Marketing Your Home the Cheap and Easy Way

“Gee, cousin Billy. Thanks for listing our house for us. We really appreciate it.”

“What’s family for? Besides, I finished real estate school two weeks ago. What else do I have to do right now?”

“Sell our house, of course! So when does the photographer get here?”

“Oh, I can’t hire a photographer since I’m charging you almost nothing, Jim. But don’t worry. I’ll take care of everything.”

“No problem. Did you bring your digital camera?”

“Digital? Ahhhh, those things are overrated. But I did bring my camera. Just move away from the table so I can get a picture.”

“Ummmm … okay.”

*** snap, flash ***

“How’d it turn out, Cousin Billy?”

“Can’t quite tell yet … keep shaking it and it should come around.”

polaroid.jpg

(Actual photograph from an actual listing in the Arizona Regional MLS.)

Technorati Tags:

Popularity: 3% [?]

Buying Phoenix Real Estate is a Process of Elimination

avatarthumbnail.jpgLast year, with the switch in local MLS providers here in the Phoenix real estate market, agents applauded the new-found ability to enter an unlimited number of photographs for any given listing. And in so doing, most seemed to forget the reality of real estate buying - it’s a process of elimination.

When buyers search for homes online, they rarely are looking for the home they want to purchase. Instead, they are looking for the homes they have no interest in so they can be eliminated from any further consideration - floor plans, photographs, curb appeal - all can lead to a particular property being kicked aside without the buyer ever walking in the front door.

Not that all buyers remember that this is a process of elimination; it’s not uncommon for one of my clients to want to view properties with floor plans they’ve already deemed as unsuited for their situation. Sometimes we look; more often than not, I remind them of their own established decision and we move on to something different.

From a seller’s standpoint, it’s imperative to remember this basic truism as it ought to have an impact on how your agent markets your property. There really only are so many photographs that can be taken of a 1,200-square-foot home before it gets completely out of hand and you’re looking at electrical outlets.

More importantly, make sure the photographs of your home reflect your home as it really is but still casts it in the best possible light. The greatest compliment I ever received from a buyer of one of my listings is that the house looked exactly as the photos showed that it was.

It was the last one standing after everything else had been eliminated.

Technorati Tags:

Popularity: 2% [?]

Let’s Talk About Phoenix Real Estate Broker Tours

avatarthumbnail.jpgSince the question came up yesterday while talking to some folks in Westbrook Village, let’s talk a little bit about Broker Open Houses and Broker Tours.

First of all, let’s define a Broker Open House. Unlike it’s public Open House counterpart, a Broker Open is designed to be visited only by real estate agents so they can look for themselves at this newly listed home just in case they might have a buyer looking for just that home. And if they don’t, at least they can get some free food out of the deal.

Of course, if a real estate agent has an electronic lockbox key and access to the MLS, they probably don’t need to attend the Broker Open House; if they have a client looking for a home just like this one, they’ll likely see the home online when it comes on the market and will set up their own time to see the house … unless they want the free food.

Case in point … this past weekend, a home in Sun City Grand came on the market that matched what one of my clients was searching for. They’re interested in two floor plans and two floor plans only, so the vast majority of listings that come up in Sun City Grand are of no interest to them or me. There’s a Broker Open House scheduled for today at the house - a fact I learned when I went to preview the home myself Saturday afternoon.

So, you may ask, why do agents still hold Broker Open Houses when any good (or even middling) buyers agent will either preview or take their clients to a home well ahead of the scheduled Open House? Because the presence of multiple agents makes it look like the listing agent’s working hard, even though far more agents are checking online than going for the free food.

Broker tours aren’t much different than Broker Open Houses, except a series of homes are viewed one after the other on a given morning. There’s one almost universal rule to have a home on tour - you have to be present on the tour yourself.

So who is signing up for these four-hour tours? Yep … agents who are there only because they have to be there to have their home on tour, and they want the home on tour so they can show a bunch of business cards to the seller even though it’s likely none of the agents who left the business card have any interest in any house other than their own home on tour. (Or they were hoping to snag a free bagel from the sponsoring title company.)

Going back to Westbrook Village, there are 20 to 30 visitors every day to my Westbrook Village Real Estate.com - not ESPN.com numbers, to be sure, but still solid considering these are people only interested in Westbrook Village. Put another way, every day I attract more people to see the featured listings on my site than will ever come through an open house.

And this doesn’t take into consideration those agents who spend their days poring through the MLS looking for that one home that meets their clients needs … such as the two other properties in Westbrook that I was able to match with buyers in the past two weeks by using the MLS and previewing myself.

Real estate agents are slaves to obsolete methodology, not because it works but because it gives them something tangible to show their clients even if that something tangible has nothing whatsoever to do with the eventual sale of the house. It’s like hiring a kid to rake the leaves in your yard only to see the leaves stacked in a dozen piles but never put into the trash; sure, he didn’t do what you hired him to do but at least he was busy!

Maybe it’s my background in corporate America but I’m spent far too much time simply shuffling papers from one side of my desk to the other or enhancing my career by using pretty colors on an Excel spreadsheet. I’d rather focus on activities that lead directly to the actual desired results than waste time attempting to look busy by doing unproductive work.

Unless I can score some free food, that is.

Technorati Tags:

Popularity: 3% [?]

Feeling My Way Through Facebook

avatarthumbnail.jpgHere’s a somewhat sobering thought, courtesy of Ken Brand, one of the writers from my former stomping grounds at Agent Genius.

“Transparency” easily is the most overused word in the real estate business these days. It’s used to describe multiple situations and these days is used as a side effect of the social media revolution - through Twitter, Facebook and the like we (not just real estate agents “we” but all of us “we”) are giving some insight into our lives.

But there are decided differences in the level of transparency. For instance, if you want to see an inkling of my normal sense of humor, catch me on Twitter (@papgrande.) I’d say I am a solid PG-13 and intentionally don’t brand myself outside the ubiquitous photo of Tobey and me because I’m not really looking for business there.

Facebook, as I joked the other day to a friend, is as transparent as Pravda. (Take a look at Jeff Brown a.k.a. BawldGuy’s example here.) I’m a professional salesperson and, human as we may be, we’re not permitted to have a bad day publicly. There always are exceptions and I’ve been known to rant as much as anyone else. But what you’re going to see in the updates on Facebook often are going to be distilled versions of what’s happening.

Some may have an issue with that … I can tell you right now the social media “experts” will decry the concept of limited disclosure and message. And to that I say, “pfffffft.”

Let’s be real here … my own wife doesn’t necessarily want to know everything that I’m doing during a given day so I think it’s safe to assume most strangers don’t either.

Now for the big question - why do I treat Twitter and Facebook differently? Maybe it’s the nature of Twitter (or a byproduct of using a dynamic application such as Tweetdeck) that the 140-or-fewer characters I enter disappear shortly thereafter. Or maybe it’s the sheer volume of distractions on Facebook. (Can someone explain to me the fascination with Mafia Wars and why I want to be part of someone’s crew?)

And just maybe, it’s because Facebook is daunting as hell as far as connections go. My graduating class was more than 680 people deep and just over one-third of those folks now are on Facebook. I find myself poring through the list, trying to remember some names, wishing I could forget a couple of others and otherwise wondering whether I spent two minutes talking to these folks without their picking on me, as I was a bit on the small and bookish side back then.

Also, as has been discovered at past reunions, there are some I remember who since have forgotten about me and it’s probably best to leave those situations at that stage.

What the point is, assuming I had one, is it’s a bit odd reaching back into the past to talk to some people … Facebook makes it easier but I’m not sure it makes it less awkward.

Yet I agree with Ken’s basic thesis … that this is where communication will take place in the future. My wife, who is a lovely woman but mostly computer illiterate, continually asks me if I heard this news or that news that appears on Facebook. I’ve got more than 500 so-called “friends” on Facebook, many of whom are real estate agents elsewhere, so I tend to miss a lot of what pops up on the updates on my wall.

Perhaps the answer would be distill the list of “friends” to a more manageable number but, again, I’m in sales. The more the merrier and the more people who connect with me there and through my business page, the better. Or so my ego tells me. And also common sense in as much as you never know who might need a real estate agent here and, unlike Twitter where I’m competing with two dozen local agents, the competition for top of mind on Facebook exists only among each person’s sphere.

That I’m going to need to adjust my thinking in regards to Facebook seems to be beyond question. Where the real challenge will come is finding the right balance between reality and Pravda-style filtered perception so as to be simultaneously transparent, human and professional.

Just don’t poke me, okay?

Technorati Tags:

Popularity: 2% [?]

KISS - It Really is the Price

avatarthumbnail.jpgThere was an article over on Active Rain today that had me shaking my head. The basic implication was pricing a property competitively to sell is important but outstanding marketing could help bring in some extra dollars.

Realizing that all real estate local, that’s simply not true in the Phoenix real estate market these days. In fact, one could debate whether it’s ever been true.

I have a buyer looking for properties in two subdivisions in Goodyear. We’ve been in the midst of the multiple offer mosh pit on a couple of places and after coming away bruised but unsuccessful I thought I’d check specifically among non-bank owned, non-short sale homes.

Guess what? There’s nothing to be had at a competitive price. Maybe this is because any home that was competitively priced already has gone under contract. But there wasn’t a single home I could point to that was within shouting distance of market value based on the rest of the comps.

But the bank owned homes are beat to hell …

No, they aren’t. At least not all of them. The homes we recently have bid on have been in good condition … not pristine, but truth be told, almost no homes really are pristine.

Marketing can help a home sell more quickly and can possibly raise the value slightly but at the end of the day prevailing market values are going to tell the tale. No one is going to pay $25,000 above list because of the customized yard sign or color flyers. Those may help sell your house versus another, but only if the price is right.

When in doubt, KISS continues to apply.

Technorati Tags:

Popularity: 3% [?]


Archives by Month:

Archives by Subject: