Special Report #2 "Realty Truth - Secrets Revealed"
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Question: I am thinking about selling soon. A Real Estate Agent I am talking to says he has potential buyers. Should I list my property with him because of it? Answer: Many Realtors will say or imply this to a prospective seller. Unfortunately, it's usually not totally accurate. Rarely will a realty agent actually have an active buyer suitable for your specific property at any given time. Even if the Realtor agent or his firm have potential buyers, the chances are quite slim they would match up to your particular house. In all likelihood they would be interested in a different home than yours, either higher priced, lower priced, larger, smaller, different amenities and features, in a different neighborhood, etc. The chance of a Realtor having a potential buyer for your specific house is extremely remote, no matter what they tell you. Question: A Realtor tells me he will "advertise" my house if I list with him. Will he do it? Answer: In all likelihood he will advertise it far less than he implies. Sometimes they will tell you it will be advertised extensively, but normally it won't be. Question: Why is it they do not advertise their listings more? Answer: Contrary to what you might think, the individual agent usually pays for the ads on his listings. For example, if a Broker takes out a large newspaper display ad with say 10 homes advertised and one of the firms agents has 2 of his listings in the ad, he may have to pay 20% or so of the ad cost. This can get expensive in the agent's view, since the money comes out of his pocket before any commission income is earned. It seems the average agent is very reluctant when it comes to spending his money. Question: Do you have an example of a realty agent who did not want to advertise his listings? Answer: Yes! During 1997 we personally dealt with an agent at a major Sedona Region franchise brokerage firm. He promised the seller he would advertise his home if the $550,000 luxury home was listed with him. For quite some time he failed to do the promised advertising. The seller was unhappy about the agent's overall dragging of his feet on advertising and other inattention and almost total lack of communications from the agent so he cancelled the listing after about 3-months. Here is a case where the agent could have made over $30,000 in commissions but would rather lose all this money than spend money and time on the sellers home. Question: Can I cancel a listing if I am unhappy with a Realtor? Answer: It's at the option of the Broker. Sometimes they will allow it and sometimes they will not. Some Brokers will not want to let you out of your binding listing contract at all and will force you to continue the listing for the full term, typically six-months or so. If you persist and insist on canceling he may require a cancellation fee from you to cancel the contract. P.S. If you are unhappy with your Realtors work and marketing or there is a lack of communication, uncaring or negligence, you certainly can not be faulted for wanting to cancel your listing and try another Realtor. However, we are not suggesting you cancel an open listing, it is not ethical for us to do that. Question: What is your policy on listing cancellation? Answer: Believes you should be able to cancel if you are not satisfied with his work. Therefore, if you feel someone else can do a better job for you, you may cancel your listing at any time by paying a cancellation fee of $400.00. This service charge is not a profit making fee! It's assessed to help defray our high initial costs, including erecting signs, money spent on marketing activities, money spent on a lock-box, (which many clients request), personal time and many hours of time spent on our computer entering the property into both the MLS Systems and the Internet Web Site. Question: An agent told me he does not think newspaper ads are valuable. Why was he negative about it and do you think classified ads are worthwhile? Answer: Most realty agents tend to throw newspaper advertising nickels around like they are manhole covers! However, we believe it can be an effective media for exposing properties. However, these ads are not nearly as effective as the number one ranked MLS and the Internet exposure. Nevertheless, a number of properties in the NE Valley are purchased by out-of-state buyers. Out of state buyers will sometimes buy our local newspapers to scan the real estate ads. Therefore, we place newspaper ads on a monthly schedule. Question: Do you not believe the many Homes For Sale Magazines are effective? If not, why is it the local Realtors seem to use the various Homes For Sale Magazines you can pickup free at Supermarkets and elsewhere so extensively? Answer: These Homes For Sale Magazines are grossly out-of-date compared to the up-to-date newspapers. Normally these Home Magazines are laid-out and prepared many weeks before they go to press and finally arrive at the supermarkets, etc. Many of the homes depicted are old listings already off the market by the time the magazine is printed and distributed. Newly listed properties of course are not depicted in them. It seems Realtors would much rather spend their promotional money on these magazines. This is because they are frequently produced in-house at a comparatively low cost. Also, since they are printed in full color and on expensive glossy paper they give the Broker a more professional image than a newspaper. Question: How likely is it my home will sell via newspaper advertising, home magazines and open houses? Answer: Unfortunately, not at all common. According to statistics we have received, only 1 in 400 properties sell as a result of it. Question: I still would like my home advertised so will you advertise my home if I list with you? Answer: Although the MLS and Internet are our two primary means of achieving exposure for you, we will also have your listed home advertised in a newspaper at least once a month (or even more). We will also distribute door-to-door flyers on your house for more exposure. We believe these door-to-door flyers are more effective than some other forms of advertising. We want to market your home to as many potential buyers as possible. Question: Will my home be readily available on the Internet and World Wide Web and how quickly? Answer: Yes and very extensively and rapidly. Our www.phoenix-arizona-real-estate.com web site is top-rated and gets lots of quality hits each day from visitors thruout Arizona, the entire USA, and even from foreign countries. These web site visitors are frequently looking for on-line homes they are interested in getting more information on and possible purchasing. Our web site is very highly ranked by the major Internet Search Engines. A recent visitor to our site called to say he was amazed to see our web site ranked number one by the biggest and best Search Engine, Yahoo! He was amazed to see our site ranked ahead of the National Association of Realtors web site based on the keyword he used for his search. We should have it up and running on the Internet within 5-days (or sooner) of your listing contract signing. Question: What information is available on your web site and how do I look at your web site? Answer: Of course, assuming you have a computer, run your web browser program, either Netscape or Microsoft Internet Explorer and type in our URL, which is: www.phoenix-arizona-real-estate.com and press your enter key. Spend lots of time on-line reviewing it. You will be impressed by its many interesting and unique features and capabilities. There is lots of free on-line knowledge available, including Mortgage Payment Calculator, Home Price Comparisons between any two cities, Crime Indexes and Demographics, many home listings and photos. relocation information, Internet links to over 150 other Arizona web sites, other realty tools and real estate knowledge, even satellite images and weather reports. Question: Is your web site "better" than the web sites of the major brokerage firms? Can your web site attract potential buyers to my house? Answer: We believe so. We seem to have more free on-line knowledge to attract and assist prospective home buyers than the other sites we have looked at and are familiar with. In addition, our web site is much more hands-on and interactive than the typical boring corporate web site maintained by the large real estate brokers and Sedona Region franchise operations. Phoenix-Arizona-Real-Estate.com was under development for a long time at a cost of probably tens of thousands of dollars in expenses, time and money. Look at our web site www.phoenix-arizona-real-estate.com and you will definitely be impressed. What with its Sedona Region and even worldwide usage, great exposure and excellent positioning, this site can easily attract a buyer to your home. Of course, we will position your specific home so it has excellent exposure within the web site and is easy for the web surfer to find. Question: Will my home be listed in the Multiple Listing Service and how quickly? Answer: Of course! We will have it entered into the MLS computer data base within 3-business days (or sooner) of your listing contract signing. The MLS is far and away the number one means of exposing and selling houses. The Internet is an up-and-coming second in its value. The truth is without the MLS it would be very difficult to sell your home. The fact is the Realtors have developed the MLS so only licensed REALTOR members of the MLS have access to these computerized property listings. It works like a "private club for members only." If a buyer wants to buy a house he must go to a realtor MLS member as he knows exactly where the homes for sale are located, their features and amenities and price. Question: Is the MLS the main source of buyers as I have heard? Do you have more info on it? Answer: Most definitely! The MLS will be the most likely source of attracting the eventual buyer of your home. For more information on the Multiple Listing Service and why it's the "Realtor's Secret," please read our Special Report on this subject. Frequently, this valuable Special Report will accompany our FAQ Realty Guide. However, if you are unable to locate it herein, please mail us $5 and we will send it to you along with some other helpful materials. Question: What other marketing will you do if I list with you? Answer: We have an ongoing personal marketing program known as "door-to-door info-brochures." This involves delivering informative and results getting free helpful Special Reports, Real Estate Q & A Guides, Area Information, Area Home Sales Statistics, Homes for Sale Listing Sheets, etc., in plastic bags to area homes. We quietly hang these bags on doors, taking care not to liter or disturb anyone. These are given to homes thruout the areas we specialize in, which are NE Phoenix, North Scottsdale, Tatum Ranch, Tatum Highlands, Tatum Vista, Desert Ridge, Sedona, Carefree and Cave Creek. Question: How much money will I save by listing my home with you? Answer: Very significant sums of money. In all likelihood many thousands of dollars. This is a huge savings compared to the typical commission rates of 6% or 7% charged by almost all brokers in our area. Please read our Special Report Number 1 - Realtor's Secret, for more details. Please contact us to save big money and get fast results. A free Opinion of Market Value is also available for you. Contact us at: www.phoenix-arizona-real-estate.com for this service. Click-Here to send us e-mail Note: If you are not thinking about selling at this time, please keep this valuable report for future reference or pass it on to someone you know who may be selling soon and wants to save money in the process ... likely many thousands of dollars! |