I read a post tonight by Lindsey Hasford about having to read between the lines when reading some of the comments in some of the MLS listings.  The comment in question mentioned that the listing needed "finishing touches..." when the house turned out to be a total mess.

There is one thing that many Realtors do not realize when they write comments about their listings like this.  The comments section is where a Realtor not only writes about that particular house/listing... but it's also where they take a giant step in establishing their own personal credibility with all their sister Realtors.

It's similar to the little boy who cried wolf.  At first... Realtors will read what the Listing Agent wrote, and we'll probably believe it. 

Then... we'll either preview the home... or maybe we'll even show it to our clients. 

If it turns out that what the listing agent wrote was baloney... "chop-chop" goes the listing agent's credibility.  And... we the agents... we remember. 

If it happens again, and again... we as buyer's agents can very easily get to the point where we simply don't believe the listing agent anymore.

Now... I admit... this sounds bad enough.  But it's only the first step. 

In our minds we also may start to question future things that come from that Listing Agent.  And as her credibility continues to suffer... her listings will end up being shown less and less. 

And when the next time she says she has an "offer" on one of our listings... we cannot help but have a tendency to take out a magnifying glass to her offer when the paperwork finally arrives.

Misrepresenting your listings in the comment section of the MLS... is not only wrong... it's also a really dumb thing to do.

 
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103 Comments on What You Write in the Comments Section of your Listings... Can Either Make or Break your Credibility

20 Most Recent Comments Displayed Show All

DEC
19
2010
564,733 Points 75 Featured Posts Outside Blog Called Shot Master

KarenAnne--It is sad that there are agents that believe getting them through the door is enough...But if the buyers are not impressed, it just wastes everyone's time. The buyers, the agent, the seller's in preparing the home. Presenting a true picture does not hurt your seller, it finds a buyer that will want to buy!
12:01pm • #84

It appears your preaching to the quire in this group.  I have seen this all to often, over the last 40 years in the Dallas Ft. Worth area as an appraiser and Exclusive Buyer's Agent - Realtor, I have seen it quite often.  It is ironic that the Realtor community is outraged about the appraisals values, yet they will not put the sales prices in MLS at least in Dallas.  After 40 years, I have trained myself not to be surprised at what I see when I see a house as an appraiser or Realtor.  It is kind a like if you go to a used car dealership there are no cars on the lot that are junkers just cream puffs.  I guess it is just a sales tool every listing agent it taught in their franchise or group they join.  I have never found a Realtor that was truly honest about everything in a home.  Maybe they just didn't have a clue.  However, the Courts have said that we as Realtors are real estate EXPERTS.  I have testified against a lot of them that got egg on their faces in court.  That is another story all together.

The listing agent's duty is the sell the home at the highest price and best terms for the seller.  How on earth would they get anyone in the home if they say it is a wreck?  I do understand the dilemma, however there should be some clue if it needs complete remolding or just fresh paint.  I have never been a listing agent but they do have a tuff row because of their job to sell whatever home they have.  Thank goodness, they are not held to a higher standard of truthfulness on this puffery or they would all be sued.  I compare it to politicians you surly don't expect that they are telling us the truth...  It is just a fact of life in the real estate world BUYER BE WARE.  This may cause a few comments.
George
12:22pm • #85
999,882 Points 42 Featured Posts Localism Sponsor Outside Blog Called Shot Master

After working with real estate agents for a few years we soon learn who prices on the nose, who exaggerates the condition and who photoshops the heck out of property photos!  We are building a body of work with each listing we showcase, and our reputation is there between the lines too.
12:40pm • #86
588,076 Points 58 Featured Posts Outside Blog Called Shot Master

Hi Karen Anne - I AGREE! - our credibility with other agents is so important.  How many times have I seen the cosmetic fixer that was in total disrepair, the property the agent said didn't need to be previewed(because the tenants were total slobs--I later discovered with my clients) and the list goes on.   This act of mis-representation reflects badly on our industry - thanks for bringing the issue forward so well.
1:30pm • #87
103,021 Points 1 Featured Post Attended Rain Camp

Good point. It's helpful to rate a home like good condition overall, or excellent or needs cosmetic work, or needs repairs, buyer to do their own inspections.
3:57pm • #88
151,695 Points 3 Featured Posts Outside Blog

Karen Anne - that's a perfect point. MLS remarks is the first place where we meet most of our fellow agents. We can know the agent's character and customs even without ever meeting her in person. Why would one spoil this presentation by simply lying about things which are so easy to prove right or wrong?
5:17pm • #89
178,531 Points

I have several realtors who are already on the "no crediability" list for this very reason.  Heck, some companies might need to be on this list.  Every realtor needs to thorough and accurate on every part of the listing.
5:22pm • #90
760,005 Points 105 Featured Posts Outside Blog Called Shot Master

Agents do lose credibility when they don't offer up all the facts about a property. I think it's best to be truthful and let the chips fall where they may.
5:45pm • #91
1,125,220 Points 90 Featured Posts Outside Blog Attended Rain Camp Called Shot Master

It's also a good thing to update your remarks periodically. I just showed a house where the comments stated "No showings before October 1. Hurry up before this is gone." Um, it's december!
8:05pm • #92

Honesty is the best policy, isn't it?!!
8:17pm • #93
104,250 Points

Normally they only have one exterior photo too.
10:13pm • #94
306,108 Points 23 Featured Posts Localism Sponsor

Hi Karen Anne,  Great post!  Agents get reputations really fast and it makes a difference for their sellers.  Too bad the sellers don't always know this before they list their homes.
11:56pm • #95
DEC
20
2010
974,529 Points 6 Featured Posts Outside Blog Attended Rain Camp Called Shot Master

This is a good point. Credibilty is important in future showings not just the one today.
7:30am • #97
173,191 Points Outside Blog Attended Rain Camp

This reminds me of a '4' bedroom house that I visited where one bedroom was a dining room with no closet and the other bedroom was a semi converted garage with little insulation.
2:46pm • #98
1,125,220 Points 90 Featured Posts Outside Blog Attended Rain Camp Called Shot Master

Love Mark's comment above (#99). I sold a "4 bedroom" house that was really 3 + a bonus room, unheated, that you had to go through the master bedroom to get into. That's not 4 bedrooms!
8:05pm • #99
965,676 Points 60 Featured Posts Outside Blog Called Shot Master

Mark in #99 and Erica in #100:  Similar to what I said in my comment #55.  They called it a four bedroom... but one of them was the dining room, and another... you had to walk THRU one of the bedrooms to get to it.  There goes that agent's credibility.
9:27pm • #100
DEC
22
2010
265,230 Points 1 Featured Post Outside Blog Called Shot Master

Once upon a time I had a buyer say to me..."Jon, if you can find a listing with a conventional pool that the agent wrote something OTHER THAN "A Sparkling Pool" I'll buy it."

No one called the pools anything but "the Sparkling Pool" on any of the listings we reviewed. Not a shred of individual thinking given.
1:37am • #101
965,676 Points 60 Featured Posts Outside Blog Called Shot Master

Jon:  Maybe if all the Realtors in the area in question could get together and "pool" their ideas... they could come up with a new and more acceptable way to describe it.  It sounds to me like these agents are "all wet."
11:29am • #102
JAN
18
2011

Karen,

Of the many many blogs you've posted, I thought I would address this one first. 

Realtor Remarks; ...Make or Break 'Your' Credibility ? or perhaps Opening oneself up to Liable ? Is your intent to build your own credibility within a Community ? or represent the Seller [as the Listing Agent] ?

Is it your suggestion [fair trade in mind now] to others that they Not Show an Agents Listings because You didn't 'like' a specific Agents comments ?

Mom taught me if I have nothing nice to say, to say nothing ... and when it comes to being Licensed to 'repersent' a Sellers Property I would rather have my fellow Sisters [and Brothers] let the Buyer [and their Agent] come to their own conclusions by viewing the property, in conjunction to reviewing a provided copy of the Seller's Disclosure, then be held accountable [in Your or the Courts opinion] for my credible or not 'thoughts'

Steven

interesting how ones request for honisty can be so truthful
11:20pm • #103
965,676 Points 60 Featured Posts Outside Blog Called Shot Master

Steven:  I would not be representing the Seller very well if I wrote information in the "remarks" section of their listing... that were not true, or that really showed both the buyer's agent and the buyer that I was misrepresenting the condition of the home... just to get showings. 

There is a saying in sales... "under-promise, over-deliver."  In the case of playing up the house to be more than it is... the usual response of the buyer when they see it, and their Realtor as well... is... "this house is NOT like the write-up claimed.  Get me outta here."

"My" credibility is extremely important.  When my reputation with the Realtors in my area brings them to know that what I say is true... they will show my listings much more often... than they will show the listings of other agents whom they may know from past dealings... do not write the truth, or may over-embellish when describing the condition of the house they have listed.

Every agent makes up their own mind as to what homes they show and what homes they do not show.  And sometimes... if an agent has the reputation of sometimes being believable, and sometimes not... the buyer's agent may choose not to show a home.

So... to finally answer your question... "Is it my intent to build my own credibility within a Community ?"  Absolutely yes.  Why ?  Because, in my opinion, that is the best way I can represent my seller, and get Her home sold for the highest price, and the best terms, in the shortest amount of time.  Your opinion may vary, as may others, as well.
11:52pm • #104

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Fort Worth Real Estate - - - Karen Anne Stone

Fort Worth, TX

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