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Urgency Without A Gun To The Buyer's Head | Coming Soon & Open House

Reblogger Marte Cliff
Services for Real Estate Pros with Marte Cliff Copywriting

Barbara outlines a marketing plan here that makes good sense. Unlike the deceptive plan used by the agent in Scott's post, this one gives everyone a fair and equal chance.

Leave it to Barbara to come up with something this good. She's a master marketer.

Original content by Barbara Todaro 104763




After reading Scott Godzyk’s well deserved featured post, I want to share my thoughts on the topic of the “Coming Soon” listing. We are listing agents, and that’s our focus in real estate. I market for listings.

All of our listings do not qualify for a “coming soon” rider on the For Sale Post. We do not submit the listing into MLS until it’s active.

The purpose of OUR listing having a “coming soon” rider is to alert buyers and their buyer agents to begin their due diligence, if the property is appealing. We never exceed 7 days of coming soon, and more often than not, only 4 or 5 days.

That time frame allows buyers and their agents to visit the town hall; secure a copy of the tax bill; visit the water/sewer dept; drive around the neighborhood and speak with neighbors. The neighbors will all know the property will be on the market soon, because we do have a for sale sign in front. 

On the flip side of “coming soon” listings, one needs to stand firm with not allowing showings. We have had agents deliver offers with no contingencies. Our sellers never accept an offer until every inch of the property has been seen by the buyer and the buyer’s agent.

For us, the “coming soon” period of “marketing” is to the advantage of the buyer agents who are ready to jump on the listing. Everyone has the same time period for collecting information.

I market on my Facebook Personal and Business pages; our team website; and ActiveRain. If anyone locally is searching for a home that’s similar to the subject property, they’ll see it or hear about it from someone.

Of course, all “coming soon” listings are priced properly, or I won’t go through the steps of marketing the listing as “coming soon.”  Once we submit the property into MLS, we want to give buyers and buyer agents who were not aware of the “coming soo” status time to do their research.

The listing is submitted on a Friday and showing begin at the Open House Event on Sunday. That gives EVERYONE one business day and one additional day before the Open House.

Timing is important. Again, our sole purpose is to market the listing properly and secure the best price with terms and conditions that are reasonable to the seller. No one has a gun to his/her head. Everyone has ample time to properly prepare to make an offer at the Open House.

No one is allowed in the home until the beginning of the Open House; no offers are accepted unless the buyer sees the property; and no other games are played.

We sell most of our listings in this manner.  Agents in the town trust us, and there has never been a reason for anyone to question our ethics.

Everything we do is focused on the best methods of representing the seller. It’s all about the seller, and if all agents kept THAT thought in mind, there would never be an issue with “coming soon” and/or showings beginning at the open house.

Sellers like that type of marketing and appreciate the fact that we offer it. Buyer agents appreciate the addition timeframe to prepare their buyer and secure the pertinent information so the buyer can read it and digest it.

There’s always an urgency, but we attempt to relieve as much pressure as possible.


Barbara Todaro

Marketing Agent for The Todaro Team

308 W. Central St...suite E

Franklin, MA 02038


Exclusive Marketing Agent for The Todaro Team


             Copyright © 2009 - 2019 Barbara Todaro

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Barbara Todaro
RE/MAX Executive Realty - Happily Retired - Franklin, MA
Previously Affiliated with The Todaro Team

Marte Cliff thank you so much for the reblog.... I appreciate that....

Jun 25, 2019 05:51 AM
Marte Cliff
Marte Cliff Copywriting - Priest River, ID
Your real estate writer

You're welcome Barbara Todaro - I think your system is brilliant.

Jun 25, 2019 07:23 AM
Georgie Hunter R(S) 58089
Hawai'i Life Real Estate Brokers - Haiku, HI
Maui Real Estate sales and lifestyle info

Coming Soon has really become a topic of discussion, but this is the right way to do it!

Jun 25, 2019 07:52 PM
Marte Cliff
Marte Cliff Copywriting - Priest River, ID
Your real estate writer

I think so too, Georgie Hunter R(S) 58089.

Jun 25, 2019 07:59 PM
Patricia Feager, ABR,CRS,GRI,MRP
Selling Homes Changing Lives

Barbara Todaro - I saw your post on Marte Cliff re-blog. It's a good one. We have authority through our MLS to use "Coming Soon," advertising in the MLS and signage. Personally, I don't think everyone complies with the rules and I received an invitation for a "Coming Soon," Open House for Agents only from one of my competitors. I can't say if it really benefits the sellers at all or just the ego if people can't be trusted. 

Jun 28, 2019 08:01 PM
Marte Cliff
Marte Cliff Copywriting - Priest River, ID
Your real estate writer

Patricia Feager, MBA, CRS, GRI,MRP After reading the comments on Barbara's post, and seeing how some people mistreat "coming soon," I think I'm glad this was not a practice back when I was an agent.

Jun 28, 2019 09:02 PM
Patricia Feager, ABR,CRS,GRI,MRP

Marte Cliff - Personally, I don't like the practice at all. When Buyers find out there is a "Coming Soon," they don't even get that excited about it because they automatically think the agent is working on an offer within their Brokerage firm or boy someone else. 

Jun 29, 2019 01:16 AM