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
Posted in How to
Tagged America's Choice, Discount Broker, discount real estate, Flat Fee Mls Buffalo NY, Flat Fee MLS Hilton Head, Flat Fee MLS Milton VT, Flat Fee MLS Nashville TN, Flat Fee mls New Hampshire, Flat Fee MLS Roanoke VA, Flat fee MLS Rochester Ny, Flat Fee MLS Syracuse NY, Flat Fee Rochester, For Sale by Owner, For Sale by Owner Rochester NY, FSBO Advertising, List2Move Rochester New York, Rochester NY Real estate
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.
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
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”.
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!
Posted in Flat Fee?, Marketing, Strategy
Tagged America's Choice, Democrat and Chronicle, Discount Broker, discount real estate, Flat Fee Central, Flat Fee Mls Buffalo NY, Flat fee MLS Rochester Ny, Flat Fee Rochester, For Sale by Owner, FSBO, FSBO Advertising, List2Move Rochester New York, List2Move.com, Rochester Buffalo Syracuse NY, 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
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!
Posted in Business Models, Commissions, Marketing, Realtors, Uncategorized
Tagged Discount Broker, Fairport, Flat Fee Central, Flat fee MLS Rochester Ny, Flat Fee MLS Syracuse NY, Flat Fee Real Estate, For Sale by Owner, Home buyer rebates, Rochester Buffalo Syracuse NY, 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
Think of it like an Open House just for sales agents, except filled with smoke and mirrors.
OK, so here’s how it works. Broker’s will tell sellers that they are going to ‘expose’ the home to other brokers as a way to gain exposure and educate them on the homes features and benefits. Sounds logical doesn’t it?
So the listing agent will send out an email to all the agents and brokers advertising their open house, and to get them to show up, they tell them that there will be a free lunch or there will be some drawing of some prize. The next hurdle is getting someone else to pay for that lunch/prize, so they will grab a mortgage broker who wants to get exposure to new referral sources (agents) to supply the goods.
The hungry agents come for free goods, talk a little shop, eat…talk a little more shop, pound some desert and oh yeah take a look around and leave. But before they leave the listing agent asks them if they can make any RECOMMENDATIONS…Most agents will suggest reducing the price or staging or some combination of both, like they just solved a mystery. “hmmm, you should think about dropping the price 5 or 10 thousand dollars and see how that works”
Then the listing agent goes back to the sellers and tells them how successful the open house was, and that 8 out of 10 agents suggested a price drop. That way it was a third party suggesting the price drop, not the guy who told them he could get a million dollars for the 200k home in return for signing that 6 month listing agreement.
Very clever, but Brokers Opens are not effective in selling homes. There is no efficacy here at all since most brokers and agents have very very little control over their buyers today! Buyers are telling agents where to go, not the other way around.
Posted in Open House, Scams
Tagged Discount Broker, discount real estate, Fairport, Flat Fee Central, Flat Fee MLS, Flat Fee mls New Hampshire, Flat Fee MLS Syracuse NY, FSBO, FSBO Advertising, Home buyer rebates, Perinton, Rochester Buffalo Syracuse NY, Rochester NY Real estate