A better question is, what is the realtor doing to get a good price, negotiate properly, and make sure a potential transaction happens well, without screwups. A thorough agent helps you avoid liability and money-losing situations, whereas a less organized agent can allow small problems to derail a deal.
A better idea of "marketing" beyond advertising is to understand that a good realtor helps you set a good price, which is BY FAR the most important factor to selling your home quickly, and to getting multiple offers. An agent who advertises here and there and everywhere is going to fail unless he or she has convinced you to price the home at MARKET VALUE, because MOST home sellers lose the absolute critical first 30 days thinking "if it does not sell, I can reduce its price." A home that sits is damaged goods in terms of negotiating power, and a bad agent will allow you to sabotage yourself because of fear of losing the listing if they don't follow your wishes.
So what does a realtor do to market the home effectively? A great realtor helps you understand the reality of selling a home in whatever market conditions prevail, and help you through your own psychological sticking points (price it right, clean up the place) so that you actually get the most dollars in the end.
âˆŽThoroughly inspect your home and outline all the important features and upgrades.
âˆŽDetermine the Fair Market Value of your property by doing a detailed written market analysis.
âˆŽ Prepare a written home enhancement proposal and budget for your approval by recommending repairs and improvements to sell your property for the highest price.
âˆŽ Provide Seller with home selling advice of Things To do, Curve Appeal, Home Staging, Selling Process.
âˆŽ Provide Seller with home trends and principles of Green Living, Vastu, Feng Shui, Home Design.
âˆŽ Prepare and submit accurate information to the Multiple Listing Service (MLS).
âˆŽ Photograph your property for the MLS and Internet web sites. (an average of 100 photos taken)
âˆŽ Promote your home at marketing sessions and place you home on our weekly Realtorsâ€™ Home Tours.
âˆŽ Promote listing info and video through my Personal websites http://www.SouthernAzHomes.com
âˆŽ Promote listing info and video through my Mobile website http://m.SouthernAzHomes.com
âˆŽ Promote your listing info through Agave Premierâ€™s website http://www.AgavePremier.com
âˆŽ Syndicate listing to real estate websites such as: Realtor, Trulia, Yahoo, Google, Zillow, Vast, etc.
âˆŽ Upload videos on YouTube and promote listing through my Channel http://www.YouTube.com/ympalmer
âˆŽ Feature and create videos tours and upload to ZipVo, Daily Motion, & Behance.
âˆŽ Promote your home through social networking avenues; LinkedIn, Twitter, Facebook, MySpace, Plaxo, etc.
âˆŽ Create a listing ad and submit to internet classifieds web sites including Craigslist, Backpages, etc.
âˆŽ Feature property listing in the Southern Arizona Home Magazine for old school Buyers.
âˆŽ Send out a mass e-mail of your listing ad to southern Arizona real estate agents.
âˆŽ Promote listing within my real estate circle of contacts; ActiveRain & Real Estate Connections TV.
âˆŽ Mount a for sale sign on your property to generate drive-by leads.
âˆŽ Install a high-security, computerized lock box to facilitate showings and coordinate showings with Seller.
âˆŽ Provide business cards, brochures, and video tour link for you to distribute to your friends and business associates.
Give Me a Call Today & Let's Map Out a Plan!
Yvette Palmer, Associate Broker
Agave Premier Properties & Investments
I can tell you what I do. In addition to the MLS and all of the sites like, Trulia, Realtor.com, etc., I write blogs about my listings, design listing web pages for each of them and send out beautiful flyers to my database of real estate professionals in the community to get the word out. My company also publishes a high quality magazine with our listings and it is available throughout the community and we also have an online edition.
I prefer holding Agent Open Houses rather than traditional open houses because I find them to be much more effective. Having 20 or 30 Realtors drop by to preview your home so they are already familiar with the home should they have a buyer can be invaluable.
Lots of great photos on the MLS and all internet marketing is key to selling a home these days since most home buyers start their home search online. Print marketing can be productive but internet exposure reaches a much wider audience. Many home buyers may be from out of town, out of state or even out of the country and those buyers will be relying on the internet. A tech saavy Realtor can help you get the exposure your property deserves.
Good luck with the sale of your home!
P.S. My favorites are those of you who say you didn't read the other responses here and then
proceed to say what has been said 10 times before. Please give it a rest, thanks.
A brilliant question deserves a brilliant answer.
It's been a hard day's night, and I been working like a dog
It's been a hard day's night, I should be sleeping like a log
But when I get home to you I'll find the things that you do
Will make me feel alright
You know I work all day to get you money to buy you things
And it's worth it just to hear you say you're going to give me everything
So why on earth should I moan, 'cause when I get you alone
You know I feel ok
If the sun has faded away, I'll try to make it shine,
There's nothing I won't do
If you need a shoulder to cry on I hope it will be mine.
Call me tonight, and I'll come to you.
Any time at all, any time at all, any time at all,
All you've gotta do is call and I'll be there.
Any time at all, all you've gotta do is call and I'll be there
EIGHT DAYS A WEEK
If the Beatles could and make millions with these words shouldn't we?
DRE # 01418665
Good Luck, Irvine!
To agents who are interested in technology, good marketing means more photos and virtual tours and video and dedicated web addresses. To agents who like to write, the contents of the MLS remarks are the most important part of marketing. And to press-the-flesh types, nothing matters more than throwing out a bunch of signs for an open house.
Regardless of an agent's marketing strength, the important thing is to do it well - to ensure that you are controlling the message, and that it is being received and understood by your target market.
Okay a postscript here to mentuion that when you go with a name brand Realty such as Coldwell Banker your listing doesn't just go on a handful of websites but on over 300 websites, which give you maximum exposure.
I am sorry that there is a perception out there that Realtors do not earn their commission and that is simply not true. The general public has no idea of all that we do. Why is it that we don't question lawyers and doctors fees but we do real estate agents (we just like doctors & lawyers have huge overhead - if we keep 50% of our income after taxes, insurances, MLS dues, desk fees etc we are lucky). Not to mention all the money we have expended on a listing and then it either doesn't sell or the seller withdraws it - we don't charge for those services.
These are some of the things we do for standard sales.
1 Prudential Online Seller Advantage (Yahoo!)
2 Professional Photography
3 Video Tour
4 Unique Property URL Slide Show Page
5 Web 2.0 (Facebook, Twitter, etcâ€¦)
6 Data Base Emailing
7 Professional Flier
8 Traditional Mail Outs (Depending on Market and Sales Type)
9 Caravan (if applicable) / Visual Caravan
10 Brokerâ€™s Open House (if applicable)
11 Open House
12 Staging Consultation
Feel free to check out my website for more details.
Last but not least, never under estimate person to person networking in the town or community you live in. That also moves property! And yes, I am a real estate agent over 50!
1. Create Listing and prepare for MLS
2. Set up MLS listing
3. Arrange for the photo shoot by professional photographer
4. Get photos and add to MLS
5. Add Listing to real estate and real estate related websites that are not automatically added (I use up to 32 additional websites depending on the property. We automatically upload to 8 major sites)
6. Create Flyers, Brochures and other marketing information for distribution.
7. Prepare mailing lists/e-mail lists/telephone lists for this listing
8. Schedule brokers open to make sure it has received maximum realtor exposure
9. Prepare mailers for distribution
10. Send mailers
11. Schedule Open Houses (if applicable)
and sometimes there are special requests from our sellers.
That is just to get started. The real work begins when we get offers and contracts. . .
A great agent will do a tremendous amount to assure success for you and I would like to think that you will not begrudge what you pay as commission, but to the contrary, I hope you will find it a great bargain.
Increasingly I believe that it boils down to agent effort - a great brokerage behind a weak agent is a weak product. A great brokerage behind a great agent is what you are looking for. Focus on the agent, be sure she knows the market and the inventory cold, she will be your advisor on price and if you get that wrong you are doomed. Nothing - NOTHING - cures a pricing problem. Work with an agent that understands and embraces online market becuase it is highly likely that is where your buyer is right now. Ask for references and talk to them about the level of service the agent delivered, the consistency of the communication, hit any buttons that are important to you.
Actually, as I think about it - putting your listing on the MLS and conducting Open Houses are the least of what a great agent will do for you. Essential yes, but there is so much more.
Good luck to you,
Unwaveirng Commitment to Service
Staging your home for maximum appeal to the public.
Holding tactical geographical marketing targeted at neighbors whose friends may want to move into the neighborhood (good old fashioned door knocking).
Purchasing Ad Space on all major real estate Websites
Making sure our website is Search Engine Optimized (SEO) to provide the most attraction through search engines to your listing
Taking professional photographs (by professional photographers with very expensive cameras, mine uses the MDKII) with wide angle lenses to capture whole rooms
Capturing Cinematic Video of your property to further syndication through the web
Putting years of negotiation skills to use when dealing with buyers and more specifially the agents that represent those buyers (buyers must submit offers with a licensed agent)
Blasting a property update to our Network of 1000s of Realtors our team knows (they are more willing to find buyers than ones not networked with)
Making sure you are protected on a legal basis and providing all contracts and piles of paperwork required to get a sale through
Legal Support from our legal counsel from our brokerage
Professionally Held Open Houses to garner public enthusiasm
Being available at times when most home owners are not because they are at work (buyers come and go fast and it is extremely important for someone to immediately answer phone calls and reply to emails to capture more buyers)
Providing realistic Comparative analysis of homes so your home is not under-priced nor over priced to make sure your property sells in a quick time frame
Close Relationships with other agents from various brokerages in the area that foster more open communication and smoother deals
This is all that I could think off the top of my head, but there is so much more. Please keep in mind that not all Realtors area created equal. It is unfair to group us as a whole, so take into consideration the skill set and experience each of us have as individuals. Good luck in your real estate endeavors.
â€¢ Check affiliated internet sites for accuracy
â€¢ Personal website
â€¢ Flyers/Brochures inside and outside the property
â€¢ Directional signs
â€¢ Post Cards/door-to-door community announcements
â€¢ Networking Functions
â€¢ In-house agent info distribution
â€¢ Drip emails
â€¢ Brokers Open
â€¢ Visual Tours (Property must warrant)
â€¢ Local news paper/magazines
â€¢ Obtaining feedback from showings
â€¢ Business card of listing & details to hand out (Great for the seller)
â€¢ Caravanâ€™s (Agent tours of listings)
â€¢ Obtain Feedback from all showings
â€¢ Post info at local commercial venues & schools community announcement board
â€¢ Periodic update of comparable properties
â€¢ Lighting for yard sign at night
ReMax Town Centre
Well, I'm sorry. The point that I'm getting to is that we accept that lenders charge interest based on a percentage of the loan - Chase doesn't say, $75,000 or $500,000 - pay us $50 a month over and above 1/360th of the principal. They charge something they call "interest," which is a percentage of the loan amount.
Along the same lines, sellers pay agents based on a percentage of the sales price. We call this a "commission."
As a practical matter, I don't see any difference. The compensation is based on the value of the transaction, not the time or effort put into the transaction.
There are many things that owners who are selling their own homes CAN do....and if you have a "RealtorÂ®" who is not performing, than selling your own home might actually save you some money. But.....if you hire a professional, you will find that it is well worth it.
Every professional agent does different things for marketing. I have several types of campaigns depending on the property, the price and the buyer we are trying to attract. For instance, for a condo....I often hire people to canvass surrounding appartment complexes to lure renters over to an open house. On the flyers I would show them sample down payments and mortgage payments from a lender or two and invite them to come buy. Just one example of creative marketing. Of course we also use the Internet to it's fullest and print media as well. I like to work with my sellers to create a unique approach for each property.
I would encourage you to speak to some RealtorsÂ® if you are considering selling...check references and ask tough questions. There are many very hardworking, talented agents out there....and we'd love to talk with you further.
Another thing that Realtors can do to market properties is to walk the comps with their sellers like Mike Aubrey did in "Real Estate Intervention". Many sellers have a highly unrealistic idea regarding the current market value of their properties, and walking the comps helps to give them a reality check.
Realtors also work with their sellers to create a marketing plan that incorporates many of the items that the others listed. Ads online or otherwise, blogs, open houses, etc won't make much difference without a decent marketing plan. Plus, a marketing plan enables the agent and seller to track each marketing activity, and to make adjustments on the fly if necessary.
But, glad it works for you.
Exposures creates demand
It comes down to three things that actually sell a house:
Pricing- Use your head not your emotion (save the emotion for the sale)
Commissions to agents -make sure it is a least 3% to the office that brings the buyer
Availablility for showings: Go Direct is the best!! Appointment only will decrease your exposure in Northwood
If you would like to discuss this further please call me First! Chad Pape 949.394.8971 Meritage Realty, Inc.
Also, there is a lot of international buyers, coming to Orange County market, so it is important to advertise in foreign language and foreign websites. You hire any broker as a marketing firm. If you want to talk to few, before you hire any of them, let me show you how we were able to bring the most byuers to seller in Southern California
We will also help you with pricing and listing your property on the MLS, and give you exposure to thousands of other sites online. We will handle all the paperwork, negotiate for you and coordinate closing. It's not an easy task contrary to what you might believe and will take a lot of time and marketing.
Listing with a Realtor is a win-win opportunity that you may not be able to pass up. Furthermore, an opportunity you may not be able to afford to pass up. You get maximum exposure for your home, and your home gets sold faster then it would as an unrepresented seller.
4. Proper pricing 5. Proper tease photos, that create further interest and shows the property in the most compelling manner. 6. Follow up and maintain all phone numbers on sign and agent calls to call when a property comes up in the future. 7. Personally market so I get to know the neighbors so that if one doesn't want to list but sell, then I have the better neighborhood inventory. Know my competition. 8. Preview homes on a regular basis. Stay in touch and maintain a good relationship with my fellow quality agents and managers.
Another great way to Advertise a listing is through YouTube. You could make a video of yourself giving a walkthrough of the current listing. It would be like a virtual showing or Open House. Video will always show up higher on Google searches, and will have a higher chance of being seen. You may add strong Tag words to the video that will get better search results such as community info and schools.
Yep! that's me the old grey mare is as good as she use to be but a little more advanced.
I threw away my 3 watt bag phone, discarded my pager, discontinued the weekly MLS book. Even with doing all that "My how Real Estate buying and selling has Changed". I might add for the better for buyers and sellers and Real Estate Agents. I DON"T do open houses any more unless the Client really insist on it. The younger savvy buyer attends open houses on a daily bases. I DON"T drive my client around to 20 homes for they are well equiped to choose a few to look at and elimate many very quickly (unless I recommend one I have viewed that the pictures don't do justice). I sound like pretty much a Buyers Agent in which I like the most about my job. As a Sellers Agent I usually tour the listed homes near my listing to view in person the competition and this is sometimes done after a listing has been taken. I do not know what type of buyer will purchase the listing (been fooled many times in thinking that). My motto is instead of "Location, Location, Location" it's now "Price, Price, Price". I've sold many homes that were never Staged or the pictures didn't capture the right appearance. The Realtors do their job very well and know their buyer clients and will know if my listing meets the buyer clients needs. Price it right, or reduce, reduce till you get some hits.
As part of my marketing plan, I use the internet and upload the listing to many highly ranked sites to increase the exposure.
Even before the home goes in the MLS, and especially before any advertising is put out to the general public, the first and most important "marketing" a Realtor must do is to determine a price that will cause your house to sell. Your Realtor can advertise till the cows come home, and even put dancing bears in front of the house....if your home is overpriced all your marketing will do is yell to the top of your lungs to everyone how overpriced your home really is! If a house is priced right, and in good condition, it will sell within a relatively quick period of time in any market. As proof of this, I can send you tons of homes that have received multiple offers from buyers in the worst real estate market ever! Why? Because the Realtor did Youtube videos, and magazine and newspaper ads and all the buyers saw it on Facebook??? Not really...simply because they were priced right and in good condition! Real Estate is local and all markets are different, however from what I've heard in most parts of the country - this is a "price war and a beauty contest" - and only the best priced, best looking homes will win the competition.
So for me, it's not so much sexy marketing in glossy magazines, blogging and social media that will sell your house so much as it is getting the price right from the beginning, staging the home to appeal to buyers and fixing up what needs to be fixed (or reducing the price accordingly) and not loosing that crucial first couple of weeks of time on the market when buyers will be looking out for new properties they haven't seen yet.
Is marketing important? Of course it is....but if you're agent is not explaining the absorption rate and showing you statistics of what is selling in your area and consulting you on what it will take to get your home sold (even if that means you CAN'T sell in this market), all the marketing in the world is not going to get your house sold. Giving our expertise on getting your house ready for the market as far as price, condition and staging is in this Realtor's humble opinion, the best marketing a Realtor can do. The rest is Gravy.....
Happy Thanksgiving Everyone!!
Coldwell Banker Vaughan and Co
Good Luck to you!
There are many ways to market a home, and not necessarily the most expensive is the most effective. When you hire a broker to represent you, you are hiring his expertise, his time, his creativity and his networking abilities among other traits.
Recently I got a call from an agent that used to work at my office, inquiring about one of my listings, and after describing it she told me she would show it to her clients. Before she hung up, I told her about another property I had nearby. It did not meet all the criteria her clients were looking for, but after some nudging (ok, it was begging, mostly) she agreed to show it anyway. What do you know? Her clients loved it and bought that 2nd house.
It was not advertisement or the MLS entry that sold the house. It was the fact that I knew this agent and because of that she agreed to show this 2nd house. It takes time and money to develop this network. We meet other agents at conventions, presentations, social functions, through transactions, etc. and as much fun as it may sound, it takes time, money and effort to attend these events. You, as a seller, are not paying to the agent to advertise here or there, but for the expertise that your agent brings to the table.