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A Lead vs a Hit.........for Listing Router (how to make the most out it)

I am so excited for this feature on Activerain, consumers can come to read our blogs and then search for homes in the area they live in.

This is THE biggest WOW on Activerain!

In my humble opinion this was the feature that was missing.

Consumers are finding our blogs through the search terms they are looking for, so they read a blog post and think, this is good, but I want to look at or buy homes in ______________.

Now they can read one of my blogs about Ann Arbor that came up in the search team they were looking for, then go type in their own city to find a home.

As Brad said in his comment, members can't see the search bar, but the consumers who don't sign in can see it. I see this is a great way to give access to consumers to find homes AND prevent us from using the search and driving up each others Pay Per Click budgets.

BRILLIANT!

I have been using a Pay per Click campaign for 2 years. It is an IDX site, that shows Google maps, Google Satellite Images, and multiple photos.

In reading many of the comments I wanted to bring up this subject about hits vs leads.

If you get a click on your web-site and they don't have to register it is a HIT.

If they register and put in their email address or phone number is is a LEAD.

You do not want hits.

You want leads.

My experience is this: I have 4 web-sites. Two have NO registration. Buy Ann Arbor Real Estate & Missy Caulk TEAM.

I have no sales from either site, but hits.

One of my sites, MissyCaulk.com it requires an email address, I have 2 closings from it in 2008.

42% if ALL my closings in 2008 came from my site that requires Email and Phone numbers.

That site is Search Ann Arbor Houses

I know there is controversary amongst Real Estate Agents on "To Require Registration or NOT require Registration. I get it. But, since many, hopefully all of you are going to be using this new IDX Activerain Feature, Listing Router, I wanted to share with you what has worked for me.

I know Activerain will be adding a feature to look at stat's. That is good, but you want more than stat's you want their email addresses and hopefully a phone number. We know most buyers start their search online 7 months before a potential move, they start looking, so how are you going to help the visitors to your site, if you don't have a way to contact them?

(to be continued...making your site "sticky")

Posted by Missy Caulk-Ann Arbor- Realtor(R)- Ann Arbor Real Estate on 10/29/2008 01:04 AM

Comments (149)

Listing Router in the ActiveRain Channel

listing router, lead generation

Post is included in group: Bright Ideas
Post is included in group: Getting and Working Internet Leads
Post is included in group: Internet Lead Generation-How Best To Capture Your Audience
Post is included in group: Marketing Services & Tools for Real Estate
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149 Comments on A Lead vs a Hit.........for Listing Router (how to make the most out it)

OCT

2008

I think the notion of not having ANY registration for ANYTHING is a huge mistake. Registration matters - tons of hits mean nothing if they call their "friend" down the road.

OK Missy .. I'm looking for any advice you can give ... pippa

Ruthmarie, exactly!

Pippa, can you add a registration somewhere? You can show them a few for FREE, then require it. Are you using a RE/MAX Idx site. Some brokers require and some don't. I'll be posting more on this as time goes on.

Missy - great post, and I sent you an email today asking which IDX you use - or is it the same for all of your web/blog sites? Good information about hits versus leads, and that is my question for you - is conversion.

Sharon, I responded to your email and asked for a good time to call? The IDX is the same, just reguires registration on my PPC site.

Hi Missy...Having been away from the Rain for two months I have lots of catching up to do. I'll never get to read all the great posts and comments I missed but I guess I'd better make sure I check out this Listing Router business.

With your seal of approval it has to be a good thing.

Kate

Missy, I agree with you & that was my first thought while looking over the Listing Router info. I want emails, etc.

Sticky = Good! If they want a free search, they can go to Realtor "dot" com or any of the other hundreds of search sites. Once you have them on your site, you need to have the complete package and information they are looking for in order to keep coming back. But, they need to register! I have IDX, but they have to register in order to get the information. It works great, even if they only leave an email address. The key is the "follow up", drip emails, etc.

I guess what I'm trying to say is "I agree with you 100%"!

Missy, Great observation. I am also very excited about the new feature in the Rain and can't wait to see the results.

Missy, you're so famous, you were even used in the whiteboard example of this new Listing Router on Bob Stewart's post. I think it is great, and can't wait to start getting hits, I mean leads.

I put the IDX on my site here on AR, but don't know how to require a sign in. Any ideas?

Missy,

This is great info that will help everyone....I know you and your team follow up on all leads and as you've said, this is how the listing router will be of value to AR members.

Looking forward to reading more ...and thanks!

Missy, This is what I needed to hear. I have always thought it was better to let folks have the IDX information for free. I guess we can liken it to having a free seminar, if people don't show up they have nothing to lose. I am excited about this new router.

Missy:

I agree but I thought the sign in was the kiss of death to buyers.

WE are counseled to leave out the sign in but then you never get that all important name and email.

Jen, you need to speak with your web master, I'll go take a look.

Kathy, there are millions of sites buyers can to to to search for Free. I am not going to spend money on a pay per click campaign and let them look for free. It defeats the purpose and a waste of money. As I said in the post, I have 2 FREE sites and haven't sold one home from it. I only want the serious buyers anyway.

Audrey, you got it.

Missy, if you have quality content, provide a value proposition, then you have to ask for the order to obtain the business opportunity. It does not become a prospect until you follow up. If they do register and give you a valid phone number, then you must call immediately. I have been marketing through the Internet for 13 years and learned what consumers will and will not do. Good luck!

Fred

Fred, I agree on my site, I show them what they are going to see, BEFORE they sign in. Capturing the leads is step 1, calling them up and connecting with them is STEP 2, after that they become a customer or a client.

Hey Missy,

Thanks so much for the info. I'm behind the curve on the router thing myself.

As for proving info without signing up, that was the topic of discussion today in my mastermind group. See you in Orlando!

Lynda, can't wait, when are you getting in, some of us are getting together for dinner, Thursday night, Cyndee, Chris T, Katerina ?

Missy - Good post. I think you may be a little ahead of the typical realtor. in my blog class i'm finding out that most don't even have an IDX capture set up on their website, or blog. They are starting to get it now.

Missy....I like sticky.....thanks for sharing these stats....they really talk! Open looks stupid at this point! Thanks again...for a great article that can help us all!

I know its debatable but I consider myself pretty well informed when it comes to internet security and one thing I would not do is give out any personal info or my email address to someone just to do a simple search. We all know what happens when you give someone your email address. Thats why people have 3-4 because the actual one they use is kept a secret. I am glad it works for you and I honestly expected it to be the other way around. I have it as an option on my site. If it works for you then it works and thats all that matters!

Missy

Aren't you the one the was used in the examples for the the 'Listing Router White Board Explanation?' I remember Ann Arbor being used.

Missy, this is just what I need to show my husband to help him understand how Listing Router fits into our business plan. Thanks! Also, is there going to be an AR gathering in Orlando? I would love to meet in person my online friends and blogging superstars!

My initial thought is that $1.99 per click is high. How does that compare to other campaigns you've run over the last two years?

Once they are on your site it is important to get their information. A lot of people don't mind putting it in and the ones who do a lot of times are not near the point of buying anyway. If they want to look up listings without registering there are plenty of free sites on the internet they can find to do so.

Missy - I'm working on making my blog as sticky as possible and can't WAIT for the new home search functionality.

I've been going back and forth with registration on my IDX site and everything has been going really well without registering users -- with 7 closed sales since last August. I do think that I'm going to create a second website, require registration and put the two to the test!

Eau Claire, There are very few who put in bogus emails and phone numbers. One is 99% of the time correct. I understand where you are coming from and some who don't want to be identified will and can do that.

Marlene, Yes.

Sharon, yes there is. Brad Andersohn has posted on it. Saturday night a party, the location is secret, you have to be on Twitter to find out where to go to get the message. Jeff Turner also set up a group over there. Just call me cell if you don't do Twitter and can't find the location.

John, ha ha very much cheaper. WAY cheaper for Ann Arbor. The bigger the metropolitan area, and the more people bidding on the search terms the higher the PPC is. Ann Arbor is high about 5.00. But Saline, and my smaller communities are a lot less. But, then who has heard of Saline, Dexter, Chelsea and all the others? Only local folks. Out of area buyers have only heard of Ann Arbor.

Thank you for openly sharing this. I know there is a reason why I always look up to you. You are never afraid of sharing and helping others get better at what I do.

Kerry, you can run the test, side by side. Just remember it will take time for your site to show up unless you do PPC. New domains and sites take time to be out of Googles sand-box. If you do that I would use that for you Listing Router on AR so you can capture the leads. Congratulations on 7 closings from your site !

Missy - To me the Listing Router feature is a perfect compliment to anyone who has an IDX site. I've done the no registration required to the registration required and have found when requiring registration I've got many, many more signups that have turned into closed sales. On my IDX they can peek but can't get any further information without signing. The best part is those that the great majority of those that do register leave detailed contact info. In my book required registration is the only way to go! :-)

It also seems like the IDX search feature becomes a much more important tool for a real estate agent today than it did yesterday.

Missy,

Thanks for bringing up the registration issue. It's a great idea so we have the info to contact them later.

Donna, that is my experience too. The proof is in the pudding. With everyone having search sites now, they can go look at free homes everywhere if they don't want to give up their contact infomation. I give my guests (leads) a peek too so they WANT to sign up. The listing Router is the best of both worlds, your blog to get to know you and the Home Search to see the houses.!

Loreena, thanks your comment means a lot. Yes, IDX search to see ALL the homes in Frisco is a must.

Very much our experience we just put the registration page back on.

Missy- Oh boy! This is SO exciting, I have been setting up my markets and Pay Per click campaigns, the Active Rain way! This is the best thing that we could have added. I already have credits! It's all about the processing. That needs to be automated and you are very good at that!

Missy..... the biggest thing as you mentioned is getting their e-mail at least, possibly their contact number also. At least this is what I prefer. I wonder what AR could do for us mortgage people... ;o)

jeff belonger

I probably should research this a bit more before asking but I'm tired and want to go to bed! What about those of us whose MLS Boards require all IDX's to go through the brokerage? For example my site, you have to enter your email address, though you can enter more than that, to get to the IDX, but once you get there, I have no idea what you do because it's just a frame in of my brokerage site, which is all I'm allowed.

The main thing Listing router does is drive them to my site to register for the IDX and then I have their info, right??

Katerina, already credits, wow I haven't checked mine yet. Very cool.

Jeff, they are working on something for lenders, stagers that don't have IDX.

Sheree, you are right, some MLS's don't allow anyone to have the IDX feed except the Broker. Ridiculous, IMHO, we can have as many as we want in Ann Arbor. So are you saying you register to get to the home search and then your web site is framed within the Brokers? So I am assuming that once they register the leads go to YOU? You do not want to send the AR leads to your Broker site so check and see who gets the lead?

Missy- It is so wonderful to see all this enthusiasm for this new feature. I will be working on getting things up to snuff so I can take advantage.

This is really a controvercial issue. Of course, your experience is worth more than any theory, but we do not know whether our experience would be the same.

That is a great point the hit vs lead, we can all get hits the idea is how to convert them into leads

Excellent Post. you learn something new everyday while playig in the rain.

Thank you for sharing your specific examples--they are persuasive and really drive the point home! Cheers, Harley

OCT

2008

Ok, you convinced me. I have been totally resistant to requiring registration. But if you are getting that many sales, then time to change! THanks.

I think this is a great thing we have access to. Makes AR even more valuable, and it already was great! have my idx set up for email as the least --phone optional, most people leave it even though not required. I'm looking forward to learning more about making the site sticky, sticky!

This is so awsome! I am excited about what this will bring to my business.You are right it was the missing piece-Dinah

Missy thank you! Its great to get the perspective of someone who's had success in this...! We definitely are not in this for the Hits! lol

Interesting thought Missy. Whenever I go to a site that requires my email or contract info I move on. There are plenty of sites out there that are offering it and I think savvy consumers will move on to them.

very good advice, thanks - getting started on it as we speak.

I struggle with the register or not to register issue. We've done it both ways and haven't seen the difference in leads, however, right now we are not requiring registration and our leads are low. Not sure if it's that time of year, or we simply need to change our registration policy. Your post today makes me lean towards registration. :)

I have fought with myself many times about whether or not to make people register. I think I am headed towards the registering camp.

Dear Missy, I am so glad you posted this. I have been told not to make consumers register and have always offered free search and free info. I have no idea who's coming or going from my personal website, despite having an IDX onsite. About three months ago, I decided to make consumers register with at least a name and an email address, with phone number being optional. Since then, I am getting so many leads that I find it difficult to follow up promptly. Any advice? I would love to learn more about the AR IDX feature, listing router. I will check on it.

Thanks for posting your thoughts/approval of the new feature as I 'signed up' etc., but feel much better after reading this post by you, my hero! I give free reign to my MLS, unless saved searches are desired, and then I only ask for email address; however, I do not contact anyone unless they ask me to or contact me directly first. Are you going to be in Orlando?

Missy, thank you for your valuable postings I will check mine out this morning and make sure I'm doing everything right. Thank you for helping all of us be smarter. :<) Jane

I tried it both way, required registration and no registration. I am torn as to which is better. A lot of buyers who are required to sign up do not want to be contacted and either get testy if you call or give a phony email and/or phone number. On one hand I think letting buyers to search and return and to search without being hasseled works for some buyers, others want to be contacted. It's tricky.

I'm in for 50 locations. Yesterday cost me about $18.00. At an estimated $20-$25 a day, it will be valuable, if I can see an uptick in traffic on my IDX site. That means folks registering for daily listing alerts, telephone calls, e-mail, etc.

I've budgeted $1,000. The proof is in the pud. . . . . er um appointments.

Missy, because of what I've learned from you (required registration vs. non-required) I am looking into switching IDX services. (Ours here looks so out dated..what a shame.) Thank you again for helping all of us with sharing your knowledge and experience.

Missy I am behind the times on internet stuff and I currently have Chris Fisher trying to bring my site up to speed. I don't understand about IDX. I thought I had to buy it from my MLS. Is there a program that will require a signup form to register before looking?

great points - I make everyone register. Even then 1/2 are bogus but the glass is still 1/2 full.

I'm not a fan of pay per click so at the moment I'll continue with what I do. I'll look at the model and see if it's something I might consider later..that's just me.

Thanks Missy - I'll be picking your brain in Orlando!

Missy,

I'm just getting on board with this new feature---seems like it will be very helpful to AR members. Thanks for the update on your websites and hits/leads.

Hi Missy - so many don't seem to get the difference between hits and leads as you wrote in your post. We've experimented with requiring signing in versus not, and we've been back to requiring signing in and I can't imagine not doing that at this point. I get real leads, real people who give their real contact info and actually are interested in buying real estate. Sure, I get a periodic "Mickey Mouse' or some such thing, but they're few and far between.

I work for a living and I need my sites to work for me, so I have no qualms about requiring some kind of sign-in to get listing information.

That's my take and I'm sticking to it!
Ann

Missy - thanks for the info - keep it coming , please:)

Great post Missy. You have me convinced RE the registration.

I am so excited about this new feature also... your post hit the nail on the head and I can't wait to learn about stickiness... I have a few questions though..

Is the budget you set up monthly?

How do you ever see your credits?

That's all for now... Thanks again Missy, this is wonderful!

Missy great information. My boyfriend has always said I dont care if no one else does it you should do it. Make them register, give them a sample and then make them register. I wish my new idx site was ready now, but what I have will have to do for now. ARe you coming to the NAR confrence in a week?

Missy Thanks for writing this! I agree with you completely. It is a wonderful feature but registration is certainly NOT a bad idea.

I am real excited about this addition as well. I think your stats are interesting. Mine also requires a valid email. I know the drill as well but frankly I want serious people and not tire kickers. Giving out an email should not be that threatening.

Great information. We'll be working on our website today!

I recently had a closing that was a lead from my website that required registration. I also have another client that is looking to buy a much larger home that I got from the same website. It really works! I have been reading all I can about this Listing Router and I'm excited about it as well.

I make registration optional on my site. People enter their search criteria, then before the results show up, an optional page pops up asking for info. They can skip it, but I get 5 - 10 people on a monthly basis who fill it out

Tyler, yes many people will move on to find a free search site, and that is fine. But, if your site gives the consumers what they want vs just a bland,black and white search and they really want to purchase they will register.

Sherry, all the posts on it are on the Feature Board, with great tutorials. Thanks for proving my point.

Susie, yes I will be in Orlando. See you there. (((hint, hint))) if you have their phone and or email contact the person. We contact every person we have register, UNLESS they have said not to.Reach out to them, offer to help, introduce them, send them links to your blogs. I would not ignore them.

Best Spot Realty, First contact your MLS or Board, see if you can get it for FREE. There are 3rd party vendors out there, but even if you use them you have to get the IDX feed. However, some of the 3rd party vendors all ready have the feeds from some of the large providers. I have an idea but will post on it later.

Ann, once you see the difference in the results, like I did it was a no brainer, but like you did you had to test.

Judy, I haven't looked at my credits, but the Listing Router is on the side bar now so you just sign up there. You ONLY AUTHORIZE activerain to take out money as needed, like a bank. If it gets low you add more money. But, the goal is that we will be getting credits from each other. Like someone in Austin reads my post, I don't have listings in Austin, TX to they at the top of the page put in Austin homes for sale, then when they go to a Realtor there, (on a round robin basis) I will get a credit for sending them to Austin.

Orlando RE, I agree with your boyfriend. I also show them what I am going to show them first. Then they register. They arent' going into it blind. I've been on the side of requiring it for a long time, many folks have tried to convince me otherwise, but I knew it worked so stuck with what I knew was true.

Real buyers, imo, want information and understand they have to give to get something. Count me on the "buyers have to register" side.

I enjoy the debate over "register or not register". The answer may rest in the underlying philosophy about advertising.

Pull vs. Push

Pull - no registration required.

Push - register to get info and expect a contact.

I practice in PULL all the way because when they contact me, they are ready. That way, I never have to sell our services.

It's a shame that AR cheapened the product by allowing auto direct of inquiries to a national vendor if someone comes to the home page and selects a town to search for homes. The listing router feature only benefits the members if they are on a blog page. Looks like the AR founders are laughing all the way to the bank with their national "sponsors".

I'm glad you brought up the subject of registration. Looks like it's time to revisit the issue. Bookmarked for later browsing!

My sight lets the buyer search but after a couple houses, requires them to enter their contact information...I'm just starting to read about the PPC...interesting concept...

I'll be waiting to hear more!

For the past year I haven't required registration and all I've received are hits. I just changed it to require registration. We'll see what happens.

Missy - This sounds very exciting! I'm looking forward to making my site sticky... :)

HI MISSY!

Glad this post was featured. I had no idea about this new feature on AR. Thanks for posting, I'm on my way to check it out now!

Missy - thanks for this helpful post. Like many, I have some sites that require registration and some that don't. My highest sale last year went to someone who didn't register and later said, "one of the reasons we chose to work with you is that we didn't have to sign in - that is huge!"

So I'm torn. Last year I had a few sales from my Live in Los Gatos blog, and all the links from there are for info with no sign in.

Recently I started another blog, ValleyOfHeartsDelight.com, that does require signing in.It kind of goes against my nature to do the sign in but you put it EXACTLY: I don't want hits, I want leads.

You are simply succinct! Thanks again :)

Missy, When I first saw this post I thought "How did she grasp all this so quickly" Now I understand. Thanks for making it simple & bite size if you will! The simpler it is made the easier it will be to use. Thanks for your post, looking forward to the next!

thanks for pointing out this new feature. I am sure this will be a very helpful tool. I am going to roll up my sleeves and go learn it now,

Missy- I like your IDX site. I especially like how it provides the 1 example of what to expect with the not so subtle reminder to register right next to it. You might have answered this already, but do you have someone else manage your pay-per-click campaign? My IDX provider allows me to customize what clients will see and when they have to register, but it doesn't lay out the info like yours does which I think is very effective. You caused me to rethink my approach a bit, which is a good thing! Thanks!

Missy - alas, I get a notification from my website that they have registered and I get their email address and contact number. But should they click for more information about any of the homes, it goes to the brokerage.... MAJORLY sucks.

Missy - I am glad for your post. One question I have is I am new and only have my company website that I have a page on. This means that any time they register it will go to my company and not to me, then will be doled out amongst relo agents.

That is not okay with me. Also, being in the biz only 1.5 years, I don't have a lot of cash to spend on the pay - per - click. I know an agent who does do pay per click and says that it costs her about $1000 a month. That is way too much for me to justify doing. Any suggestions? Obviously your 42% conversion rate must make up for any costs involved, but what do you think would work for a newbie like me?

Thanks, Missy. I really admire you and your biz.

Emily

I just converted my website to a lead capture MLS system...making it a "sticky" site. As soon as I did that I had a perspective buyer sign up go figure... even my website developer was against me doing this... boy was it fun to call him and say guess what someone actually left their information on my site!

Well said Missy. I haven't read the comments (because there are over 90), but I assume that there is some opposition to forced registration. While many people don't like it, the fact remains that this is the #1 way to get leads and closed sales. With that said, I do not have forced registration and I do get a leads and I do have closed sales both in 2008 and back to 2003 from my websites.

Missy - great post. This is the 3rd time in a week I came across a post that someone has said they generate more solid leads and sales from websites that require the visitor to register. 42% closings from that method can't be ignored. Plus if you are going to pay for the traffic then you should do whatever you can to capture that lead. I agree that AR's listing router has huge potential and you are smart in wanting to capture the leads you receive from it.

"It's a shame that AR cheapened the product by allowing auto direct of inquiries to a national vendor if someone comes to the home page and selects a town to search for homes. The listing router feature only benefits the members if they are on a blog page. Looks like the AR founders are laughing all the way to the bank with their national "sponsors"."

Weichert Realtors Synergy,

85% of our traffic is on member's personal blog pages, so the vast majority of traffic driven will be driven from member pages. When that traffic is driven, the member gets a credit back to be able to purchase traffic to their own site. That credit to the members has REAL VALUE and in order to deliver that REAL VALUE we have to have someone willing to pay for the thousands and thousands of searches that no one else is willing to buy.

Every one of our members can lock up their own traffic in their own markets. Traffic they don't want is sold to someone else. That national sponsor is only taking inventory that NO OTHER ACTIVERAIN member is taking. On day one, if no one had anything set up, where would that traffic go? On day 80 if no one is willing to buy traffic from searches in Timbucktoo Iowa then how do you get credit for that search and how does the consumer get the info they are after???

Do me a favor, tell me how you would suggest that we handle this so that our members can get credits back of REAL VALUE and that so consumers can find the information they want if none of our members are going to buy that traffic?

And I promise you, we are not laughing all the way to the bank. We've been building this network for quite a while by BUSTING OUR ASSES and boot strapping to get by and finding a solution that benefits everyone is not easy......but we think we have come pretty darn close. And the best part??? You can opt right out if you want. :-)

Hey Missy.

I'd like to share a lead capture tactic that works very well for agents who have an IDX solution that can perform like this:

Offer a visitor the ability to search the first one or two properties without requiring registration/information, after the 1st couple property views then require their name, email and phone # to search further. In the alternative some IDX's allow consumers to see a cursory level of information for free with additional (vital) details requiring registration.

Thx for the positive words!

Missy, very informative post. I, too, would be interested in learning more about third party IDX.

I just clicked you some credits while testing the router thingy. You deserve them! I can't get mine to work... waiting for response from Brad.

Hi Missy, thanks for sharring this info. This is a great post.

Best regards,

Chris

Mary Pope Hardy, I know you get leads from NOT registering, but you get more from registering IMO. That was a perfit fit for you and the type of buyer it was.

Matt Moxey, yes I do have someone else manage my campaign now. But, I learned it myself to see if I could do it. I could but didn't want to spend the time. If you want more info on who email me off line. I'll share.

Sheree, that majorly *&%%., you do not want your leads going to the Broker. Emily Lowe, same thing to you, you have to get your own web-site. You can do point2agent rather inexpensively but then I don't think they make folks register. You could also start on yourself from Go-Daddy. Hire a high school student to set it up for you. Does RealTracs let the agents have their own IDX feed?

Jennifer those web developers that don't understand Real Estate don't get it. I should also say that those webmasters that sell template sites don't either. The money is made my making them ALL the same. I have asked to have full registration on one of mine and the answer was NO, we would have to program it for all of them.

Weichart Realtors, I think Bob gave you the best explanation. Laughing all the way to the bank? I think not. I was surprised by how affordable this feature is. As one who has done PPC for years. So $2.00 is very cheap for a click to my site.

Jeff Corbett, Great idea. I know some that do that and it works. I show a example of the amount of homes, and an example of what they will see.

Heather, google 3rd party MLS vendors, call them up ask if they have the feed from your Board. If they do you can get it from them for your web-site. If they don't then you pay out the wazoo to be the first person to get it, and they usually want 6 or more Realtors to justify the programming. Will your board not give it to you? What does your MLS rules say?Also Wolfnet is a good one to use, with mapping features, so is 1parkPlace.

Lenn, Pull is great, that is what I use on my blogs. Push is for my PPC Campaign. Hey didn't you just say you put $1000.00 in the AR account?

Robert, please report back.

Agents please do not use the Listing Router to send leads to your Broker. You are waisting your MONEY. Wait til you have a solution. Call your Realtor Board or read the MLS Rules for your area.

They can be very different. Try to get the feed or your own individual idx feed. All MLS vendors have them, it is just up to your board how many they will realease and at what cost.

In Ann Arbor we can get as many as we want.

Outside vendors pay $1500.00 for the raw data feeds and then put in the fields they want, but as a member is is given to us. CALL your board first, first before going the 3rd party vendor route.

A raw data feed is different from an IDX feed an agent gets.

Agents please do not use the Listing Router to send leads to your Broker. You are wasting your MONEY. Wait until you have a solution. Call your Realtor Board or read the MLS Rules for your area.

They can be very different. Try to get the feed or your own individual idx feed. All MLS vendors have them, it is just up to your board how many they will realease and at what cost.

In Ann Arbor we can get as many as we want.

Outside vendors pay $1500.00 for the raw data feeds and then put in the fields they want, but as a member is is given to us. CALL your board first, first before going the 3rd party vendor route.

A raw data feed is different from an IDX feed an agent gets.

Gosh, I am glad I read this...I didn't even know that registration was a possibility...you have give me a great deal to think about...

Question: Is this something my Web Designer service implements or can I do it myself?

Missy, I noticed that your site through Tiger Leads advertises as a "stealth site" but you have your name at the top of the page, which of course is a good thing. What does it cost you per click, and what would you say your ROI is for the site? Just curious.

wow! 102 comments before mine. I've never had luck when I require registration. I always get ones like - Donald Duck. I'm in the process of revamping my site. I'll have to reconsider. And now go back and read all 102 comments. :)

Missy- Great post. One of the challenges we have as members of the Northwest Multiple Listing Service (Washington State) is that our brokers can only have 2 different sources for IDX feeds. If our broker uses a IDX feed that we cannot afford or do not like we do not have a lot of opportunities to offer it on our agent sites. This is challenge for us.

I do think that we need to offer IDX search and we can decide if we want to require registration or not is our choice as business owners. I do tend to lead towards registration as a requirement.

Best,

Scott

Missy - I could not agree more. We have required an easy registration for years, and it WORKS! Good stuff -

Lori, you will have to ask, but being at template site, I'm not sure they will do it, but worth a call to ask.

Jennifer, I don't even want to say, how much. However, we wanted our names at the top so they can call us easily and I do get direct calls.

Scott, call a 3rd party vendor of MLS sites, if you can't get one. Or get your brokers license and then get one.

42% if ALL my closings in 2008 came from my site that requires Email and Phone numbers.

Hi Missy,

Your powerful statement ought to convert everyone to registration, except maybe Lenn. I think Lenn's website might be an exception to the rule, because her site provides so much information that buyers probably bookmark her site and then return over and over until they're ready to buy.

Cordially.

Bruce

Thanks for the great information. I tried Google Pay-Per-Click for awhile... Received a lot of hits, but no real leads...

Missy-You always offer the best information and I really appreciate it! Hubby set me up on a pay per click and I wasn't quite sure if it was the right thing to do. I do have 2 RELO's coming in from it already, but thought that was beginners luck. Maybe not? I'll go give him a big kiss right now for doing that for me:)

Hi Missy. Thanks for letting us in on some of your businesses inner workings. How are the rest of us supposed to learn if we can't borrow some you your smarts?:)

Thanks for writing,

Ken

Missy, I really admire your techiness!! I'm actually jealous...really jealous. I'm so not-techie...but I wanna wanna be. I'm listening and learning...and I'll be looking for your lesson stickiness. GBU!!

Missy: I have always used registration with my site. I do have a question. I really really like your site ........Search Ann Arbor Houses. Can you tell me who developed this site? Is this a PPC site? Thanks

Parked - you guys are all way ahead of me.

Missy,

I have always read, here on AR and other places, that never ask a client to register, it is a turn off. Your point is well taken, however, and I have managed to triple the traffic to my website through SEO and links but have not managed to capture the increase in hits. I am calling my web admin. tomorrow and adding a registration form. Thanks.

Missy.. great information here.. It's great to see your statistics using the required e-mail

OCT

2008

Missy,

I would agree that you need some type of commitment from a hit to make it a lead to make it a prospect- and the best kind is some contact info... a name and email are good starters.

And make yourself accessible in as many modes of communication as possible to that consumer- can they text, email, call, im?

Different strokes for different folks:-)

Look forward to the sticky post.

Sherry my web-master is in CA. Yes it is a PPC site. Email me and I will give you the contact information. I don't like to advertise in my comments.

I agree..having information is the only way to make sense...what concerns me is that our broker will not permit us to have IDX so I am not sure how that affects anything...

Missy, I agree:) My website and my idx system, both require sign in to get the good stuff:) Sometimes, other agents even sign in! Now, I just need to figure out the active rain router thingy and get it going! By the Way, 88% of my business is by referral from my clients and friends. Thank God for Brian Buffini! Even in this market, I am selling homes!

It's a Good Life!

Fran

Nice...agree 100%...there are plenty of opportunities to search for free with little content anywhere on the web.....make it special when they find you by making them register.

Missy, glad to see AR doing this. My IDX has brought me most of my business and serves me well. I'm one of those that does NOT require a sign-in. I struggled with that for a long time and decided to opt out of that since there are plenty of places for home buyers to go for free.

Sally, go read the post I did today, I offer some IDX solutions for people in your situation.

Missy - Great post. I have had some of the same arguments over requiring registration or not. I even had some one feature mine as a problem site on their website. They stated that it opened the door for junk mail.

Then I looked at his visitor count and relized that he had missed the boat entirely.

I want leads and more of them.

Your right Missy- hits are great but I consider them real customers when they register to look at homes. It's like this - consumer would like info, consumer must give name. My site has a ping back to be sure the email is good or not also. We provide the site, the MLS, all the information, at least they can leave their correct name & phone number! "Jack Daniels" often proves funny, I know that it is not a lead!

Hi Missy - I actually haven't checked this out yet but you offer some compelling reasons to do so. Thanks

Missy,

I did it. I added a lead capture form clients fill out to get to my MLS search. I guess I'll see what happens. Thanks for your post.

OCT

2008

This is similar to what I'm doing for my neighborhood IDX posts. Not sure if I like the idea of paying for this service since I already have an IDX solution by neighorhood + IDX solution for my office listings + IDX solution for my listings....

Tracy, you only need one IDX feed, it is the same for everything, just add you communities you serve around Carey. Watch Bob Stewarts video, and read Brad's tutorials. You do need this to capture leads reading your posts. Or people reading other posts around the country but want to search homes in Carey.

NOV

2008

Missy - thanks for posting this, I followed the dicussion and now I better get busy....Lol

NOV

2008

i'm just now getting my feet wet on this listing router so thanks for highlightin a few things and recommendation on your post, it helps me weed through so much stuff here on AR

We have sold a few homes but they had to register with a phone number so we could contact them.

NOV

2008

I got so much to learn Missy!

NOV

Missy-Thanks for the post, you always give us some excellent advice...gonna check it out!

DEC

Missy, thanks so much for putting it into plain english. I've really got a lot to learn.

JAN

Great post Missy, I am looking forward to the second post!

FEB

Missy thank your for the concrete numbers that demonstrate the power of requiring registration. As I expand my online presence I'm gong to make sure I follow your lead.

FEB

Thanks for the update. I have a hard time distinquishing. This info should help keep it straight

Shelton

MAY

I have seen many conversations on this subject back and forth. I have had it both ways...keep experimenting.

Missy - I am glad to see AR revisiting this post. After you have been on listing router for a while who has it performed for you?

To register or not register. That is the question. I don't require registration for my site. You make some good points.

Pam, yes I get leads from it as I can track where the buyers are coming from via my web-site registration feature. So when they come from AR I know it.

Mark, well when they register I have a better conversion rate.

Missy, I have to respectfully disagree.
"If you get a click on your web-site and they don't have to register it is a HIT.
If they register and put in their email address or phone number is is a LEAD."

Requiring registration only forces people to give you their info so in turn they can view homes on your site. That is not a "lead", that's a registration. You are calling it a lead. But no one asked you for your services, no one inquired about a property at this point. What happens with this method is the same when you go to a clothing store and you just want to look around, but the Salesperson is standing over your shoulder the entire time. How annoying. You know when you're good and ready you will let the salesperson know.

I tried your method for a while. I also found many were giving wrong info. I say let people search, with the option to sign-up for automated emails. These automated emails will consistently place your info in front of potential buyers. When they're ready, they will know where to find you. This will save you hours of time chasing "leads" that are only in the "just looking" stage. BTW, we do not require registration and we've had many closings in the past 12 months.

I have just one site, I do have my guests "Sign in" in order to get additional information or more pictures, virtual tours, etc. It is a dilemma on what is appropriate as I have heard from both sides on the matter. For now, I will leave the registration necessary for the additional information.

There's one caveat to this....if a "lead" enters a fictitious phone number and/or e-mail address when registering it reverts to a hit! I've gotten phone numbers for Time and Temperature, the local AT&T office, etc.

I am having some issues. I am getting charged for more Click's at AR than Growth Leader is showing as visitors? Any thoughts? What about a system like Growth Leader that gives them a peak at homes, but wants them to register for more information?

It is amazing how many opinions are given, and the success rate is good for most. You give lots of information and are so willing to help everyone. Thanks for a great post!

Gene, I don't use Growth Leader, just Listing Router.So I can't help you out. Call Bob Stewart at AR.

Jamie, not all leads are good, yes some put in wrong email addresses or phone numbers and that is just the way it is. But, honestly I have to say that my PPC has a great rate of return. I don't break even, I make money.

Rockville Realtor, I'm sorry it has not worked out for you, and I know agents are divided on it but it works for me so I support it. With 4 websites, only sales coming from the registered site.

MAY

This article made up my mind about what kind of site to set up. Thanks for writing it.

MAY

Thanks for this post, Missy. Good stats and information and good for you for such success from your websites.

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