412 showings but only 5 people came to the house?

Reblogger Michael J. Perry
Real Estate Agent with KW Elite

   I just had to reblog this post because it clearly shows the paradiem shift in the world of real estate marketing ! With nearly 70% of all buyers being age 45 or younger, real estate agents must totally revamp their listing marketing plans to reach this audience ! Nick thanks for sharing this great post !

Original content by Nick Vandekar, 610-203-4543 PA License - AB067198

More and more people today are looking for homes, either to buy or rent online than ever before. There is not much room for growth in the numbers looking online, such that it is changing the way Realtors and real estate agents market their listings. As more people look on line less people seem to be looking physically.

Every real estate website will tell you that those homes with MORE photos get more views, so selecting the right photos is even more important than before. As internet searching grows more buyers are looking online for longer periods and without representation because most of the listing information is out there on the internet on multiple sites.

As a listing agent what is the correct number of photos to show, 12, 24, 36 or even more, should you include video? There are so many options to add, floorplans, virtual tours, map views, walkscore maps, the list is almost endless. But is today's home seller prepared for how this changes the number of physical showings? As a listing agent can you tell your seller how many internet showings they have had this week?

As buyers discount homes before physically seeing them either because there are no photos, or simply the photos are too few, or only of the outside of the home, leaving buyers to ponder what lurks inside home owners are not understanding that showings physically are down. They are getting stressed at the low level of physical showings and expect their agent to help them change this because they do not understand the market as it is today.

Are agents then making these homes available easily for these unrepresented buyers to view? As we all know none of us like to feel indebted to someone, so when we walk into a shop and are asked if we can be helped, we nearly always say "No, Just looking." Even when we specifically came to the shop to buy something. Likewise buyers today want to see properties physically, but don't want to call an agent and feel indebted to work with them, so public open houses are even more important for these unrepresented buyers. It allows them to see the home they might have interest in plus check out the agent and see if there might be a deal that can be struck on this home in this market. I am seeing more dual agency deals being done today than I have in a long time and believe it is internet buyers who are unrepresented and hope either to secure a better deal possibly through working with the listing agent, or simply through ignorance of the benefits of working with a buyers agent to protect their interests.

Do you feel that photos and video show you everything a house can show and feel?

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Re-Blogged By Re-Blogged At
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David Shamansky
US Mortgages - David Shamansky - Highlands Ranch, CO
Creative, Aggressive & 560 FICO - OK, Colorado Mtg

That's a great re blog. I consider myself a showing as I or my wife look at properties online all the time for deals or is there a reason to move and I think that warrants the same as driving over and walking through. maybe a touch less but the bottom line is if I like what I see we go see it in person so you can toss a hook in the water but unless there is bait you aint catching any fish, unless its an accidental snag...



Oct 19, 2011 05:17 AM #1
Sara Garden
Rocky Mountain Home Staging - Boulder, CO
MBA, HSE, HSR, APSD, Home Stager

Photos definitely aren't the same as real live tour. Most real estate photos aren't that great in the on-line listings, it's hard to capture the light and sense of space and impossible to capture the flow. And if the decor or fixture are dated lots of on-line lookers might just take a pass in favor of a house that looks better or like a better value (updated, spacious, etc) in the photos.

Oct 19, 2011 05:20 AM #2
Bud & Beth McKinney
Cary/Raleigh/Apex NC - The Team That Cares, RE/MAX United

Like I tell my sellers, the tour is a blessing -- when you get an actual walk-through showing, that is your second or perhaps third showing.   Folks are using the internet and the tours are golden.

Oct 19, 2011 05:39 AM #3
Dagny Eason
Dagny's Real Estate - Wilton, CT
Fairfield County CT, CDPE Homes For Sale and Condo

Thanks for reblogging this!  I totally missed this, and it is the true debate of the year -how many pictures are too many, how many are too few?  To video or not? etc....

I loved this enough to send the link to some of my listing clients...

Oct 26, 2011 04:16 PM #4
Dagny Eason
Dagny's Real Estate - Wilton, CT
Fairfield County CT, CDPE Homes For Sale and Condo

Sorry - I went in and corrected some crazy errors I just noticed in my comment!

Oct 26, 2011 04:30 PM #5
Joy Daniels
Joy Daniels Real Estate Group, Ltd. - Harrisburg, PA

this was a good post to read.  I like what Bud & Beth said - it's all a blessing that the tour can get started.  So many people start their search online (96% according to NAR) and so we need to be sure they are seeing what they expect to see!

Oct 31, 2011 01:33 PM #6
Suzanne Ciaciak
Collegeville - Boyertown, PA
Realtor, ABR, GREEN, Prudential Fox & Roach, Realtors

I have bounced this back and forth for a LONG time...are more pictures better...or is" less more".

I think buyers have to physically visit the home to know if it's for them or not.....some buyers might have missed homes that would have been great for them because they didn't get a good feeling from the pictures...on the other hand, I've had buyers say when touring a home...wow, this looked better on line, and now they are dissappointed. Maybe lots of pictures and VT's "weed out" some  un-necessary showings, saving the buyer, agent and seller time...I'm in a quandary....but I still post all 25 pictures and VT's Trend will allow. 

Nov 06, 2011 09:35 AM #7
David Longenecker
Hostetter Realty - Parkesburg, PA

Mike, I really like the idea of explaining page views as showings to sellers.  It makes perfect sense that, in the "new world" a potential buyer taking a photo tour or spending time online with a property is the equivalent of a "showing".  Thanks.

Nov 15, 2011 10:59 PM #8
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Michael J. Perry

Lancaster, PA Relo Specialist
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