While coming home from ice skating with my son today, I drove by a listing. It looked kind of interesting. Pretty yard, nice area. It made me a bit curious...
So, when I got home and my son was taking his nap, I looked it up on the MLS. I'm not going to discuss the price because it is not material. I didn't run comps to see how well priced it was for the neighborhood, but my gut tells me it is close.
But what I saw was completely unacceptable. I sure hope there is a reason, but I really can't come up with one. Here are some of the issues.
- One picture for the listing. This listing wasn't new... but there was just one picture. No virtual tour or documents.
- And the picture was lousy. During the winter here, grass goes dormant and turns brown. I saw a house with beautiful green grass and pink azaleas. I saw a picture of dead grass and boring shrubs.
- Did the agent try to at least make it SOUND good? Nope. No "Private Remarks", thus wasting that space, and the "Public Remarks" area wasn't fully utilized.
- I don't think buyers are looking for "fmy rm, ldy rm and grt rm."
- I know there weren't any flyers... because there wasn't a flyer box.
I wish I could say that this was a discounter. But I can't. This was a listing from a full service broker.
That agent didn't do the job. And that is unacceptable. And I can't call the seller up and ask them what the deal is, either... Who is that protecting?
I had a conversation with another agent last week. She told me that she is pulling back on the marketing of her listings because "nothing is selling, so I'm not going to spend money and time on them." Do you think she used that in her listing presentation?
That agent isn't doing the job. And that is unacceptable. And I can't call the sellers up and ask them what they think of that, either... Who is that protecting?
That is no way to treat a client. That is no way to run a business. I don't treat my clients that way. I don't run my business that way. It ticks me off that I get colored with the same crayon that they do.
I'd have to agree. I find it shocking that people actually sign an agreement with someone without knowing what they will receive for services...AND, that they don't expect more from their agent than they do. When I go on a listing appointment, I share my four page checklist of what I do from beginning to end...including the marketing...but sometimes, Sellers just don't seem to care and are more focused on hearing what the commission is rather than knowing what I will charge WHEN I sell their house...
Seems to me that either the Seller doesn't know any better or the Agent is taking advantage of their position and using commission as their only negotiating tool...Either way, the entire RE agent population is impacted.
Why don't you just send a mailing to the entire community that provides ALL owners/potential sellers with a list of services that you provide? Since you're not targeting only one home (which happens to be listed) there is no ethics violation.
Good luck!
You are right on - how much money does it cost to take a few pictures and upload them to the listing service - Surely, the agent has a digital camera. The more pictures (updated for the seasons) the more people will look. When we represent a Seller or a Buyer - we need to ask ourselves, Would this marketing/service be acceptable to me? Would I hire myself to buy or sell real estate? Discounter or not, that agent is just plain lazy if you ask me.
Great post Lane, you're right on the money! How much does it really cost to take new photos and input comments that will create excitement?
If I am talking to an expired listing I often take the old data sheet with me. Seller's are usually amazed at the presentation from their "old" Realtor. My big pet peeve - when an agent takes photo with a Christmas tree front and center - and you're still looking at that photo in the MLS six months later.
Maria - Full service broker. And you are right. I'm wondering why there aren't pics of the inside.
Kimberly - I will never understand agents that can't call back...
Mara - Not this time.
Craig - If it wasn't for many people thinking we all act like the worst of us, you might be right.
LaShawn - Maybe if I hadn't made this public blog post about crappy agents...
Mary - I'd add stupid to lazy...
Jean - I am always looking for a better way, but even the REALTORsauruses that haven't changed their marketing plan since the 1970s are doing more than this person was doing.
Wayne - I hope we can.
Debbie - I got in trouble for that. Took a listing sheet and the "seller" was related to the agent and the agent wanted to see what others were offering. She called up and told me I made her look bad... hhmm? I did it, huh?
Lane: Agents like that give ALL of us a bad name, and lead to commission erosion. Why WOULD people want to pay big bucks for our "service" if this is all they are getting out of it?
That said, I firmly believe that agents like that won't be able to last in today's market. So many are dropping by the wayside...which is good news for those of us who strive to deliver the best service possible to our clients and customers.
Cindy - We both know that a lot of us ARE doing our jobs. But the agents that weren't doing their jobs three years ago (and still selling) are not doing their jobs now... and not selling.
Kim - I know that there are some agents playing a numbers game. Take as many listings as possible... over-priced, whatever, and then hope a few sell.
Brad - That house isn't really in my niche. I might keep an eye on it though.
Larry - Amen.
That type of thing really ticks me off too. I have been working expireds since the market shifted and I just came across a $1,895,000 listing last week that had been on the market for 184 days. 184 days WITHOUT a SINGLE PHOTO!
Pardon my French, but WTF!!!!
Terry - I'm right there with you. But, a few years ago the agents didn't have to do anything... so now, it must be the market. If you get enough listings, the lightning strikes will cover your costs.
Sandra - I don't understand either... and I wonder if the seller knows what kind of "representation" they have.
Bart - For a Doctor, it would be malpractice.
I'm getting a new listing in about three weeks. When I got to the house I was astonished. Astonished that it looked so good. The current listing shows only a long shot of a blacktop parking area, a garage, and a smidge of house.
Taking about fifteen paces to the right and walking down a grassy slope, you see a large, attractive, and interesting contemporary house (not a cape as is listed in the MLS).
6 pictures on the current listing. I could easily take 5 pictures of JUST the outside. The inside does need some help - but it's not a bad fixer by any means and has several unique features - are any of these noted on the MLS?
No.
I am ashamed, and annoyed at teh same time. Annoyed because these agents keep staying in business year after year after year.
I just sold a house that had been listed 2x before me. Other agents not only had inaccurate info, but also had only a couple of shots of a very interesting and unique house...grand total of 8 pictures all together. Our MLS is UNLIMITED. I put up 25 pictures. I had it under contract and sold in less than 6 months (our average DOM can be up to 18 mos, so 6 mos. is pretty good, considering I listed it just when things were slowing down for the year (November). Had it under contract in March, closed last week.
Is it cause I'm so awesome?
Partly...lol I think it has more to do with the fact that I took the time to take good pictures of the place.
Any time there's a discussion on AR about photos, I seem to be playing devil's advocate. I don't relish that role. I DO like lots of photos. And I AGREE it's probably lazy agents, in most cases.
However, one photo is sometimes the best option. I'd rather have prospective buyers come see the house before they know the kitchen and baths are outdated, the back yard has been destroyed by pets, the fence is falling down, there's a junk car on the side of the house, and the house is so cluttered you can barelly walk through. Maybe buyers who actually go look at it will see the potential, the location, the floorplan... if so, maybe they'll buy a house they never would have considered if they'd seen the photos I described.
I kind of agree that a lot of real estate agents are depressed. Many are having to look at going back to other jobs and making a lot of financial adjustments.
I see a lot of "full service" agents doing exactly what you are talking about here.
All I can say is AMEN.
It just bugs me to no end when I see listings like that.
Lane,
There could be a million reasons why the house has ended up on the MLS the way it did, none of them good. Some sellers aren't savvy enough to ask to see the MLS sheet, or flyers, or any advertising that's out for their property. Those are the ones who will be wondering why their listing hasn't sold in 3 to 6 months.
grrrrr...Listing like these also annoy me! As a home stager I always offer tons of pictures a Real Estate Show and blog about the home seller's property as much as I can.
I agree the REA may be lazy.....but what about the home seller? They need to take responsibility in the listing too! If I was selling my house I would research my listing and make sure to follow up on what the REA has done for me!
Now this is what a featured post is supposed to look like. Nice job, Lane.
I agree wholeheartedly. I see agents here every day that don't utilize even the basic tools at their disposal to the sellers maximum benefit. I would like to be able to chalk it up to something other than them being lazy, but so far I havne't found a better excuse.
It ticks me off that I get colored with the same crayon that they do. Right on.
Great post Lane, it's intersting to see so many of us have good opinions on this. I suspect the listing agent could be a friend of the seller and doesn't and will never know the true cost of friendship! It's also possible this is the agents first listing? I'm sure that can be found in your MLS. Worse yet, it could be an agent with 15 years of experience!
I've seen some new agents in our market and they seem to come into the market just in time for one of their friends to list or buy a home. What troubles me is that there rerally should be a training or mentor curve to teach the new agents how to go about doing this very tough job the right way. A hair dresser may have to apprentice 1200 hours before being certified or licensed. An appraiser spend thousands of hours "training" but a real estate agent can take a 60 hour class in one week, pass, get their license and go right to work helping someone buy or sell their single biggest investment. Amazing!
Anon - I'm in a situation right now with a listing that I was called by the seller of. Wrong and missing info, and sitting on the market too long. If I get the opportunity, I'm going to fix it.
Heath - Still not a good excuse... "hiding" a good listing to try to double it is just ethically wrong.
Joseph - Not an excuse for a professional.
Rob - Not as extreme as the snow, but you know how crappy lawns look in the winter, and how the azaleas are popping right now... pitiful.
Margaret - I know where you are coming from, but outside was nice, neat and well kept. I don't expect that the inside would have been that different... May be outdated, but still probably well kept.
Cindy - I have a split opinion about the brochure box... and flyers in general, but since this place had NO other marketing, I was hoping for something.
Greg - I'd call this agent a hope giver because they are giving the seller hope that they can sell the house... and nothing else.
Melina - Then you'd think they would be doing something to get it sold and get the check... That represents a lot of happy meals...
Anon - Amen to you, too. I know that here I am speaking to the choir... but at least I also know some consumers are sitting in the pews and will know better than to accept this.
Alan - But they don't make us shine, they make people think that unacceptable behavior is the norm... and for this consumer, it is 100% of their experience right now.
Andrew - I had a conversation several years ago with an agent that had a listing out that was like this. She said that they really didn't want to sell anymore, but didn't want to pay the $50 to withdraw... so they were going to let it sit there for 5 months. Do you think that affects the real inventory?
Janice - I agree that the home seller needs to take responsibility, but at least there is a chance that they don't know they are being railroaded.
Jesse - Thanks. I'm 2 for 2... maybe I can write another good one tonight... But yes, I hate being lumped in with the lazy and inept.
Ida - I think that some don't know what they aren't getting.
Toni - I have seen one that looked like it might have been... but I don't know. I have seen a LOT of pics that the listing image (160x120 or whatever) was bigger than the original.
Audrey - But wouldn't it be nice if consumers knew that they stood a good chance of getting a great agent first time out?
Jim - I'm seeing a lot of agents that were power listers during the easy times a few years ago that are still power listers... and are just rolling the dice with numbers.
I totally agree with you Lane. Its too bad that most sellers dont ask to see their listing agents marketing efforts. If they did they would be astonished unless that is what they wanted and asked for? to me a one pic listing is evidence of both an unmotivated seller and listing agent and I would pass it by like most others!
Cape Cod Realtor
Lane, this is a head scratcher. we have noticed the same thing in several of the listings coming up in our area. No remarks, bad photos, no title company listed, no disclosures, no lock box and it is so frustrating. The information on MLS is free for goodness sake, take the time to fill it out. It was tolerable when the market was hoping, we barely had time to get the listing signed before it was sold, but now, agents need to take full advantage of the marketing materials at hand and use them.
I recently looked a home that was supposed to be vacant and it had a moist looking cereal bowl in the sink and the bathroom looked lived in. It totally gave me the creeps. I got out of there in a hurry and was glad I was just previewing.
Lane...I find it absolutely amazing a listing agent cannot do the job they are asked to do. My husband and I get frustrated with how inept individuals can be in this market. Your tag line was right on...UNACCEPTABLE!
C. Lange
Lane,
Ditto.
We were referred to this young couple by a Realtor friend in another state with whom I've done millions of dollars of business and she's friends with the wife's parents. They told us they'd already interviewed an agent from another agency who was going to give them a break on commissions if he did the buy/sell for them, so they were strongly leaning that way, but they wanted to talk to us since we came to highly recommended. We made an appt. that evening for the next evening, but of course, my computer died that night, so we had to spend time the next day getting it repaired and couldn't make the appt. I texted her, called her at work, e-mailed her (from Blackberry) and called her when she got home from work. She'd already told me it would be ok if we had to re-schedule for a little later in the week because it was such short notice. We got the pre-listing packet all together, took a color picture of the exterior of her home, set up a talking house demo for her, everything. We were smokin'! I hadn't heard back from her all day, but she has an infant and had been working, so I chalked it up to her being busy.
We went by that evening to drop off a copy of the pre-listing packet for both of them at their home whereupon we found that agent's sign in their yard and lockbox on their door. We didn't even get the courtesy of letting us know they'd chosen someone else before meeting with us.
So, we looked at the MLS listing the next day. It's listed with no virtual tour, 5 photos, abbreviations like you list above, doesn't list any features of the home (just close to schools, shopping, freeways, etc.), no private remarks, directions say see mapsco, and the commission break he promised them? He's offering 2.5% BAC and 3% SAC. So, whose best interests are being served here? That's so frustrating to me on so many levels. I just sent them a nice note and said we hope you get what you want for your home, hope everything works out and if not, please give us a call.
Terri Hayley, Real Estate Consultant
It would be interesting to preview the house for yourself. Perhaps there is more there than meets the eye.
I liked your comment about being colored with the same crayon
Lane, very true. I'm going on a listing appointment Tues. IT is a home listed at 685,000. She was mad at her agent because there are 3 homes in her sub for sale and they keep driving by her house and looking at the others. She thought it was the sign in her yard, which didn't look professional.
I went to the MLS and ONLY ONE PHOTO, the others had 10. He also had it in the wrong area. I don't list out of my board, I can't service the clients like I am accustomed too.
Gee it sounds like this is happening all across the country. Its got to make you wonder about real estate agents and the public that they serve or dont serve! But please dont color all with the same crayon!
Cape Cod Realtor
Stephen - So many sellers just see that an agent has a reputation (possibly earned when sales were easy) and lists a lot of property... they could be motivated and underserved.
Tamara - I might have to open a division outside my niche to deal with these situations...
Nyles - It happens because some people have low expectations... and this is why.
Tiffany - I don't mind getting linked a bit.
Anon - I think that there are too many agents that got lazy when sales were easy... and I hope many of them straighten up or find different work.
Cheron - We are right there on that soapbox together.
Klarque - I wish that these situations were rare... but they aren't.
David - In this case it isn't a "non-traditional model" (I avoided saying discounter this time). And in the days of the mega broker with 300 agents, I can see how the broker doesn't know what is going on... especially with a "seasoned" agent. Still wrong, though.
Doug - We can hope.
B & C - Hoping for the cleansing.
Terri - It will be interesting to see if you end up with it. I have seen a lot of instances where a seller was embarrassed that they didn't choose a certain agent the first time around, and they are afraid to pick them for round two.
Allison - I know what you are saying, but let's just assume the inside looks like a bad movie set. Wouldn't it be better to let potential buyers know that up front?
Shannon - I disagree a little. If we wait until it is slow to turn up the marketing, then it will get slow... If we consistently market, business will be consistent.
Laurie - That is truly pathetic.
Missy - I did a re-list on a home a while back that was mis-mapped, in the wrong MLS area, and had the wrong number of bathrooms and bedrooms. It was on a cul-de-sac and was going to have NO drive-by traffic. They had one showing in six months. In the 6 months I had it (list to close), I had 70 showings... no price reductions (they couldn't afford to drop the price, but I felt it could sell... they knew the risk)... and we sold it for full price...
Lane,
This will make you chuckle:) I held an open house on Sunday afternoon, many years ago, prior to digital cameras and the internet. I had hired our board photographer to shoot some photos of the property. Three of the customers who came to my open house, exclaimed that the photos looked so much better than the house they were then, standing in. I just didn't say a thing!
It is becoming a true professional's market. I see changes, too. The strong will survive and continue doing the good stuff:)
It's a Good Life!
Fran
Lane - You said it all! Photos are #1, then accurate and descriptive remarks about the property, and finally a virtual tour! A virtual assistant can be a great resource for those "techno-challenged" agents who don't know how to post photos, create tours, locate the popular websites, create flyers, etc. (...shameless plug, couldn't help myself!)
Patty Keller, AnotherME
Renee - I have to admit that I don't send everything to my clients. They get a representative sample. I will tweak things like Craigslist ads as I see something getting more traction. I always think it is a little funny when a client does a Google search and sees more that they expected.
Fran - Is that good or bad?
Jennifer - And there are still probably people too lazy to get it done.
Bob - I always wonder how someone can be money hungry and not deliver.
Bill - Can't we poke some holes in them?
Christy - We know that they won't say "Hey, BTW, I'm not really marketing property anymore, 'cuz nobody is buying."
Patty - I swear to God when I get busy I'll be hiring you... but for now I LIKE staying up late.
Chris - Thanks for dropping in. There is another listing I lost out on to the nice lady from church.. two and a half years later it is still on the market...