Real Estate Agent with eXp Realty SL # 3014652

When I wrote my last post BUYERS AGENTS QUALIFY THEIR BUYERS...BUT DO LISTING AGENTS QUALIFY THE SELLER? on Active Rain some comments I received inpsired me to write a public post instead of a members only post. Many felt that although it was good should have been tailored for the sellers. So I am calling on Active Rain members to let me know if this was more of what they wanted me to write about. 

There is more to showing a property by just throwing a lock box on the need to "SHOW YOUR FACE! "

There are many properties on the market for sale in Florida. Having the services of a full time ...full service Realtor is very important in any market. Whether my listing is occupied or vacant ,there is more to showing a property than just sticking a lock box on the door. When you get the call for showing instructions you should be prepared for anything and I believe a big part of our jobs is doing more than just spending money on advertising and exposing it to the multiple listing service. You need to be there to educate the consumer about the property and not rely on the other agent to show and tell them why.

I do not know how many times I discuss this with my friends and colleges about how important it is for us to actually show up at the home. I have a method to my madness. When you meet the buyers agent at the home you get the opportunity to actually take them through the home so this way if the agent is not familiar with the community or home you can point out the important features and if the homeowner is present it shows them that you are willing to go the extra mile. If you can use this method it might help the buyer and the buyers agent make a more definitive decision on whether or not to purchase the property. I also consider it "some good old fashion service"

I do not know how many times I have had agents call me for showing instructions and they have no clue about anything to do with the home and they tend to rush the buyer and then they leave without even remembering what the home looked like. I have one partner and if I am not available he can be sure to be at the home waiting to open the door  for the other agent. We have a small team and there really never seems to be a conflict to be available but even if there is ....then we try to schedule it around our time to ensure we can be present at almost every showing. If the buyer is serious enough then they will make the time. 

I know some of you would disagree and say "Neal we have too many listings and we simply do not have the time to be at every showing" Well my answer to you is "You might have a lot of properties to sell but you probably do not have lots of traffic" and if you have a team..there should always be someone delegated to be available for such a task.

I was planning on writing this earlier but a Realtor just called me...she was new and wanted to show a vacant property we have but she had not purchased her electronic key so I volunteered to go and open the door. Not only do I need to "service the listing". I also want to sell it so it was well worth doing this. I did not miss a potential buyer that might like the property and wanted to get them in before they go to the next one..."I mean isn't that what we are looking to accomplish?"

Below is a quote from one of my recommendation letters I received from a past client.

"Neal went above and beyond his duty in many ways.He was always available any time we had a question or concern, no matter if he was at his desk or in the middle of dinner.The thing I appreciated the most was the fact that Neal attended every showing of our home.  My wife did not feel comfortable showing our home by herself and I was unable to be in town.  Neal made sure to be present with her for each and every showing.Much to our delight, our house sold within twenty-four hours on the market for full price and Neal's superior service continued after we accepted the offer."

Timothy Bickerstaff-Seller

So next time you get that call you might want to think first and then "SHOW YOUR FACE!"

Remember...if you do not show your face you might look like the this ---------------->



Posted by

Neal Bloom


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Beth Butler
Beth Butler - Big Mouth Consulting - Miami, FL
Neal - thank you for writing this - no one can SELL the house like the listing agent- well said!
May 24, 2007 02:39 PM #32
ARDELL DellaLoggia
Better Properties Seattle - Kirkland, WA

Not sure what I'm supposed to notice here Neal, but I spent the entire day running up and down the basement stairs of my next listing getting everything down there from the living room and foyer.  I think my listing, and maybe my seller, are tired of seeing my face today :)

I love your stuff, Neal.  And I don't say that to very many.  It doesn't matter if I agree with you are not.  I just like you, and yes I would hire you.  And that's "a blog"!

May 24, 2007 02:45 PM #33
Stephanie Edwards-Musa - The Woodlands, TX
knitwit at thred UP
Ok, another controversial post!  I think I'll stay away from this one, but I wanted to say good post!  This one got me thinking. I like that! 
May 24, 2007 02:48 PM #34
Mitchell J Hall
The Corcoran Group - Manhattan, NY
Lic Associate RE Broker - Manhattan & Brooklyn

Every market really is different. In NYC Listing agents are always present. The seller hires one agent to market their property. The buyers agent has to make an appointment with the listing agent at least 24 hours in advance. Both agents are present. If the listing is a vacant apartment sometimes they will leave the keys. The buyers agent's credentials have to be faxed and authorized by the listing agent to the doorman or management company prior to showing.

Very few agents that work with buyers are real buyers agents here. They are bringing their customers and are sub agents of the sellers agent.

It is really different in every market, we also do open houses every Sunday here and not to just because the seller wants them because they really sell properties. 50% of buyers in Manhattan are unrepresented by agents and come to Open Houses, some come with agents and some sign in with their brokers name

May 24, 2007 02:51 PM #35
Sharon Simms
Coastal Properties Group International - Christie's International - Saint Petersburg, FL
Great post, Neal. By being there for every showing, you're differentiating yourself - creating a unique selling proposition. That should pay off on many levels.
May 24, 2007 02:54 PM #36
Dena Stevens
Rocky Mountain Realty - Canon City, CO
Putting The Real Into Realtor Since 2004
Neal, you are such a cutie, and you're kinda smart too!
May 24, 2007 03:10 PM #37
Kaye Thomas
Real Estate West - Manhattan Beach, CA
e-PRO, Manhattan Beach CA

Neal-- You know I adore you.. and  usually agree with you... but this time I just can't..  I don't want you or your seller at the house.. my client doesn't care if the tile is imported from Italy on the backs of deer mules.. he hates it and is going to tear it out.. my client needs to see 6 homes in under 2 hours on Thursday between 9-11.. I'm sorry that is your office meeting and no we can't reschedule.. the lockbox is a tool that allows me to show my client the home.. so he can tell me how much he loves or hates it.. without feeling pressured..

In the area  north of Manhattan Beach.. Santa Monica, Brentwood etc... no lockboxes.. agents meet you.. and it is a pain.. half of them are dolts and the rest show up late making you late to meet the other guy who only has 15 minutes to spare on showing the home..  Most of the time I have previewed the home.. and if there is a feature that is special.. put a picture and a description in the listing... I guarantee I will figure it  out.. and if the buyer is impressed.. we will make an offer..

May 24, 2007 05:18 PM #38
Thesa Chambers
Fred Real Estate Group - Bend, OR
Principal Broker - Licensed in Oregon

Neal I have actually shown a property to a buyer that was represented by another agent - my job is to sell the listing if a buyer calls and even if they are represented and their agent is not available I will go show them my listing - I need to sell the property - why would I take the chance of loosing the buyer - I get it I really get it.

May 24, 2007 05:58 PM #39
Doreen McPherson
Homesmart ~ Scottsdale ~ Tempe - Tempe, AZ
Phoenix Arizona Real Estate ~

Well, there is definitely at least two ways to do this.  :) 

Food for thought for a newbie. 

Thank you for posting this Neal. 


May 24, 2007 07:47 PM #40
Danny Smith
Dude, you got some comments! By the way we're Buds forever!
May 24, 2007 08:20 PM #41
Suzanne Sands
Pavao Real Estate - Somerset, MA
Somerset MA Real Estate


I show my listings because the sellers have hired me to sell their home, I feel I add value to the showing. On the flip side, when working with buyers who want to see several properties, lockbox's are easier to deal with. Nice post!

May 24, 2007 10:43 PM #42
Dianne Barody
Century 21 AmeriSouth Realty - Pensacola, FL
Pensacola Florida Real Estate
Great post and I will show up at my listing if another agent requests or if that is what my seller wants.
May 25, 2007 04:30 AM #43
Jay Beckingham
American Advisors Group...AAG - Delray Beach, FL
Seniors ROCK!

many years ago back in the state of new hampshire we had the great misfortune of having congress close pease air force base. the fallout from this was not positive.

the seacoast board of realtors had a speaker who came from texas. he was a veteran of the texas oil crisis, had to believe under todays perspective.

as there were many listings and price was an issue, the sellers felt their homes were worth more than the buyers did. sound familar (history repeating itself)

he told the audience that he had to make sellers understand that he was not interested in listing their homes, he was interested in selling them. 

you also are not interested in just listing homes, but want to have them sell and you're willing to help make that happen.

old school returns, that's the way it use to be. 

May 25, 2007 05:56 AM #44
Neal Bloom
eXp Realty - Weston, FL
Realtor CRS-Weston FL Real Estate

Craig and Amber,

Good concept...high end properties ..the sellers are never around and form what I see request the listing agents to open because of what you said...they do not trust strangers in their home..Thanks for seeing it the way I mean...vacant properties are an exception as is property logistically out of the area,but if I have to I will.


You and I discussed this on the phone so I am just answering you as a courtesy.


Exactly what I just said..of course there are always exceptions to the rule...but if you make the effort..what is the big deal.. I do not get in the other agents face unless they ask me a question.


Thanks for stopping by and giving me your point of view.


I never had a problem with a buyer who might ask something regarding repairs..they never seem to mention that until they sit with the Realtor to discuss the offer. The only thing other than feature is when they ask about assoc fees and or I still can't figure out what the big deal is. I do not go to them..they come to me.


Sometimes the listing agent knows more about the house. Perfect example...buyers agent asks me how much the assoc fees are yet they have the listing in front of them yet they still ask me..that is just a poor excuse should I say I'll call you tomorrow about it or ask their Realtor to go look on the paper.


If you gave me that thumbs up then i guess I'll take that as a compliment..and i would be running up the stairs just like you..that is why I run on the treadmill 4 times a week.


Good idea unless you need to say something...i just do not understand why all the buyers agents are debating me..again this is about the listing agent and extra service I provide..I could care less if others do not ..but I do. They are entitled to their opinion.


I sold in NY on long island so you are right and every market and state has different customs.


I didn't know this was a dating site now!


Your from the old school like me so I appreciate your comments.


I love you too! But all areas are different and I never said the seller is always there but in certain parts and certain types of properties you do not see the property unless the listing agent is present.

How come on those reality real estate shows in CA they always are present at the showings? Is there a secret  you do not know about? Like in Orange County? Or do they edit in the listing agent?


That is very common here too ..sometimes the buyer calls me direct and sometimes they do not even disclose the other Realtor and all of a sudden a contract for that buyer comes in with a Realtors name on it...not happening that way...if you tell me up front they can't make it then show me their card and I will honor it.


It is the choice of the Realtor.I really think everyone should understand that I only have two people that can open property and i manage most times but people with these so called large teams can't and won't ..are they that busy to lose a potential deal because the buyers agent does not carry a lock box key?


Your still da what your conscience says to do!! COWBOY!


Exactly...we do not just want to list them...we want to sell them...I think you get it!


All I am saying is try to make the effort if you are just sitting there waiting for something to happen...if I need to make things happen then I get off my butt and do it and not complain about it. I guess some agents are really intimidated by the listing agents..why? are we the enemy? We are supposed to work together but i see that cannot always happen.


I love old school..sitting and waiting will only add to the agony of depression.





May 25, 2007 10:38 AM #45
Neal Bloom
eXp Realty - Weston, FL
Realtor CRS-Weston FL Real Estate

I all that have commented should understand there is no right way or wrong way..It is the preference of the person and yes..sometimes it is a pain in the know i can sleep better when they say you are not showing or doing my job..this way I just tell them so what else do you want? I have expended every avenue..not to impress them but sometimes it is better know that there is a real person watching over your biggest investment...not just the voice over the phone..I have not yet become an automated Realtor..I am alive and kicking so do your tasks as you is your business.I can't understand why I have to be invited to my listing when I should be the one taking the invite when they call and if we want to go into it further i can say a lot of crap listing agents put up with when dealing with buyers agents..but I will leave that for a separate discussion.

May 25, 2007 10:45 AM #46
Kay Van Kampen
RE/MAX Broker, RE/MAX Solutions - Springfield, MO
Realtor®, Springfield Mo Real Estate
Great advise.  I'm guilty of calling the sellers instead of seeing them face to face.  Just sending information and picking up the phone is not as "personal".  Thanks for the reminder.
May 25, 2007 12:27 PM #47
Ryan Hukill - Edmond
ShowMeOKC Real Estate Pros of KW Elite - Edmond, OK
Realtor, Team Lead
Neal, I can see both sides to this. I like your approach but I know that when I've worked with buyers it can be awkward if the listing agent is there. Thanks for the post!
May 25, 2007 03:51 PM #48
Neal Bloom
eXp Realty - Weston, FL
Realtor CRS-Weston FL Real Estate


It's understandable but I just try to make extra effort and feel it might help rather than hurt. But I guess some feel the opposite.


I still cannot figure out why it is so awkward when we are getting you access to our If I have to open the door because the seller requests it...are you saying I should tell them it is too awkward? Most sellers do not understand that especially the ones who need the agent there..yes it is true..I would rather the seller not be there...but the listing agent?

May 25, 2007 11:32 PM #49
Ryan Hukill - Edmond
ShowMeOKC Real Estate Pros of KW Elite - Edmond, OK
Realtor, Team Lead
Neal, it's not so much that it's awkward for me, because it's not. But for the buyers who have a relationship with me and don't know the listing agent from Adam, it can cause them to be less comfortable and less likely to discuss their true feelings about the property with me, simply because they don't want to offend the listing agent. It's just a comfort level thing. Also, I have encountered some listing agents that don't know how to just show the home and not pressure my buyers. That's when it's really awkward for the buyers.
May 26, 2007 05:39 PM #50
Neal Bloom
eXp Realty - Weston, FL
Realtor CRS-Weston FL Real Estate


There is nothing wrong with that feeling..most buyers do not realize that if the door needs to be open by the listing agent it is so they can get in..the should appreciate that we make the effort to get them in or agents love to call me and say why are they selling if you can't even get the door ope so I simply need to get your client in s soon as possible..I understand your point and I would not interfere..but if I need to get you access then if I open the door and go in another room or outside and make some calls. then why would they feel uncomfortable? I would think if they spend all their time with you and want to get into a property..should they pass it by if the listing agent has to open? That is my point...I do not look for a reason to intimidate the other agent but if that is what my client wants well ..I have a job to do also and that is get the house sold and do whatever i need to so we do not miss the next possible buyer because they wanted to go to the next property.

May 27, 2007 12:11 AM #51
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