You are so right Atlfemme!
As a realtor, #1 I will pretend I didn't hear Tman's usual unethical or illegal nonsense, but the underlining sentiment was agreeing with you.
If the seller hires a nincumpoop like Auntie did below, realize it quick and fire the agent.
1) At the very least, your realtor should be taking 10 great pictures (not good, not ok, but great!) There are some inexpensive cameras that take great pictures, no experience required!!!! Daylight hours are best of course but if you have an estate, take them at dusk using the different settings on the camera if you have them. (play around , its fun!) . This should be done within 24 hrs of taking the listing (hopefully the same time if its nice outside) Sometimes it may require coming back for a 2nd set of shots if the lighting was right for the first
2) Atlfemme, you hit the nail on the head...be creative in your writing, don't lie, don't exaggerate, just use the facts and make the important ones stand out. Get the consumers attention or why bother!
Just last month, we had a "fixer upper". It was a great deal "bank owned" property. The people that lost the home had ducks wondering around inside using it as a bathroom along with their dogs and we think the owners too! There was water damage, small portions of buckled laminate flooring and the odor was intolerable when you went in it. It could be a great property with new flooring, fresh paint, few touch ups.
After it was professionally cleaned, (nothing got all the odor out),
the marketing on the internet (Craigs List, Edgio, Back page, Trulia, Realtor.com, etc...) was titled.... " Looking for Turnkey?!? DON'T look here!! "
We put in maximum number of pictures for each site (always do) with full detailed description. It was definitely a great investor buy because it was priced about 150 under the model match's on the market but didn't require more then about 20-30 to bring it up to the competition.(per our contractor)
Bottom line is we got a crazy number of hits and it sold immediately.
The tag line creates the interest,
the pictures create the desire,
the description creates need,
the price creates the value and
seeing it LIVE creates the decision.
Without the first 3, you never know if it was a good value because you'll skim right by the listing.
Majority of agents have finally gotten to the point of good pictures and description now that they have been given a hard time all these years for not putting any effort into it. Their competition is speeding by them and most agents, if they are serious about staying in the business, will catch on and adjust their process accordingly.
But the bottom line is that ad writing, angle of picures and marketing are key to any sale (FSBO or conventional) . The more key words the agent is using, the more hits you'll get, the more market visibility and the more solds that happen.
Thanks for bring up the topic, more of us should get the hint !