An open RANT to short sale listing agents in South Florida (a select few, you may recognize yourself here)
I've been showing, or trying to show a lot of your listings recently and have a few suggestions that might improve your business, your reputation and your actual ability to SELL and CLOSE your listings. I'm sure you "just weren't thinking", or "just too busy", or just didn't know", but here are some things you shouldnt' do if you want to actually preserve any of the above (business, reputation and closed sales):
1) Don't use your comment section intended to highlight the property features to potential buyers with a load of legal B.S. and disclaimers about the short sale. The comments (or remarks) section is to SELL your listings to buyers, you know, tell them about how great the property is?! Entice them to see it! We know you have certain things you need to tell us about the short sale, that is what BROKER remarks are for. 9 out of 10 of you have decided that marketing and selling your listings isn't really important at all, just covering your big butt!
2) Don't forget to actually take a picture of the PROPERTY! Hmm, with nearly 30,000 single family listings in South Florida, many at very competitive prices, which do you think buyers are going to select to go see? Yes! The ones that give them an idea of what the property actually looks like! Most buyers will never even look at a listing with no pictures. Did you ever consider that it is your JOB to sell the home? To SAVE your CLIENT from foreclosure? Or did you just list 100 short sales, throw them on the wall and hope a few might stick and disregard all the others (as they slip into foreclosure with no idea why - maybe you just told them"it's a tough market out there" to cover your professional negligence)?
3) Don't hire a 3rd party negotiator who doesn't know what they are doing. If you don't feel comfortable negotiating short sales yourself (or feel that you "need to be out there doing what I do best, selling homes" - and you clearly are not in the category with #1 and #2 above) make sure who ever you hire KNOWS what they are doing and is not so overwhelmed with files that they can't handle the processing in a timely manner. Oh, and don't expect MY buyer to PAY for YOUR negotiator. If you don't want to do it, you pay for it, get the seller or the bank to pay for it, but not MY Buyer!
4) Don't neglect your 3rd party processor, the seller or the selling agent. Just because there is a contract being negotiated does NOT mean you can dump YOUR job on your negotiator, the selling agent or anyone else. You still need to be involved and informed of the deal from start to finish. Don't push off duties to others. If your only job were to get listings, then you'd be a business development agent, but you are a real estate agent (or BROKER) and you are to be actively involved and informed the whole time, you are getting paid to be so!
5) Don't be so far removed from your seller that they rent the house out and never bother to tell you. It isn't pretty for selling agents with buying clients to walk into an occupied home using a lock-box combo that YOU put on the MLS only to find the home FULL of people and you sound surprised when notified of this as the selling agent stands in front of the home with shocked buyers. How often do you even speak with your sellers? ohhh I know, you "just didn't know".....
6) Don't list the home at 25% (or plug in a number) below what you know to be an APPROVED sale price. Has this ever worked for you? If the lender has agreed to take $X, maybe even several months ago, what ever makes you think that they are now going to take considerably LESS and how do you think a buyer is ever going to agree to go UP 25+% from list price?
7) Don't keep the property in ACTIVE status if you are no longer showing it. If you have an offer (or several) that you submitted to the lender(s) then put it in BACK-UP or CONTINGENT. Why are you wasting everyone's time?
8) Don't forget to keep the selling agent and the seller up to date. Yes.... we know this is a LONG process, and you are SOOO busy, but if you might actually keep us updated on a weekly, or even bi-weekly status, we'll all feel much calmer and are much more likely not to get a trigger finger and drop out of the deal. Buyers are especially nervous as time goes by and if we aren't keeping them up to date, who is to blame them when they are waiting in short sale purgatory, not knowing if they are going to go to heaven or hell for months on end?
9) Don't for goodness sake, advertise a commission that you KNOW is a LIE. I don't mean adverting a customary commission, we know that needs to be approved by the lender, but I mean a HIGHER than customary commission and then add the little disclaimer "commission must be approved by lender". Well, unless you are a miracle worker, I have rarely (actually never) seen a bank approved higher than customary percentages. If you can do that, great, then get that done up front and advertise that it is, but don't use the bait and switch game. If you are that devious from the get go, I'm basically not going to trust a word you say... ever.
10) Don't treat everyone like second class citizens. Just because this is a short sale, it does not mean that you can treat the seller, the buyer or the selling agent with any less respect, professionalism and attention than you would one of your "regular" sales.
If you don't like short sale listings, don't take them, if you don't have the patience for short sale deals, don't take them, if you don't have the patience with short sale sellers, don't take them. These deals often require more heart, more time, more attention and more business acumen than the regular sales your are out there listing and selling. If you don't like them, just don't take them. Refer them to someone who does and can!
I hope Mr. and Mrs. Short Sale Listing Agent that I haven't offended you too much. I hope that you might actually see a thing or two differently and change your errant ways. I really might WANT to help you sell YOUR Listing, and my BUYER might really WANT to buy your listing, but if you don't do your job, don't treat us with respect and professional courtesy we might just go to one of the other 30,000 listings in South Florida instead, you ain't the only game in town. I also feel so sorry, so very sorry for your poor seller who ends up foreclosed on because you "just didn't have time" or "just didn't know"!
Sincerely,
Ms. Short Sale Selling Agent and friends
PS, if you were wondering if this letter is to YOU? If you have any question if it is, then YES it is!
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