Tag Archives: Flat Fee Central

For Sale by Owner (FSBO) in Rochester NY

Rochester NY’s FLAT FEE, FSBO Leader

 

You have heard about “Location, Location, Location” in real estate but when you are selling your homes by owner you have to think about INFRASTRUCTURE, INFRASTRUCTURE, INFRASTRUCTURE!  Why? Because if you hitch your wagon to the wrong star you run the risk of leaving lots of money on the table.  

 

List2Move (formerly called FlatFeeRochester.com) was started right here in Rochester NY almost 7 years ago with the idea that if you give the sellers the RIGHT tools (the same ones the agents and brokers use) and a little coaching along the way, that they would be able to successfully sell their own real estate.  Well Rochester, it is working really well!  We can tell you with confidence that by listing with List2Move.com you have a 42% better chance of not paying any co-brokers commission at all. (And much better service and better signs than anyone in or out of town!)  We have saved our homeowners (our neighbors) over a $1,000,000 (million)  in commissions!

 

That being said, it is also true if you go with the cheapest service out there you are going to get some real cheesy looking signs, and little if any infrastructure which makes a big deal if you are really trying to save the most money.  So if you want to save the most money, have the least amount of problems and sell quick there is still only one real contender, the market leader….List2Move.com

 

 

 


For Sale by Owner in Hilton Head and Beaufort, SC

Are you selling your home by owner in Hilton Head or in Beaufort South Carolina?  Great news!  List2Move.com is now working with FSBO’s (For Sale by Owners)  in both areas.  Now you can work with a broker who knows who is local vs. someone in New Jersey!

 

Here are the links….

List2Move.com Hilton Head, SC

List2Move.com Beaufort, SC

 

Listing your home is as easy as logging in and listing your property.  The last thing you do is pay on the List2Move sites, so go ahead and get started selling your home.

For Sale By Owner in Roanoke Virginia

This week List2Move opened it’s doors in Roanoke Virginia.  The packages offered are some of the most competitive packages we have seen in the United States.

If you are selling your home by owner (For Sale By Owner) you would be crazy not to talk with the friendly people at Homestead Realty.  Better yet you can just log in and list your home, because the last thing you are going to do is pay!  Getting started is simple- and if you have any questions just call (540) 904-4069 .

Remember these people at Homestead Realty are local!  They are your neighbors who wanted to bring to you the best infrastructure to beat the commissions!

 

List2Move was started 6 years ago in Rochester, NY with the belief that if you gave For Sale By Owners the same tools used by real estate agents and brokers, they could effectively sell their own homes.  The concept is working and sellers are saving thousands of dollars!

To see if there is an exclusive List2Move affiliate in your area just go to List2Move.com.  Realtors interested in bringing List2Move.com to your city please go to Flat Fee Central.

Top 10 Reasons to FSBO with List2Move.com

10. Realtors can’t solicit you any more!  It would be unethical according to the National Association of Realtors Code of Ethics!

9.  Automatic Syndication to hundreds of web sites including Realtor.com

8.  Automatic marketing to all Realtors in your area

7.  Name your own buyers agency commission (You don’t have to give it all away!)

6.  Control of your deal

5.  Chance to eliminate the buyers agent’s commission (100% of Sellers make the commission offer and 42% still pay nothing)

4.  Automatic Marketing all Realtor’s buyers registered in the MLS computer

3.  No long term listing contracts

2.  Free consultation with someone who wants you to succeed!

1.  It’s all done from the comfort of your own computer!

You need to be in front of the Buyers!

Are you marketing to all the buyers?

There are only 4 types of home buyers!

1. The buyer in a hurry.   This is a buyer that is ready to buy today! They may be moving to this area because of a job transfer, or have already sold their present home and need to find another one fast, or they may just be the kind of people that like to make quick decisions.  These buyers are typically pre-qualified with a lender and almost always work with a Realtor.  They don’t have time to drive all over town trying to track down a home to buy.  Since 97% of the homes for sale are listed with Realtors, these buyers know it’s just easier to get help from a Realtor.

 

2. Those Not in a Hurry.  This type of buyer is serious.  They may be first time home buyers, or have just recently put their current home on the market, but don’t have a buyer lined up yet.  This type of buyer is also prone to working with a Realtor.  They THINK that working with a buyers agent doesn’t cost them any money and if they are first time home buyers, they may feel helpless and need someone to walk them through the process and protect their interests.

 

3. The Investor.   This type of buyer is looking for a steal.  Their idea is to find someone that’s desperate to sell so they can buy the home at a steep discount.  This type of buyer is almost never pre-qualified with a lender so you’ll never really know if they can actually afford to buy your home, but they’ll tell you it’s not a problem.  If you advertise your home on Craig’s List, you will get calls from the Investor.

 

4. Tire Kickers.   This type of buyer is a time waster. They can’t afford to buy because of bad credit or no money, but they won’t ever tell you this.  They like to spend their weekends just looking at homes and wasting your time.  They’ll tell you they love your house and ask all kinds of questions.  They’ll get your hopes up, but after they walk out the door, you’ll never hear from them again.  When you call them, they’ll have some excuse of why they’re “not ready to buy right now” or they’ll say, “We’re still looking”.

Conclusion:

If 97-98% of all the homes for sale in this area are listed with real estate firms, where do you think the serious buyers most likely to go?  That’s right, the MLS or a Realtor or Homesteadnet.com, or List2Move.com or Realtor.com or Nothnagle, or Hunt or Remax…..you get the picture.  POSITION YOURSELF FOR SUCCESS BE WHERE THE SERIOUS BUYERS ARE AND GET ON THE MLS.  List2Move it and get it sold!

Is your flat fee provider working against you?

For sale by owners, beware!

 

If you are not working with a provider that is truly on your side you will most likely pay the price.


$1000′s in commissions


What do I mean?  You must remember that when you go on the MLS, your not only tapping the number one tool of the Realtors but you are also getting syndicated nationwide in most cases, which is all good.  However, one key ingredient is missing that could be costing you thousands of dollars in commissions.

The buyer leads!

 

Where are they going?  They are going to the broker, not you (the for sale by owner) !!!!

 

Surprised?  Don’t be.

 

The MLS and the syndicated sites are set up for brokers,

 

not for sale by owners!

 

Brokers pay for this syndication out of their dues paid annually to their MLS and the small fee you pay to list your home or property on the MLS is just that.  A small fee for exposure or advertising!  It does not guarantee you the buyer leads!  However,

 

Getting around this is easy


Look at the brokers listings on the brokers website.  Is it FSBO (For Sale by Owner) Friendly or not?  You should see a way to clearly get in touch with the owner.  The broker should also be promoting this on the public MLS website.

 

List2Move sends you 100% of the buyer leads

 

Log on and list!

 

 

Earnest Money Control

Yesterday I got a call from one of our Rochester, NY For Sale By Owner clients.  He was asking questions about the earnest deposit money that a buyer “traditionally” puts into an escrow account.

He had a situation where there was a buried oil tank on the property and the buyer didn’t want to go through with the purchase, except the buyer had already signed off on the engineers inspection.

So to make a long story short the buyer wants the seller to pay the $4-5K to remove and replace the tank and the seller doesn’t want to nor feels it is part of the contractual agreement.  Chances are the buyer will walk (but could also be in breach of contract) but what happens to the $10k sitting in the escrow account?

First of all, earnest money (Earnest Money) is NEGOTIATED up front!  Where it is kept it is spelled out in the purchase and sale contract!!!!!  Sellers should always take delivery of the down payment and it should be sitting in your attorney’s escrow account! You ask why?  Control You want to have control of that money for situations like this.

In this case the money is sitting in the buyers agent’s escrow, and even though the sellers would have to sign a release for the buyers to get it back, control of the money could be 9/10ths of the law…

1. Always review the contract with us before you sign it.

2. Always have your attorney look at your purchase and sale contract before you sign it!

3. Always make sure you have control over the escrow monies!

For Sale By Owner using Realtor’s tools in Rochester, NY

Sellers are saving $1000′s

 

Selling your home as a FSBO or For Sale by Owner in Rochester NY is so much more efficient than it used to be, thanks to List2Move.com.    Today any For Sale by Owner of any type of property can tap the most efficient selling tool available to any real estate professional, all from their home computer and not have to pay the big commissions to do so!!!  The tool we are referring to is the number one tool used by all Realtors called the Multiple Listing Service (MLS).

List2Move Open House Sign

Get Listed to Move

So what is the MLS?


It is simply a private database that is shared amongst members, and makes an offer of compensation (which is your money as commissions) in return for cooperation.  It has evolved into the number one marketing tool for bringing buyers and sellers together.  Syndicating of listings through the MLS is mostly automatic…. however, Roxwell Properties in Rochester, NY actually pays Realtor.com to get better placement for it’s customers

 

How does it work?

 

Thanks to List2Move.com property owners going FSBO today have total control when marketing their homes when using List2Move’s proprietary database driven website.   It is a matter of logging in and building your listing.  The last thing anyone does on the site is pay.  That’s  when you go live.  FSBO’s control just about everything when marketing their property; price, status, commissions, public remarks and more without ever leaving their desk!  They are basically their own listing agent after paying List2Move.com for the use of its infrastructure which mirrors the same database used by Realtors.

What makes this efficient is that once the homeowner has input their property information, List2Move.com transfers it verbatim to Roxwell Properties, Inc., who then pastes the data, including photos into the Multiple Listing Service.  The listing is then syndicated to hundreds of websites, including all of the major real estate portals including, Homesteadnet.com (Rochester, NY), 2Findyourhome.com (List2Move Buffalo), CNYRealtor.com (List2Move Syracuse),  Realtor.com (America’s largest national real estate website).  And because local brokerages have what they call an IDX agreement which allows brokers to market other brokers listings, your listing shows up on all the local real estate broker’s websites as well.  This includes Re/Max, Century 21, Prudential, Nothnagle,Hunt Realtors. and more  This gives For Sale by Owners a huge advantage.

The other major advantage of getting on the Multiple Listing Service using this Flat Fee MLS service with List2Move, is that you only have to offer a dollar to a cooperating brokerage.  That means you can still have all the benefits of being listed in the Realtor database for virtually nothing!  The exposure is humongous!  You can always offer more to a buyers agent, it is totally up to you, but having the control over the commissions, is something customers really like.

Adding the commission to the purchase price

This could be a first. Could times actually be changing?

I got a call this evening from one of our newer listings who had an offer brought in by a real estate agent.  This agent obviously saw in the MLS (database) that our client was only offering $1.00 (one dollar).  But to the agent’s credit, she didn’t moan and groan about how the seller has to pay her commissions. Instead she counseled her buyers, explained the situation and wrote the commission into the offer.  This is called being a PROFESSIONAL.  She was upfront and honest with all parties involved!

 

So we talked about the offer, and it was legit.  Good price, good closing date, good time for financing etc, so basically, it was a “clean” offer.  But I could tell the seller was interested in the win/win her and for this agent.  They weren’t quite at their price and the agent wanted her 3% commission.  The answer to me was simple, just add the cost of the commission to the price that the seller wanted in a counter offer.   I explained that this is done all the time when buyers need help in the form of seller concessions.  The client went on to explain that the agent was very “nice” and accommodating and that she had communicated several time since she brought the buyers in.  And before we ended our conversation, I got the feeling that the sellers liked this agent and maybe they weren’t going to counter with the full 3%.

 

We are going to find out sooner than later, but if I were to guess…I am thinking the sellers are going to counter less then the full cost of the commission and pay it.

 

What about grouping your showings?

I was talking to one of our clients this afternoon and she was concerned because she had a showing set up tomorrow at 5:15pm and another agent had just pushed his way in the door at the same time.

At first I could understood her concern, but after a second to process this, I thought it was great!  It brought back memories of me showing my apartments across town to perspective tenants all at 6pm so I didn’t have to make a million trips.  What happened, if they all showed up on time, was a competitive feeding frenzy.  Tenants competing for my rental apartment.  I loved it.  Still do it today.

Years ago I helped my brother in-law sell his home in Irondequoit.  I remember pricing it high for even a good market.  When we had our first Open House, there were lots of buyers in the house at the same time, so jokingly I told them we were looking at offers at 7pm.  Sure enough, we had two offers that night.  It was a scramble.  The first offer was at list price and the second was 5K over.

Hmmm, wonder which one we accepted.  This is more psychological than anything else but guess what?  It works, sometimes.  Think about it.