listing agent responsibilities: Picture Shopping for a New Home - 01/11/12 09:47 AM

I was excited that a new listing had come on the market.  It was a home I had listed and sold a couple of years ago and actually had resold just months later when that buyer was quickly transferred again.  So when it came up for sale I just knew it was a match for my client who has been looking on and off for the last year for that special home. 
I quickly sent the listing information and Customer MLS information via email to my client and explained how wonderful of a … (9 comments)

listing agent responsibilities: Keeping It Within the Box - 08/03/11 11:17 AM
Thanks to HVCC requirements we now have this box that the appraisal report must neatly fit.  No out of the box thinking allowed, it MUST conform all into a tidy package, no rough edges sticking out, no room for a little fluff on top.  Just a plain vanilla box sealed to perfection.
Enter Real World properties.  Homes are unique and not all are clones of each other, many points of difference and heaven forbid if they are located in an area where a move is rare .. no recent sales activity. 
As REALTORS, we need to be able to … (9 comments)

listing agent responsibilities: What Do You Do When There Are No Comparable Sales? - 07/19/11 01:34 PM
So what do you do when you have a unique property or a home that is located in an area where there has been no sales, or very limited ones that have taken place?
Playing ostrich with your head buried in the sand and pretending you don't see the problem or better yet it will simply disappear will not get the task before you accomplished.

It begins with the end in mind as the saying goes ... when you first visit the home and then work on an analysis red flags will wave.  At that moment, as … (21 comments)

listing agent responsibilities: When Do You Disclose Death on a Property? - 03/04/11 12:08 AM
The duty to disclose.  The seller's disclosure is a critical part of selling a property.  The seller has a responsibility to reveal pertinent facts that a buyer would want and need to have knowledge about the property.
I had an interesting question posed to me by an associate in our office.  In the case of suicide what responsibility does the agent who knows intimately about the event and heirs have to disclose the information?
In the State of Texas Seller's Disclosure document it addresses death on a property.  It asks - Has there been a death on the premises … (14 comments)

listing agent responsibilities: When Do You Share the News about a Possible Offer? - 02/25/11 12:16 AM
You get that call we love to receive ... my client is going to make an offer on your listing!  The question - when is it appropriate to share this news with your sellers? 
Why hesitate or when do you  launch that call to paint the happy picture of the offer soon to be in hand?
Hesitation- wait, wait, no offer.  Follow up, excuses. Tick, tock and then no offer.  If you have been in the business for even a short time you would have experienced that awful wait and then disappointment.  Your listing of course has had no … (17 comments)

listing agent responsibilities: Always a Bridesmaid, Never the Bride - 02/15/11 11:30 AM
Your listing has been shown and the interest is high.  You receive the exciting call, second, third showing with the same buyer.  You follow up with the buyer's agent and are told your home is one of the top 3 under consideration.  Then the news ...
Your home was the second choice for my client and they have moved forward on an offer on another property. 
The same scenario repeats itself again and possibly again.  What can you as a listing agent do to make your home the one that becomes the bride?
Pricing - At this point … (17 comments)

listing agent responsibilities: Deceit or Just Good Marketing? - 02/04/11 04:33 AM
Knowing well in advance that I would obtain a listing in January, I went out in September and took a nice lush green photo of the property.  I felt it would bring nice attention to the gorgeous yard and landscaping.  I also felt that it would make it "Pop or Standout" among the other listings with brown yards, bare trees.
Two questions arose with my MLS photograph .. did it make the listing appear that it had been on the market for a long time (out of season photo)?  Was it deceitful to use this photograph with green grass in this … (17 comments)