cartoonI remember buying my first home. I had a stack of MLS print out sheets that my agent had given me. I found those sheets difficult to decipher. There seemed to be so much to weed through just to figure out how many bedrooms and bathrooms the next house on the tour had. Then on top of that add all of the abbreviations so commonly used in real estate. Today I was reminded of this when I read the following property description:

"Rnvt'd kit w/corian, cust cherry cabs, new gas cooktop. Hrdwd flrs dwn. 3BRs 2BAs dwn. New HVAC upstrs. 2BRs 1BA up plus gamerm. Fabulous yd w/brk patio wrought iron gates, irrigation sys. New dble glass paned frt doors"

And then I saw this one....

"SUPER KIT W/STAINLESS APPLS, GLAZED CABS & GRANITE, ADJ HEARTHRM+SUNRM. LUXURY MBR W/BLT-INS IN DRESSING AREA" And this... "Gourmet kit w/maple cabs. Keeping rm w/FP. BD dwn w/full bath. MBR up. Rear stairs to game rm. Hrdwd flrs. 2 FP..." And this... "4BR,3BA,24'LR w/FP,24'DR,24'Den w/FP,Sunroom,Kitchen,Breakfast rm & more" And the next... "HD'WOOD & CER.TILE FLRS.KIT.HAS GRANITE CTR TOPS,NEW CABINETS & SS APPL.MASTER DN & UP.WH'POOL TUB,DBL VANTITIES" And this... "MSTR STE W/OFC DN. 2ND MSTR UP. HRDWD FLRS. 10FT SMOOTH CEILINGS. 2 FPS. OPEN FLRPLN"

Everywhere I turn I'm spinning in abbreviations and sometimes even worse abbreviations in ALL CAPS. Why does it seem the use of abbreviations in real estate is required? Actually it almost appears to be a contest - The Art of Abbreviation!

When you work in real estate you pick up the lingo. But to buyers it can feel like another language entirely... kind of like learning pig latin. Aybemay omesay ofway ouyay ancay eadray isthay, utbay otnay everyoneway ancay. (Translation: Maybe some of you can read this, but not everyone can.) So next time you enter a property description in the MLS, consider that not only do agents read this, but buyers are reading it as well. Abbreviations that seem so common place - may be difficult to understand for some people.

For buyer's feeling challenged with the property description lingo... here's a quick translation for words I saw today (feel free to add ones you find to the list):

Abbreviation

Translation

kit

Kitchen

w/

with

cabs

cabinets

hrdwd

hardwood

flrs

floors

dwn

down

upstrs

upstairs

BR/BA

bedroom/bath

gamerm

game room

yd

yard

brk

brick

sys

system

dble

double

frt

front

Sch.Dist

school district

improvem'ts

improvements

incl

include

sunrm

sunroom

kit

Kitchen

appls

appliances

sunrm

sunroom

adj

adjacent

mbr

master bedroom

blt-ins

built-ins

CAM

?

TSK

Table Space Kitchen

DOM

Days on Market

OPr

Opening Price

EIK

eat in kitchen
 
Don't want anyone thinking that the brk fireplace is really a broken fireplace. Or that the kitchen comes with appls has granny smith and roma. Or that a kit means that there is a kit ready to fix up everything.
 

39 Comments on Cn U Rd This? Rquird 4 all byrs of proprty

20 Most Recent Comments Displayed Show All

AUG
01
2007
3 Featured Posts
This can only go downhill with the advent of txt messaging. Someone had an abbreviation the other day in their marketing remarks that left me scratching my head.
11:07am • #20

Angie, very good post. I agree that abbreviations are pretty tricky to understand but with the limited space that we have on MLS what are we supposed to do!
11:21am • #21
1 Featured Post

Angie,

Great post. To me abbreviations are helpful, but when I see them on flyers or in the MLS that implies that a Realtor is "tooooo busy to spell out the whole thing". In the buyers market, we should put in an extra effort and try to tell a story about our properties and reading abbreviations destructs from the content of the message.
12:09pm • #22
141,307 Points 3 Featured Posts Hit Router

I think what we're missing in the effort to jam as many words as we can into the MLS description field or newspaper ad, is that we're still trying to sell mundane features over benefits. 

The details section of the MLS page tells the story . . . but the description section paints a picture.  Forget cramming in how many BDS / BTHS it has in a limited space.  Show me why this home is more than just HW and GRNT FLRS . . . let me live it briefly.  I'm chasing a dream, not solving a riddle.

Tranquil
Shaded
Luxurious
Sunset
Panorama
Family
Laughter
(You get the idea . . .)

It's not how many words you use -- it's which words you use.  Even one by itself can evoke emotion. Lure me in, entice me, and maybe I'll follow you to a website or a phone number to learn more. 

Confuse me? Lose me!
12:20pm • #23

Angie,

Fabulous post.  After reading the comments, I have to say that I would think most MLS's allow many more characters than 250.  There is plenty of room to use whole words in order to "sell" your listing to the member agents.  Once you win the member agent, then you will begin to see more showings and offers. 

I write ads for the buyers who know nothing about real estate, but know what they like.  Some abbreviations are mandatory, obviously.  But I try not to abbreviate anything in newspaper ads besides the BR, BA, and sq. ft. and still I keep it less than 250 characters.

Writing ads is definately a different creature than writing a blog. :)

Kathy
12:45pm • #24
299,146 Points 21 Featured Posts Localism Sponsor

I remember not being able to interpret those printouts as an agent, I still haven't figured out what the abrreviation CAM means?  It has someting to do with what's included with condos.  Does anyone know? 

The one question I get the most from buyers is "What is a TSK ?  Why of course it's a Table Space Kitchen!
2:10pm • #25
The information contained in the post was great, so were the comments. The more clients can visualize through descriptions and pictures/ virtual tours, the more likely they are to want to see the listing. Two other MLS abbreviations all buyers want to know are DOM (Days on Market), OPr:(Opening Price). Keep up the good work.
2:14pm • #26
I was very imprested with your blog abbreviations have become a daily exceptance.  Just look at all the marketing McDonalds, became MickyD's.  We even loose the personal effect when we cannot address our Best Friend Forever, but state BFFE.  We have become a lazy nation consumed by abbreviations and think it is O.K. for our business.  We also have the issue of space on the MLS, but I find it more rewarding to feature the story of the home rather then the facts.  You can see the facts in pictures, if you stage it correctly.  Thanks for the reminder.
2:35pm • #27
599,200 Points 79 Featured Posts Localism Sponsor Outside Blog Attended Rain Camp
Angie, I hate to abbreviate as well and sometimes those crazy abbreviations can be hard to figure out.  I had a hard time with EIK (eat in kitchen).
2:39pm • #28
Outside Blog Hit Router

Do any boards charge by the letter to enter a listing?  I know mine doesn't but i still see these abbreviation all over the place.  The discription that you enter into the MLS is an add not only for the property but you as a listing agent, make then easy to read and a joy to read.  Each ad should be a work of art in itself, have an order and progresstion of features that make the reader fell like they are strolling through the home not jumping around.  Uses the most of the space provided even if you have to over look some features to make a "prittier" ad, that way people will call you for more.
2:46pm • #29
1,306,558 Points 96 Featured Posts Outside Blog Hit Router Attended Rain Camp Called Shot Master
My MLS doesn't charge for words, however, we're only allowed 400 characters... not 400 words, but 400 characters.  In order to tell the story about the house to peak people's attention, many abbreviations are needed or you're left with 2 full sentences that don't say much at all.  Our descriptions have to be choppy and to the point with abbreviations, unless the house doesn't have much to offer and then everything is written out in full words.
3:03pm • #30
My personal pet peeve with this problem is with agents who waste time listing the number of bedrooms and baths when that info is in the data part of the listing. They waste words repeating unnecessary info. Save the rhetoric for important features that can't be described in the data portion of the listing.
5:43pm • #31
132,501 Points 13 Featured Posts Outside Blog
From my experience it depends on who supplies the MLS site to your local board. In Florida, the Pensacola Association uses Solid Earth - there is no word limit on the description text, so an agent doesn't ever have to abbreviate. It is one of the best MLS providers I have ever seen. Now here in the Twin Cities, we have Northstar MLS. The description is limited to so many characters so everyone has to abbreviate. It is quite annoying, especially after having use the Solid Earth system in Florida.
6:27pm • #32
650,191 Points Localism Sponsor Outside Blog
Hate those little abbreviations. Clients always want to know what they are and some are so obscure, you have to think pretty hard to remember what they are.
11:45pm • #33
AUG
02
2007
241,210 Points Outside Blog
Full words work so much better in selling, your client won't feel isolated and too embarrassed to ask you what the HECK that stuff means!
2:07am • #34
2 Featured Posts

Certainly an obvious indicator of the differance between "Listing" a property for sale and "Marketing" a property for sale.

 
5:15am • #35
102,664 Points 7 Featured Posts Outside Blog

Wow - thanks for the great response on this. Several interesting points have been brought up in the comments... I would like to add a couple things. Also several of you listed some other confusing abbreviations. I've added those in the main article above. But CAM - that's still up for grabs. Anyone know what it means?

For MLS's with character limitations in the fields... My preference would be to use a shorter description with full words and omit the repetitive pieces of information. For example if there are already fields that list the number of fireplaces and the number of garages, those could be left out. At the same time I do think that some mls's restrictions are too limiting and in that case a nice phone call would be in order to see if they can expand the field (and/or ask their software vendor too). And get all the other member agents you know to call too!

Writing different descriptions for the MLS display and then in other marketing displays.... I think it is important to realize that with IDX in place the MLS descriptions are the main marketing descriptions. Many sources are downloading that data and displaying it online. Buyers see it in their email updates of new properties etc. Many agents email listings directly from the MLS. The MLS description is probably the most widely see by buyers and agents alike.

On good words for real estate descriptions....  I think Trent had some excellent ideas above:

Tranquil
Shaded
Luxurious
Sunset
Panorama
Family
Laughter

Please list links to more articles that talk about writing real estate descriptions. Here's a couple I found. Words that Sell Houses  and 10 tips for writing good real estate descriptions

6:46am • #36
I like to keep it simple... All we are really trying to do is give them enough information to make them want more right?
9:18am • #37
102,664 Points 7 Featured Posts Outside Blog
Sue I like that.... here's a type of description I see fitting that.... "Must step inside to appreciate the open atmosphere and light filled space. Enjoy beatiful views from the living room" etc.
9:24am • #38
MAY
19
2009

Keeping it simple is good for the buyers who have the time and resources to go house hopping every weekend, who have no idea of what they really want.  But for the buyer who's time is likely much more valuable than the home he/she is planning to purchase, a solid description is KEY!

For those who feel at a loss for words...I invite you to contact me.  Words are my business.  Writing listing descriptions is simply another road I've taken in my creative journey!  Let me do the work for you.  For those who are out of Kentucky, the task is simple-provide a couple of photos and general info and I will turn those simple and mediocre words into a stunning description.

Michele Strotman
Write House Publications-Owner/Writer
502-777-0072
www.writehousepublications.com

michele@writehousepublications.com
Michele Strotman
12:55pm • #39

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A Crye-Leike Blogger, Angie Vandenbergh

Memphis, TN

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