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Taos Real Estate Listing Facts
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| 1. The way that buyers search for properties is
changing much faster than most brokers are adapting. |
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I have written extensively for the New York Times
website at
http://realestate.about.com about the internet and the new ways that
property needs to be marketed today. Technology is moving very
rapidly, while most real estate brokers are still doing their listing
marketing the same way they've done it for many years. Yes, many
do have web sites, but do you know if they actually dialog with their
visitors? How many have a blog about Taos? How many can
accurately map your listing on Google or Microsoft Maps? On how
many web sites do they syndicate your listing? Syndication places
your listing on other sites where buyers can find it. Gallery
Realty of Taos syndicates to more than 50 sites within a few days of
your home hitting the market. |
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| 2. Print advertising DOES NOT sell property. |
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It's not an absolute, as there is a small group of property types
that might garner a buyer from the newspaper or a homes magazine.
However, for the vast majority of home and land listings, print has
never been that effective at selling a specific piece of property from
an ad. If that's true, why do brokers spend so much on print
advertising? For two reasons:
- Their sellers think it's effective and they don't want to risk
losing a listing to tell you the truth.
- Ads get buyers on the phone so that the broker/agent can show
them other properties.
One tactic used for out-of-the-way properties, or those that are in
unpopular areas, is to not indicate where it is in the ad. The
prospect calls in to ask, and when told, they lose interest immediately,
but now the floor agent has them on the phone to try and show them
something else. There's nothing wrong with this as a way to get
buyer prospects, but sellers should know the print ads aren't there to
sell their property. |
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| 3. Most Buyers locate properties on the web and
many more have them brought to their attention by an agent or broker. |
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Visitors to my web site send me requests for more information on
specific listings daily. They've found them with the IDX search on
my site, which shows all listings and exactly the same fields of
information that all the local brokerage sites show by agreement. When
they do, invariably they've missed similar properties in their search.
I do a full MLS search and send those home and land listings to them.
Most brokerages do searches for many customers or clients every day. |
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| 4. The marketing value of your listing
broker/agent is, in order of importance: |
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- Extensive knowledge of the current market conditions and trends,
and using that knowledge, in helping you to come to a listing price
that will sell your property.
- Having the courage to stick to their market analysis and be very
adamant about telling you if you're listing at too high a price, and
the consequences of doing so.
- Giving you honest information about pros and cons of your
property and how you can improve the chances of it selling or
improve it for a higher listing price.
- Marketing your property by getting it seen by as many
prospective buyers as possible, which is internet-oriented in
today's world.
- Marketing it with quality, with photos and a virtual tour for
EVERY listing, even vacant land, as well as new technology, such as
on-site text messaging of info and photos to prospect cell phones
and more.
- Responding FAST to internet inquiries about your listing
Real estate agents do not SELL homes. They market homes.
Could someone sell you a home or land parcel that you don't want?
It's all about marketing, and marketing requires a thorough knowledge of
the market statistics. I am called frequently to give statistical
information to the Taos News staff. I am the only brokerage in
Taos with sold data compiled all the way back to 2001 when the MLS
started collecting it. I publish quarterly statistical
information, analysis and commentary on my
TaosTalk Blog.
I respectfully decline two to three times the number of listings that
I take. My job is to get your home or land sold. If your
chosen listing price is too high for the market, I will give you my
opinion and hope we part on friendly terms. If your home is
currently listed and has been on the market longer than the normal
average of around 270 days, it's priced too high for its current
market profile. This means it needs a price reduction or
changes to make it more price competitive.
The National Association of Realtors® has stated that the majority of
their members do not answer their internet inquiries in a timely manner.
With 29% of them not even getting any income from their web sites, it's
quite obvious. If a visitor to my site pulls your brochure or
views your virtual tour, I receive an email and a cell phone text
message immediately so that I can follow up with them. |
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| It's a New World -
List With a New World Realtor® |
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