Don’t believe everything you hear! It could cost you tens of thousands of dollars!
In the old days FSBO’s (For Sale by Owner’s) couldn’t list their properties in the MLS and that alone was a huge disadvantage. Today sellers have access to many Internet tools, especially List2Move’s data base driven MLS Machine where they can not only gain access to the local MLS, but have full control over their listing 24/7. In fact, they have more access to their listing than most sellers do with a full service agents! Ouch! Continue reading
Posted in Business Models, Flat Fee?, Marketing, Strategy, What is Flat Fee MLS?
Tagged discount real estate, Flat Fee MLS, Flat Fee MLS vs. Full Service Brokerage, For Sale by Owner, Free Advertising, Free Listing, FSBO, MLS, Multiple Listing
As of this week List2Move.com is Nationwide! In fact many of our sites allow you to list for Free!
If the site doesn’t have a broker/owner you list on our site for free! And if you order up MLS we will find you the best broker in your area or you will get your money back!
We are now in all 50 States, if the site doesn’t have a broker/owner you list on our network for FREE!
Posted in Advertising, Flat Fee?, Marketing
Tagged discount real estate, Flat Fee MLS, For Sale by Owner, Free Advertising, Free For Sale by Owner Advertising, Free Listing, FSBO, MLS, Money Back, Multiple Listing
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
Posted in Actual Experiences, Business Models, Flat Fee?, Scams, Strategy
Tagged America's Choice, Discount Broker, Fairport, Flat Fee MLS, Flat fee MLS Rochester Ny, Flat Fee MLS Syracuse NY, For Sale by Owner, FSBO, FSBO Advertising, List2Move.com
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.
Posted in Business Models, Marketing, Realtors
Tagged Discount Broker, Flat Fee Central, Flat Fee MLS, Flat Fee MLS Roanoke VA, For Sale By Owner Roanoke VA, FSBO Advertising Roanoke VA, Homes for Sale Roanoke VA, Homes.roanoke.com, Homestead Realty, List2Move.com, MLS List Roanoke VA
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.
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.
Posted in Actual Experiences, Marketing, Preparation, Strategy
Tagged Discount Broker, discount real estate, Flat Fee MLS, Flat Fee Mls Buffalo NY, Flat Fee mls New Hampshire, Flat fee MLS Rochester Ny, Flat Fee MLS Syracuse NY, For Sale by Owner, For Sale by Owner Greenville SC, For Sale by owner Hilton Head SC, For Sale by owner Jacksonville FL, For Sale By Owner Roanoke VA, For Sale by Owner Spartanburg SC, FSBO Advertising, Greenville SC, Home buyer rebates, List2Move Albany NY, List2Move Hudson Valley, List2Move Ithaca NY, List2Move Jacksonville FL, List2Move Roanoke VA, List2Move Rochester New York, List2Move Spartanburg SC, List2Move.com, Milford New Hampshire, Milford New Hampshire Real Estate, Nashua Home Builders, new hampsire real estate, Rochester Buffalo Syracuse NY
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!
Posted in Commissions, Flat Fee?
Tagged discount real estate, Fairport, Flat Fee Central, Flat Fee MLS, Flat fee MLS Rochester Ny, FSBO, FSBO Advertising, List2Move Rochester New York, List2Move.com, Rochester NY Real estate
One of the requirements for gaining access to MLS as a For Sale by Owner or as any full service real estate client is an offer of commission. It can be as low as one dollar (as with List2Move.com) but you have to make a blanket offer of commission and it has to be documented in the listing agreement (Contract)! This “offer” basically says, “if you (a Realtor) bring me an offer that I accept, I will pay you (that Realtor) “x” amount of dollars or percent!!!! It is contractual, it is specified in the MLS and only Realtors who have access to the MLS database can see it!!!!! Again, it is contractual because we are dealing with money….which should make cents, right?
Negotiation of the commission can only happen before the contract is signed!
Real life story….
I got a call this morning from an agent who has an accepted offer with a seller. She tells me that the seller who is offering 1.5% says they are going to pay less because the buyer came in before they put the home on the MLS without a Realtor, however, the contract was drawn up by a Realtor with the Realtor’s name on it naming the Realtor’s company as the procuring cause of the sale.
I looked up the offer of compensation on our listing agreement, and it read 1.5%. Seller didn’t renegotiate with Realtor before accepting the offer and therefore, most likely, the Realtor will be paid the full 1.5% commission.
Posted in Commissions, Getting to closing, Negotiation, Preparation, Strategy
Tagged Attorney's, Flat Fee MLS, Flat fee MLS Rochester Ny, Flat Fee Rochester, For Sale by Owner, FSBO Advertising, List2Move Rochester New York, Perinton, Real Estate Disclosure, Rochester NY Real estate
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).
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.
Posted in Flat Fee?, Marketing, Strategy
Tagged discount real estate, Flat Fee Central, Flat Fee MLS, Flat Fee Mls Buffalo NY, Flat Fee mls New Hampshire, Flat fee MLS Rochester Ny, Flat Fee MLS Syracuse NY, Flat Fee Real Estate, For Sale by Owner, FSBO, FSBO Advertising, List2Move Rochester New York, List2Move.com, Milford New Hampshire, Milford New Hampshire Real Estate, MLS, Real Estate Investors, Rochester Buffalo Syracuse NY, Rochester NY Real estate
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.
Posted in Actual Experiences, Disclosure & Forms, Negotiation, Realtors
Tagged Discount Broker, discount real estate, Fairport, Flat Fee Central, Flat Fee MLS, Flat Fee Mls Buffalo NY, Flat Fee mls New Hampshire, Flat Fee MLS Syracuse NY, Flat Fee Rochester, For Sale by Owner, List2Move.com, Rochester Buffalo Syracuse NY, Rochester NY Real estate
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.
Posted in Actual Experiences, Open House, Success Story
Tagged discount real estate, Fairport, Flat Fee Central, Flat Fee MLS, Flat Fee Mls Buffalo NY, Flat fee MLS Rochester Ny, Flat Fee MLS Syracuse NY, For Sale by Owner, FSBO, FSBO Advertising, Rochester NY Real estate