Tag Archives: Flat Fee MLS Syracuse NY

Getting started with List2Move

Last thing you do is pay…so go ahead and start building your listing today…!!!!  List2Move.com

Watch this video and get started.  You can list any property; Residential, Land, Commercial, Town House/Condo, and even Rentals!  We teach you how do do what your real estate agent does and we are always there for you if you have any questions! Continue reading

Why selling home by owner makes so much cents!

Selling by owner has evolved to the point where it is taking market share from traditional brokers.  Why, you might ask?  Because it has gotten to the point where it is easy!

Let’s face it….

  • You’re going to show your property either way and in many cases, while your agent is out getting new listings or at their kids softball game, you are going to open up.  And it’s hard to hide when your face to face with a buyer.
  • You’re going to negotiate either way, but you already know what your bottom line is and not having the overhead of a middleman can put you in a much better competitive position to negotiate.  It is all about dollars and cents here.  If you have more to work with you are simply in a better position to negotiate.
  • The forms are just fill in the blanks so most people know where to put the price offered and the closing date.  This isn’t rocket science especially when help is a phone call away, if you are with List2Move.com
  • Qualifying buyers is as simple as asking them, “have you been to the bank?” and finding out where they bank.  That’s what the pros do before they let anyone in the house.

The bottom line is….

In order to compete with the “full service” Realtors you need access to their local tools and only List2Move.com can get you there through it’s patent pending MLS listing machine.  Give yourself the edge for a fraction of the cost and list your property on List2Move.com.  If we don’t have an affiliate where you list we will interview a like minded broker who will assist you!

 

 

Flat Fee MLS in Rochester NY

List2Move.com has been doing Flat Fee MLS in Rochester NY now for over 7 years and their business philosophy hasn’t changed from day one;

“if you give homeowners the same tools as the professionals, they will succeed.”

When we started years ago there was only one other company doing flat fee and they were doing it for over a thousand dollars.  We hit the market using technology and the Internet and at a fraction of their cost we put them out of business.  We developed systems to eliminate the middlemen in the equation which equates to big savings.

The founder of List2Move.com delivered a talk to the the NYS Bar on New Business Models in real estate in 2006. Continue reading

List2Move Syracuse Forms

The following local forms are available on the List2Move Syracuse site (including the surrounding counties) for active For Sale by Owner properties in Syracuse (Central NY).

Available for free when you are a List2Move client

Continue reading

Exactly what you shouldn’t post

Let’s face it not all Sell by Owners are Advertising Executives, but some of the things that get posted on Craig’s List really outrageous!

How about this one for starters….

IMPORTANT: If you respond to this ad requesting more information, please give me some details about who you are, where you live, and what your specific housing interests are. There are simply too many spammers on Craiglist for me to reply to everyone who sends me a response like, “Could you send me some more pictures.”

Isn’t this a little odd?  An “Important” notice to buyers with requirements?  Really?  This certainly wouldn’t sit well with me if I were hunting for a home.

No phone number, No Name to call or email and No Address for the property.  Not sure we get it.

Don’t Confuse a Repair with an Improvement

We get these questions all the time.  Should I replace windows, roofs, garage doors etc… My response is usually, “if it is not broken, don’t rebuild the house!”  For Sale by Owners should always use common sense!  If the window is broken you can replace the glass but you don’t have to replace the fixture.

 

From Investopedia.com.

Unfortunately, not all home expenses are treated equally for the purpose of determining your home’s basis [for tax purposes]. The IRS considers repairs to be part and parcel of home ownership –something that preserves the home’s original value but does not enhance its value. This may not always seem true. For example, if you bought a foreclosure and had to fix a lot of broken stuff, the home is obviously worth more after you fix those items, but the IRS doesn’t care — you did get a discount on the purchase price because of those unmade repairs, after all. It’s only improvements, like replacing the roof or adding central air conditioning, which will help decrease your future tax bill when you sell your home. For gray areas (like remodeling your bathroom because you had to bust open the wall to repair some old, failed plumbing), consult IRS Publication 530 and/or your accountant.

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!

 

 

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.