What is the Best way to use the MLS comment section?

By
Real Estate Broker/Owner with Godzyk Real Estate Services NH License 033394

The MLS remains a great tool to market our listings. While some use it correctly, many do not. Would you believe some agents actually leave the comment sections blank? How does that help sell a home? What is equally worse, is what you may read in the comments section when searching the MLS.

 

What is the best way to utilize the comments section? How can the comment section help you sell a home? There seems to be three distinct camps. The first I like to call "just the facts". They place all the data we can already find in the MLS listing. Lets take a look, "10 year old colonial style home. 8 rooms, 4 bedrooms and 2 1/2 baths. 0.5 acre lot. 2 car garage. gas heat with central air." Just the facts and nothing descriptive or inviting.

 

The next camp believes that they should tell a story and hold off on all facts. Lets take a look, "Enjoy your morning coffee on the porch. Work from home from the basement office. Enjoy afternoon tea on your deck. Stroll through the tree lined neighborhood. Cook dinner in the bright white kitchen."

 

Lastly, there is the camp that i believe and practice. That is a mix of fact and descriptions. Lets take a look, "You will love this newly remodeled home. A large brand new kitchen with quartz counter tops. Fully applianced with brand new stainless appliance. A fully finished basement with family room, office or game room. A large 2 car garage that will fit the largest SUV.  A professionally landscaped yard with fruit trees, flower garden and patio with outdoor kitchen. "

 

 

IN SUMMARY, A Realtor should use all tools available to reach potential buyers. In a haste to hire discount brokers or those with no time, many sellers find themselves with a home not selling and ask why. Taking the time to write descriptions that both attract buyers and state the facts have worked great.  The goal is to get the highest price in the shortest time. 

 

IN THE END: The results show for themselves. My wish is sellers do not rush into listing with just anyone. I leave you with my infamous thoughts, My philosophy is simple, provide more personal and professional service to guide my clients through each step of the buying or selling process. All Agents are not created equal and every buyer or seller should take the time to hire the BEST not just the biggest. Those that hire me, find a dedication like no other.

 

To CONTACT Scott Godzyk please call 603.661.2121 or EMAIL: Sctprop@aol.com .

 

About the Author: Scott Godzyk is the Owner/Broker of the Godzyk Real Estate Services in Manchester NH. Proud to be locally owned and operated with 34 years of experience, Scott is a leading Agent for Listing and Selling Homes in this area.We are Full Time Agents ready to serve all of your Real Estate needs. Servicing Hillsborough, Rockingham, Merrimack and Belknap counties. 

 

    

 

 

 

We stand by you through every step in selling your home
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Rainmaker
2,751,830
Myrl Jeffcoat
GreatWest Realty - Sacramento, CA
Greater Sacramento Real Estate Agent

MLS comments are important to provide information that will encourage agents to show properties, and buyers to want to view.  I think the most important thing is to not "fluff" or exaggerate the reality or facts. 

I also have a mortal disdain for the over use of wide angle camera lens that often make a room look far larger than it actually is.

Jul 10, 2020 02:59 AM #11
Rainmaker
2,751,830
Myrl Jeffcoat
GreatWest Realty - Sacramento, CA
Greater Sacramento Real Estate Agent

CONGRATULATIONS Scott, on having this blog FEATURED in the Old Farts Club group!  

Jul 10, 2020 02:59 AM #12
Rainmaker
3,168,043
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of the Manchester NH's area Leading Agents

Thank you for the comment Wayne Martin 

Jul 10, 2020 05:55 AM #13
Rainmaker
3,168,043
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of the Manchester NH's area Leading Agents

I am seeing that a lot Kat Palmiotti , no description and wonder why the seller hired someone like this

Jul 10, 2020 05:55 AM #14
Rainmaker
3,168,043
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of the Manchester NH's area Leading Agents

Thank you for the comment Sham Reddy CRS 

Jul 10, 2020 05:56 AM #15
Rainmaker
3,168,043
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of the Manchester NH's area Leading Agents

Thank you for the comment Barbara Todaro 

Jul 10, 2020 05:56 AM #16
Ambassador
4,208,638
Kathy Streib
Room Service Home Staging - Delray Beach, FL
Home Stager - Palm Beach County,FL -561-914-6224

Jul 11, 2020 06:47 PM #17
Rainmaker
2,167,699
Grant Schneider
Performance Development Strategies - Armonk, NY
Your Coach Helping You Create Successful Outcomes

Good morning Scott Godzyk - time is money and it takes time to do it right.  Sellers who look for cheap get what they pay for.

Jul 12, 2020 06:25 AM #18
Rainmaker
1,023,819
Thomas J. Nelson, REALTOR ® e-Pro CRS RCS-D Vets
Big Block Realty 858.232.8722 - La Jolla, CA
& Host of Postcards From Success Podcast

My grandmother (a broker of 50 years) used to write the comments and ads from the point of view of the house. "You'll love living inside me with my original oak floors, remodeled kitchen and updated bathrooms. My balcony allows you to enjoy your morning coffee and evening wine while you watch the kids play in my lushly landscaped yard".  Stuff like that. She gave the fact in a story told by the house.

Jul 12, 2020 07:02 AM #19
Rainmaker
3,940,580
Dorie Dillard CRS GRI ABR
Coldwell Banker United Realtors® ~ 512.750.6899 - Austin, TX
Serving Buyers & Sellers in NW Austin Real Estate

Good morning Scott Godzyk ,

I'm so glad that Kathy Streib featured your post in her "Ah-Ha" moments for the week! It always amazes me with the comments or the lack of comments entered into the MLS by the listing agent. Its the perfect time to grab the attention from buyers yet many just don't make the effort. I like #3 too.

Jul 12, 2020 09:49 AM #20
Rainmaker
1,127,491
Margaret Goss
Baird & Warner Real Estate - Winnetka, IL
Chicago's North Shore & Winnetka Real Estate

Very good point Scott. 

Our MLS has expanded the comment section to the point that realtors are writing novels! No one wants to wade through all - particularly since it's one solid block of text. 

Jul 12, 2020 10:23 AM #21
Rainmaker
431,024
Graziella Bruner
NCS Premier Real Estate - Detroit, MI
Associate Broker - Serving Wayne & Oakland County

Enjoy your coffee on the front porch!  That right there is for me... Nothing like getting up, going out and sitting on your front porch and enjoying a beautiful nice sunny day, with your coffee and reading. Facts and description is everything. Nothing like a little story behind the picture. Thanks for sharing.

Jul 12, 2020 10:32 AM #22
Rainmaker
111,876
Kris Collis, Associate Broker
Smart Way America Realty - East Stroudsburg, PA
Professional Results you Expect 702-574-8102

Yes, Scott, it wasn't uncommon during housing crash to see blank comments on foreclosed properties.  But for sellers Comments are all about driving qualified buyers to the listing, it's negligent to leave blank.  A savvy seller will notice and should out the agent, "did you forget the Comments?"

Jul 12, 2020 10:54 AM #23
Rainmaker
1,609,749
Marte Cliff
Marte Cliff Copywriting - Priest River, ID
Your real estate writer

My first broker always said "Put the reader in the house," and she was right. That description should allow them to see themselves using those rooms and amenities.

Jul 12, 2020 12:31 PM #24
Rainmaker
2,857,313
Laura Cerrano
Feng Shui Manhattan Long Island - Locust Valley, NY
Certified Feng Shui Expert, Speaker & Researcher

I’ve never used a comment section the way that I should probably, but now I’ll definitely consider it again.

Jul 12, 2020 11:16 PM #25
Rainmaker
867,300
Doug Dawes
Keller Williams Realty - Topsfield, MA - Georgetown, MA
Your Personal Realtor®

Hi Scott Godzyk I've never liked the laundry list approach and mostly use example #3 in your post. Commenting is much better than not but it has to be done properly

Jul 13, 2020 11:53 AM #26
Rainmaker
774,743
John Juarez
The Medford Real Estate Team - Fremont, CA
ePRO, SRES, GRI, PMN

You did not mention this, Scott Godzyk, but once in a while I have seen a listing in which the agent has put the public comments in the confidential section of the listing and the confidential comments in the public section.

Hard to believe but I have seen it happen more than once.

Really amateur stuff!

Jul 13, 2020 05:30 PM #27
Ambassador
4,224,160
Jeff Dowler, CRS
eXp Realty of California - Carlsbad, CA
The Southern California Relocation Dude

Hi Scott:

You've made some great points. Some use the remarks sections well and to their advantage, while others do not do such a good job. It's surprising that there are agents that don't take the opportunity at all. And, boy, some of the typos you see!!

Jeff

Jul 13, 2020 05:53 PM #28
Rainmaker
1,012,532
Jan Green
Value Added Service, 602-620-2699 - Scottsdale, AZ
HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN

Couldn't agree more.  Hiding the facts and only telling a story leave buyers frustrated for information!

Jul 14, 2020 08:31 AM #29
Rainmaker
3,388,317
Kristin Johnston - REALTOR®
RE/MAX Realty Center - Waukesha, WI
Giving Back With Each Home Sold!

Congrats on your feature!  I agree with the comments above as well!

Aug 09, 2020 06:17 AM #30
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Scott Godzyk

One of the Manchester NH's area Leading Agents
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