Tucson Real Estate News

When it comes time to sell your home there are several things you should know. Many Sellers get upset with their Listing Agent because that Agent failed to insure the Seller understands the Listing Agents role. I commonly hear, “My Agent never brought any buyers to see my home.” That is a common misperception. Think for a moment, would you really want your Agent representing the Buyer as well as you? To whom should that Agent be liable? It’s impossible to serve two masters. There is a dual agency issue if the Listing Agent also represents the Buyer. Wouldn’t you prefer your Agent to be loyal to you the Seller? Now, if the other Agents within the Listing Agent’s company didn’t show your home you might ask why not. We’ll get to dual agency on a later date.  Let’s talk role of the Listing Agent.

There are several roles for the Listing Agent. The two primary roles are marketing your home and protecting your best interest. The marketing of your property is through signs, riders for buyers to call or text to get information about your home, flyers, MLS, Internet sources, open houses for other agents, open houses for the public, advertisements, etc. The front yard sign lets your neighbors and anyone passing through your street that your home is available. When it comes time for an open house you can bet neighbors will show up to see what it looks like. There are a variety of people who attend open houses; we already talked about neighbors. I see some of the same people at different open houses. That’s their entertainment. There are those who like the neighborhood and are interested. Some will see the signs on the street and swing by. Others are looking in the morning paper; which are few. There are those who look for open houses on the Internet. The majority are driving through the neighborhood of a nearby street.

Archaic and least effective marketing is through magazines and newspapers. With the age of technology if your home isn’t accessible on the Internet, it won’t be included with the homes Buyers are wanting to see. The more places your home can be seen, the better the opportunity for the one buyer you need will see your home. Magazines and newspapers are on the decline for subscribers and readers. Many buyers from out of town have already looked at what they want to see on the Internet. I like this humorous cartoon video that represents how archaic and out of touch some Agents are.

Traditional flyers do not capture buyers. People driving by your home want information about it. Traditional and informative flyers are for nosey neighbors and looky-loos.  Traditional flyers with all the information about your home do not allow your Listing to capture information about that potential buyer and make a sales pitch to sell your home. Riders with 800 numbers, texting access, or QR codes help the Listing Agent to have an immediate connection with that buyer while their interest is hot. Putting flyers with a QR code or text number with minimal information will force that person to be active and either call, use the code or text for information when it is convenient for them. Creating another opportunity for your Agent to contact that potential Buyer to answer questions or make a sales pitch.

Pictures are the most overlooked aspect for selling a home. The old adage that a picture is worth a thousand words is applicable to real estate. Quality and sequence are important. If the Buyer has to go through 15 pictures to see what the kitchen looks like you’ve lost them. If the pictures are too dark, too light, have white glaring windows or show a cluttered home, you’ve lost a potential buyer. A good Realtor will know all the tricks for taking the right pictures. Sometimes you just can’t get a good picture because of size of condition of a home. There should be at least a few good pictures in those instances. Cluttered rooms, picture covered refrigerators, and posing pets don’t sell homes.

The broader the net the better the chance. Listing Agents are fishing for buyers for your home. You can catch more with a net than a hook. Broad presence on the Internet is key to success in today’s market. Social media is increasing importance to marketing homes on the Internet. Realtors who understand the power of Facebook, Twitter, G+, Linked In, You Tube, and numerous other avenues have a better chance of finding a buyer sooner than the Realtor advertising in the Sunday paper. Enough marketing, I think you get the point.

Protecting your best interest is another important role of your Realtor. This obligation starts with the listing contract. Your Agent will ask you to complete a Sellers Property Disclosure Statement that is required with every listing. The key is “disclosure” if in doubt ask your Agent and disclose it. Withholding information that affects the value or condition of the home can lead to litigation. Who do you know who likes being sued? Your agent will help protect you through negotiating the best deal for you. An experienced Realtor will recognize pitfalls and hazards that can hurt you as a seller. A good Realtor like me (hint…LOL) will write conditions into a counter offer that helps to protect you as the Seller. Things you may never think of.  Double checking paperwork prepared by the Title Company to make sure the Buyer, their Lender or their Agent didn’t slip something in that wasn’t agreed on in writing.

Reporting is important to Sellers. You want to know what is going on concerning your home. How many people are seeing it on the Internet, what did the buyer have to say after their agent showed them your home, what did that Buyer who called about your property say, is nobody looking at all? Communication saves a lot of problems. Which is why I prefer to communicate frequently and report weekly with Sellers.