! APPLAUSE! There are some homes in my area that have been FSBO, then listed, then expired, then FSBO, for, seriously, the past 4 years or more. “Floundering” is exactly how I describe them. They’re like swimmers thrashing their arms and gasping for air. They will not listen to anyone, they keep telling us “I won’t do it for more than X%!” or “I NEED $XXX,XXX!” as they follow the market down, lowering the price every 6 months. The OP is upset because no one is coming to show her house, and Trulia “messed up” her listing. She wants to know how to get Realtors to show her house. She doesn’t understand what WE DO to get them in when we have a listing: talking it up around the office, visiting other agents open houses that are similar and asking them to bring their buyers and we’ll bring our, etc. Her husband, the ex realtor, is probably telling her to just list it with someone who knows what they’re doing, but she’s insisting on “saving” money.

@Debra - Why do you think "dealing direct with the seller" is uncomfortable? I mean if you were going for the "listing" you'd be dealing "direct" right? I think that's a bunch of bull personally.

If you have a buyer and they want to see homes, your job is to show them ALL homes that meet "their" needs, not "your" needs. I hear about this all the time, since I am a flat fee broker here in CT, and it makes my blood boil. Your commission is not important, the buyers needs are. Whether you are making 2%, 3%, or 1%, it should make no difference.

Who are you working for? The "BUYER", so stop all the excuses with flat fee/fsbos listed on the mls and show the home. If you don't like the commission you are free to negotiate it with the seller direct. It's not rocket science!

- Fred

As of 8:30 AM. 6/6. My listing is back online correctly. Just an FYI, I wasn't asking why my house wasn't selling, I was asking how to get more realtors to bring buyers. This is a perfect place to come to ask that question. I did get my answer. Some of the agents filter by % and I'm sure some filter out FSBO. It is sad, but it is business. I know tht most of you are professional and qualified and can certainly do more than I can do. We can not afford a full service realtor however. Thanks

They even admit to pulkling my listing, the informationf from VFLYER was garbeld, but I corrected the problem, and TRULIA promissed to have me back on line within 24 hours.

Andrea, Trulia does not originate your information on your listing. It usings information from a feed or other source. I doubt that they are the ones that 'screwed' it up.


Debra, your post was great. I didn't even get up to get my second cup of coffee until I was done reading it.

oh I hate typos - I can tell it's getting late!

"no one wants to INSULT" an owner........not UNSULT !

(hmmmm......if one unsults an owner, is that when they try to recant an insult???? )

Well Andrea, after reading through all 45 posts here (why, you ask.......well I am bored, it's 2:30AM, and I can't sleep!)....it sounds as though you and your listing are on the verge of imploding. Your frustration is evident, especially with your critiques of comments from others who were just trying to offer help.

Not that he needs me defending him, but I think Mr Blu is not only humorous, but his blog offers good suggestions. Yet, you seemed to want to do battle with him. You are just a tad defensive, but it is understandable in your situation. I have been down that road, especially in this market, with sellers who think they know more than I do, and won't listen to reason. They don't want to "get" that a house is ONLY worth what a buyer will pay for it - it's not worth what the seller thinks it's worth. It's not even worth what I think it's worth!

You come to a real estate site, state you aren't using a Realtor, and ask Realtors why your house isn't selling, and ask how to get more agents in. That's like asking a group of plumbers why your faucet is still leaking after you tried to fix it yourself!

You say your listing here on Trulia is "illegable".......well, perhaps it's time to hire a Realtor to act as a seller's agent - your advocate - who can work for you (even here on trulia), on your behalf, and make sure your listing shines..... with beautiful photos, correctly spelled words, and some sound advice thrown in.

Maybe, just maybe, a Realtor might have been able to negotiate one of those offers you said you had to a higher number. Maybe you should have accepted one of those offers. As much as you and your ex-realtor husband may think you know - you are too personally involved when trying to sell your own home.
You need someone beating the drum to attract the agents. There is a lot of behind-the- scenes networking that is involved in selling a house, too. You are not getting that aspect of marketing with your flat fee service.

You appear to be floundering, and need help. If you can't afford that help, then you may just continue to flounder. When I see a flat fee listing on the MLS, it is often overpriced, and dealing direct with the owner usually is uncomfortable. It also sends a signal (to me, anyway) that the seller is either financially strapped or not motivated, or thinks they can handle it all. Many of these listings go unsold. You will not get the same honest feedback an agent would get., either, as no one wants to unsult an owner.

I wish you all the best in selling your home. But, remember this..... whether a commission is 5% or 6%..... 5% of nothing is...... nothing......and so far you have nothing.

Best wishes, and good luck to you,
Debbie

Just thought I would update everyone on what is going on. Trulia.com has screwed up my listing now. I was promissed that if I would submit a new vflyer format everything would be fixed by June 5th. It is now June 6th and nothing has been doen. My listing is illegable, it has been for 36 hours. I hope everyone has a great weekend.

Alan,

I'm thinking about changing my screen name to arrogant hardhead, or in view of my actions of late, maybe Trulia ratfink. :)

hey, Rockin'

"hardheaded" is your miccle name!

"How is it that you are able to pass yourself off as a Real Estate Pro, and as a FSBO have a listing in your name on Trulia?"
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Oops, no longer applicable. Fancy that. :)

Hello, Andrea,

It looks like this conversation is going all over the place. I have tried to read through the thread, and observed a comment to the effect that you can't afford to have a real estate professional represent you. In this market, you can't afford NOT to have one. If your husband was a Realtor, vs. a real estate sales agent, he should know that you can't put your problems into your real estate. What you can or can't afford does not matter to a buyer. You are perceived to be "scrimping" by doing a cut-rate deal. Buyers know that so they will typically discount what they offer you, vs. what they will offer on a listing with two full service real estate professionals representing buyer and seller. The buyer's attitude is...if you save money....they save money. I think you will agree that it is difficult for two people to save the same commission.

If you need to sell your home, get with a professional. It is impossible for you to reach as many prospects as we can. You will never be on as many sites. Your presentation will never be as detailed or well-done. That is precisely why we are Real Estate Professionals...it is what we do for a living. You may have sold properties FSBO before, but, in case you haven't noticed, we are in a very different financial atmosphere right now. Something we have never seen in our lifetimes, in most cases. A buyer will take you seriously when you are serious about selling your home.

I wish you good luck. Help yourself to a "market snapshot" at http://www.carolworks4you.com. It will be sent directly to your email and will give you a picture of what has been going on in relation to your specific home.

Carol Murray Cei
ReMax Millennium
215-643-9661
carolcei@remax.net

I've been away with clients all day and returned to find this almost humorless thread. I actually did NOT vote for Rockin' as I don't pay much attention to the thumbs up portion of the threads... but I know that he does.

Andrea, you claim you were only trying to say that you were not a beginner and don't want to be spoken to as such.. but here's what you actually said to Rockin:

" No we don't hang around for the showing! Did you read that my husband was a realtor?! You are very arrogant and assume that we know nothing. We have sold our homes by ourselves before too."

Now maybe it's my fault... as I said, it's very difficult to discern tone-of-voice in typed form... and If I misread your comment, I apologize. But, based on your follow up comments to Rockin, and Barbara... It appears you are (and were) getting defensive and irritated by attempts to offer assistance, so I think I was right.

Clearly, since I'm not being of any assistance... I'll stop commenting on your post (I'm sure you'll be pleased as punch)... and since your husband is an ex-Realtor, I'm sure he'll have plenty of ideas on how to attract more Realtors through your listing.

The best of luck to you and your listing. And now, i'll go give Barbara and Rockin' some thumbs up... 'cause they both deserve it.

NOW this has officially gotten funny.

"Am I missing "the Mrs." crack ???"
~~~~~~~~~~~~~~~~~~~~~~~
Barb,

I hope not.

In case anyone read my last post, when I used the word "posers", it was not a typo where I meant posters. Since I'm considered to be so behind the times by some, I thought I should clarify that.

http://www.urbandictionary.com/define.php?term=poser

That is what I mean by most realtors are professional. The vast majority of the realtors that have brought buyers, the buyers found our house by themselves and have asked the realtor to bring them here. For that I am still going to pay more than $10,000.

Wow, I'm shocked that Tamara actually said that agents filter through to the bigger commission homes. Way to work FOR YOUR BUYER!

Agents like this are what give real estate agents a bad stereotype.

"Excuse me for the misquote. "Ladies" have to be around at the drop of a hat. What about the "Gents"?"
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

Andrea, again your reading comprehension must have eluded you.

The first two qualifying questions from the blog:

"1. Ladies, will you have someone available, sometimes at a drop of a hat, to help with your security when showing the house?

2. Gentlemen, how comfortable and secure do you feel about allowing strangers into your home for showings? "

OK, now I have a question for you that I wanted to ask last night, but chose to pass on it. How is it that you are able to pass yourself off as a Real Estate Pro, and as a FSBO have a listing in your name on Trulia? Given this apparent lack of being forthirght, I'm still wondering about the total accuracy in your answer to my question that you got all "testy" about.

BTW, yes I did give Alan a couple of thumbs up in appreciation of him defending me as not being arrogant, and only a goof, and a smarta55, and yes I am irreverent and many times disrespectful to posers who come on this board. If Alan did give a thumbs up on my post accepting his description of me as fact, I would think he only did so in appreciation for me having the sense of humor and hopefully intelligence to take the description in the manner in which I'm sure it was intended. However, I am disappointed he missed "hardhead."

....'filter through listings and only show ones that offer 3%??' That's a horrible business practice. I hope your buyers know what's going on. Your listing should be shown to any buyer client if it meets their criteria - regardless of commission being offered. If you have showings but the buyers bought something else, it's your price. Also, don't talk with the agent and buyer when they are there. Let them look around themselves.

Keith, I understand exactly what you are saying and whe you wirte it as 2% it sound like nothing, but in real life it is over $10,000 and to me it is a great deal of money. I appreaciate that MOST of the realtors are professioanls, but at this time we cannot afford it. Thank you.

Andrea
I am a little confused...it says you are a Real Estate Pro?

When you list your home with a MLS Entry Only Broker what you are "saving" is the cost of having professional representation. The reason I bring this up is the money that you are trying to save (2%) is really the knowledge and expertise of a listing agent. Which takes years to acquire. If you don't know how to attract showings, what ELSE might you not know?

I monitor the performance of MLS Entry Only broker versus Full Service Brokers in my MLS. These are their results:
1. Listings FAIL TO SELL more frequently - twice as often
2. When they do sell they sell on average at 2-3% lower in sale price to list price ratio
3. They take longer to sell.

Good luck.

Barbara, yes you are missing the Missing the MRS. crack. read his blog. I did not write in for a lesson on dry senses of humor. Why don't you write womething helpful? If you want to see sarcasim, it has been my miccle name. I just know when and when not it is appropreate.

Excuse me for the misquote. "Ladies" have to be around at the drop of a hat. What about the "Gents"?

Am I missing "the Mrs." crack ???

I believe that Mr. Rockinblu was trying to be helpful as well.

When people have a dry sense of humor it tends to come across a bit sarcastic on paper...
(I warn my kids ofthis all the time.)

I think that you have gotten alot of positive feedback...
So let's stop the bickering so you can go and sell your house! :)

The offers have been all over the place. One was close,

Price, Price, Price is the answer to your question.

I don't believe it really matters what your are paying an agent to bring the Buyer the table. Information on homes for sale is readily available to the public via the internet.

If the house is in good shape and priced right it will sell. How many offers have you had? If more than one are the offering prices similar?

Gregory S. Parker, CRS
Coldwell Banker Realty Professionals
2924 Swede Road
East Norriton, PA 19401
Office 610-277-5000 Ext. 249
Direct 610-994-1147
greg.parker@coldwellbanker.com http://www.PhillyAreaHomeHunter.com

For anyone else that reads this thread that might think Andrea has a point in her attack on my blog, do you see anything in the below excerpt that states "The "Mrs." has to be around at the drop of a hat." ?

"1. Ladies, will you have someone available, sometimes at a drop of a hat, to help with your security when showing the house?"

Gee Alan, no one has ever called be arrogant before. I am not offended by others remarks or yours. I was just pointing out that I am not a beginner and didn't need to be :spoken to as such" now who is being testy? I am so glad the 2 of you are voting for each other. Enjoy your day.

Andrea - if you "want" to be offended by his remarks... you're certainly free to do so.

But I think you realize now, that's not the spirit in which they were presented. He was just trying to answer your questions, and be helpful. If, in return for his helpfulness, you now want to lambaste him, none of us can stop you... but it will say more about you, than about him.

... and you do realize, I hope, that just because your husband was a Realtor at one time, does not mean that you know everything either. It's possible that your husband the ex-Realtor thinks it's a good idea to stick around. There are plenty of Realtors who believe that the "salesman" should show all his own listings... YOUR arrogance, in this instance, was unwarranted.

Andrea,

Yes I do realize it's 2009 and ladies do live alone, supporting themselves, and yes selling their own houses FSBO. Nowhere did I state "Mrs." has to be around at the drop of a hat.

Gee Alan, Did you read his blog? The "Mrs." has to be around at the drop of a hat. I think this is 2009.