Real Estate Blog - It Has a Nice View! and other MLS Fibs

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It Has a Nice View! and other MLS Fibs

The View

"And it has a nice ocean view" promised the brochure.

It didn't say that the view was nice if you stood on a barstool and used high powered binoculars.

This is the extreme.

Thankfully, it's not an everyday occurrence, but it happens more than it should.

Every once in a while I'll have a buyer who is pre-sold on the promise of a nice view.

When we arrive, the discovery period begins.

What happens when the listing agent over-promises and under-delivers in the listing verbiage?

If the homeowner is lucky the buyer discovers other things to love.

More often than not the buyer will conclude that there are even more skeletons in this listings closet.

What's your opinion on this and other advertising fibs? I'd love to know.

Posted by Chuck Willman, Arizona Realtor® 480.292.0600 on 09/28/2007 06:09 PM

Comments (16)

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Originally posted at: Arizona Real Estate Specialists: It Has a Nice View! and other MLS Fibs

16 Comments on It Has a Nice View! and other MLS Fibs

SEP

2007

Nope I don't fib. Either in the listing or on the flyer. People are smart. They are going to know you fibbed. Then your credibility and reputation is shot. And for what? It's just so much better to tell the truth. And you can't be sued for that. :)

Chuck, my wife & I recently went to look at a home that was in a water community. The listing states "large water view lot" - well I suppose it could be if you first cleared all the trees then you might be able to see between the homes on the water side. Very misleading...

Today, I took some clients out to see a four bedroom home (or so it was listed even gave the dimensions of the room) when we got there - well you could have a 4th bedroom with those dimensions if you wanted to change the family room into a bedroom??

I think agents should know better - but alas apparently they don't...

Chuck, don't you love Realtor's who live and die by the disclosure at the bottom of each listing?

"All Information is subject to verification and no liability for omission or errors is assumed."

Really though, my 2 cents is that is a clear misrepresentation, and not only will it hurt the chances of selling your listing, but it will hurt your reputation as a Realtor.

It's frustrating all the way around when you take a client to see a house and it's nothing like the MLS says. I just ask my clients to roll with the punches and let them know how lucky they are NOT to have THAT AGENT as theirs!

It's probably a good idea to preview the properties before showing them to you buyers. You clients will love the fact that you're making such an effort on their behalf.

Having sold waterfront condo's, as well as other properties, I don't enjoy reading the lovely remarks that say water view or view of the Gulf (I'm in St. Pete Beach, Florida and on the Gulf of Mexico) only to find out the view is from the waterside pool for the complex. Nor do I like to see in within the listing itself, say waterfront and knowing the buildings in my market, I know what has the view & what doesn't. I'm left explaining it to the buyer, that if they lean out the window or off the balcony just the correct way, they may catch a glimpse of the water.

I don't fib in my listings...if I can't see the water, how can I possibly think anyone else will? I have yet to find a buyer with X-Ray vision like Superman! We all need to be honest in our listings and remarks, it makes for better business practices and no one will get hurt by the fibs.

Chuck, Honesty is always the best policy..... You'll get a reputation otherwise.

SEP

2007

Debi, Phillip, Daniel, Nancy, Wayne, Chris & Doug... Thanks for reading this blog. I try to preview whenever possible in order to prepare the buyers. It still baffles me how "creative" agents can be when pitching a property. I don't have a problem with putting things in a good light, but seriously- evidently we've all seen the over-enthusiastic pitch.

I have another problem with the "water view" description when it is of a drainage ditch that only has water during the rainy season here in Florida. The rest of the year you can walk right over it without getting your feet wet!

OCT

2007

Chuck:

Great post. Thanks for commenting on mine as well. I once found a terrific looking listing. It had a beautiful picture of a two story brick home. I was very excited. Thankfully I previewed it. it was actually a moble home and the picture on the MLS was a total lie.

Reminds me of the words "filtered lake view" or "screened lake view" (more like "keyhole lake view") in some real estate ads. In order to see the water from some of these properties, you have to look out of an upstairs bathroom window with binoculars. Or turn on a faucet..

OCT

2007

Hi, Chuck! Good topic to discuss. I have a listing that says lovely view of the neighbor's pond--buyers find that funny. I agree that we should describe the property in its best possible light but don't use puffery to the point of misrepresentation.

Previewing the property is the best way to avoid misunderstanding. The other side of this is the listing detail suffers from understatement--I'm pleasantly surprised sometimes when the property is much nicer than the photo on the MLS.

OCT

2007

Chuck, I don't know what anyone hopes to accomplish by starting off on a negative note. It is hard enough to sell a house these days without starting a showing wit a disappointed Buyer.

NOV

2007

Chuck, interesting topic. I HATE it when the MLS says four bedrooms or three bedrooms, but instead there's an open den with no doors. I HATE it when the views are taken from an obscure position without the telephone wires. I think it's pretty sad that Realtors have to waste our time and the buyer's time with those lies. I would rather they focus on what is GOOD about the listing they are taking.

DEC

2007

Well said, Chuck! I deal with buyers and sellers about equally these days, and what I learned very early in my career is that is does NOT pay to mislead anyone in any way--it only comes back to you that way.

DEC

2007

Although I agree that misrepreseting your listing is not a very smart thing to do, I always ask the LR, when I'm phoning to make an appointment, to verify the important points.

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