Ever think about updating?

Real Estate Agent with RE/MAX Top Properties

In checking the hotsheets yesterday morning (12-28-07) I found two listings that really stuck out to me. The first was blogged about here, the other was this:

I'm browsing the cancelled listings. I come across one in my town and try to decipher exactly why it may have been cancelled:

*It's listed by the number one agent in town- seemingly not a bad choice.

*It had a market time of just over 5 months- not great, but not totally unexpected in the current market.

*The price didn't drop a dollar on it during that time- definitely not good strategy for a property that's been on the market since July 23rd.

Here's the biggest kicker to me:

In the remarks section it reads: Hurry, still time to get in before school starts!

Really? Starts what? Back from the holiday break? Oh oh oh, I get it....you listed the property on the 23rd of July- thought someone might want to get in before mid-late August when the school year begins and then forgot it was there.

Is that why it was cancelled? Did the seller say to his/herself, "Self, my Realtor hasn't dropped my price to adjust to the market and is still touting my home as one that can be obtained before school starts. I think she's not REALLY working her absolute hardest for me! Think I'll fire her."

Now, it is entirely possiblethat this agent has attempted to rectify the pricing problem and HAS worked diligently to sell the property....but the inability to remove or restate a line in the listing remarks doesn't give clear indication that that is indeed the case.

I don't understand this logic. One of the first things I learned in this business is that the agent remarks section of the MLS listing is the single-best-form of free-advertising I'll get. Now, technically it isn't free since I owe dues and so-on but from an aspect of this is what every agent and each of his/her clients that are sent the listing will read....this is where I want to be uber-professional and get folks interested in what I'm marketing. Errors, omissions and being 5 months tardy on the description doesn't exactly add-up to busting my butt for my client.

It's a good idea, and something I routinely practice, to stay on top of your listings and how they read. If you have too many listings to do this- maybe you need to cut back to better serve your clients. If you don't have too many listings, find a good excuse- because most will find it to be plain laziness and will surely question what you're doing to earn your commission!

Posted by


Jim Ludes is a REALTOR with Century 21 Coleman-Hornsby in Grundy and Will County, IL. If you have a question about real estate that he might be able to help with, email him at Jim@JimLudes.com or call/text at 815-712-7786. If you'd rather observe from afar or become friends first, check him out at:

Twitter dropLinkedin drop Facebook drop  Caricature drop


This entry hasn't been re-blogged:

Re-Blogged By Re-Blogged At
Illinois Grundy County
back to school
jim ludes

Spam prevention
Show All Comments
Ron Parise
LocateHomes.com - Cape Coral, FL

Excellent point...I get people coming to my website just to see their own property and how its listed.(and by the way to check up on their agent)

I trust that by now you have contacted this homeowner to compete for the relisting

Dec 28, 2007 10:34 PM #1
Kevin McGrath
Long & Foster Real Estate Companies- Fredericksburg/Spotsylvania - Fredericksburg, VA
Long & Foster Real Estate Companies
Great point - I am so paranoid about it I read each of my listing descriptions every week -just to check for stuff like that.
Dec 28, 2007 10:44 PM #2
Karen Gentry>>Charlottesville, Virginia Real Estate Professional
RE/MAX Excellence-Charlottesville VA - Charlottesville, VA
Very helpful information.  I am amazed when a property expires and there is still no picture.  Buyers want to see a picture.  Thanks for your post.
Dec 28, 2007 11:01 PM #3
Charlie Ragonesi
AllMountainRealty.com - Big Canoe, GA
Homes - Big Canoe, Jasper, North Georgia Pros
This is a good point we often list them and forget them
Dec 28, 2007 11:14 PM #4
Daniel J. Brudnok, REALTOR
Berkshire Hathaway Home Services Fox & Roach, REALTORS - Exton - PA License #RS-225179-L / Delaware License #RS-0025038 - Downingtown, PA


I play with the MLS for my properties at least once a week.....to keep it fresh.

Have a Great New Year.

Dec 28, 2007 11:46 PM #5
Richard C. Decker,P.A.-Realtor Broward County FL
RE/MAX Partners - Fort Lauderdale, FL
Speaking of pictures - if property is listed within the past month - how many pictures will still have the door weath and the Christmas tree and ornaments in May ?? Well of course the property will be sold before that -- but in the what if.
Dec 29, 2007 01:10 AM #6
Jim Ludes
RE/MAX Top Properties - Coal City, IL
Grundy/Will County, IL REALTOR

Great comments all. Those who said they check/ update/ play with their comments once a week, or often have the idea. If after a certain amount of time your description hasn't produced any interest....shake it up!

Richard- the pictures bug me just as much, if not more.....I didn't mention it because that's part 2! :)

Dec 29, 2007 03:36 AM #7
Elizabeth Weintraub Sacramento Realtor Top 1%
RE/MAX Gold - Sacramento, CA
Put 40 years of experience to work for you

I really like the listings that say, "Hurry, won't last at this price." And it's on the market for six months already! Marketing comments should always be evergreen. I always type mine first and rearrange the words, paragraphs, until I've used every square inch of available space and I'm pleased with the results.

Dec 29, 2007 10:05 AM #8
Jim Ludes
RE/MAX Top Properties - Coal City, IL
Grundy/Will County, IL REALTOR
I agree Elizabeth....inputting my first couple of listings- it took me a good hour to write the remarks because I wanted it to be perfect. I can do it much quicker now- but all the same effort goes in.
Dec 29, 2007 04:18 PM #9
James Downing - Metro DC Houses Team REALTORS®, CRS, GRI, ABR,MRP, MilRes
Real Living | At Home - Washington, DC
When Looking to Buy or Sell - Make the Right Move
My favorite is seeing in the comments "Open House this Sunday 8/1; 1-4pm"  .... and it's December...
Dec 31, 2007 01:32 AM #10
Show All Comments

What's the reason you're reporting this blog entry?

Are you sure you want to report this blog entry as spam?


Jim Ludes

Grundy/Will County, IL REALTOR
Ask me a question

Additional Information