In the long run, if the photos and description of the property for sale are "puffed up" for the 
consumer...everyone loses. As real estate agents, we can be masters of minimizing faults in our listings when we advertise them. Sometimes it doesn't matter since certain descriptions are open to interpretation and easily understood by the reader, such as "cozy", "adorable", "cute" and "doll house" aren't really misrepresenting the fact that the property is small. But, just about every time I take buyers out to show property we are all confronted with more than one listing that doesn't live up to the promise of the advertising and makes the buyers wonder "why doesn't this listing look like the description or the photos promised"?
consumer...everyone loses. As real estate agents, we can be masters of minimizing faults in our listings when we advertise them. Sometimes it doesn't matter since certain descriptions are open to interpretation and easily understood by the reader, such as "cozy", "adorable", "cute" and "doll house" aren't really misrepresenting the fact that the property is small. But, just about every time I take buyers out to show property we are all confronted with more than one listing that doesn't live up to the promise of the advertising and makes the buyers wonder "why doesn't this listing look like the description or the photos promised"?Some descriptions can really miss the mark!
"Handyman special" or "needs TLC" can mean anything from
- a fresh coat of paint will cure all ills
- minor repairs to fix plumbing leaks
- electricity service in dire need of updating
- roof leaks like a sieve
- safety issues abound
- grossly filthy
- beware...10 years of 30 cats lived here
- danger Will Robinson...healthy crop of mold inside because roof leaks like a sieve
"Easy Access" might actually mean
- just off the exit of the super highway
- until you reach the driveway, then rope in and climb up
- as long as you avoid all the century old pot holes
- if you can outrun the neighbor's loose dogs
- as long as you don't mind the overgrown hedges and trees ripping up your car's paint
- if you are from the desert southwest and are already used to 2 hour commutes
A little different topic (but not really) would be the directions or lack thereof! This is a big problem in rural areas like ours. First of all, MapQuest barely knows we exist and is notoriously unreliable, Google maps is just marginally better. If the listing is vacant land, there isn't likely to be a "house number" to the property and believe me...the usual mapping systems have no idea what to do with 4.5 acres on 281 in Little Canada. Agents locally still write their directions for other agents who they assume know every nook and cranny of the county. Consumers want to know where these places are BEFORE they look at the property. A little specificity would be so appreciated comrade agents. Sure, I can turn right on 281 and look for your sign (if it is still there or if you ever put one out) but how about a little clue as to how far out 281 should I go?
Ok, enough ranting and venting. It's an old story but as relevant today as years ago. Consumers (buyers, not so much the sellers) want a little more transparency in the listing description and photos. Don't disappoint or irritate them when they get to the property by having been less than honest, they don't understand that we are allowed a limited amount of "puffery" and for goodness sake, get those directions accurate...don't you want your listing easily found? Please, please, please don't make the buyer's agent have to answer the buyer's question of "why doesn't this listing look like the description or photos promised?!!!" It isn't our reputation on the line, it's yours!
If you're looking for a Buyer's Agent who tries to avoid these issues for you, call me at MoonDancer Realty 828-631-0077. I try hard not to waste any buyer's time.
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