Under Promise & Over Deliver

Real Estate Agent with Joy Daniels Real Estate Group, Ltd.

You know the old saying, “Under Promise and Over Deliver”!  One of our biggest pet peeves in our dealings in the real estate world (or should I say: our buyers’ pet peeve) is when listings over-promise and under-deliver!  I can’t tell you how many times buyers go into a property and are sorely disappointed because the listing reads one way but the home shows a very different way.

                          What are some “over-promises”?

 It says:  remodeled kitchen  What you get: old kitchen cabinets that are painted

 It says:  half-bath?  What you get: a toilet in an open area

 It says: 4-car garage  What you get: a deep 2-car garage

 It says: 4 bedrooms  What you get: a bedroom in basement or walk-through area (called integral room)

It says:  family room  What you get: a small sitting area

It says:  finished basement  What you get: a basement with painted walls & carpet thrown down 

The bottom line is this:  If the listing says anything that the house is not, you will sometimes have upset, angry or at the least, disappointed buyers.  You may think you will get more buyers to look at your house when you actually get buyers that will feel like you’ve wasted their time!  Don’t be vague and try to entice with “false” advertising.  Instead, err on the safe side of not overpromising!  We like when buyers are pleasantly surprised rather than sorely disappointed!  

Posted by


Joy Daniels, GRI, ABR, CSP, e-PRO
2793 Old Post Road, Suite 200
Harrisburg, PA  17110

(717) 695-3177  office - Call TODAY and let me help you find your dream home!


Joy@JoyDaniels.com - Email TODAY and let me help you find your dream home!

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Comments (8)

Endre Barath, Jr.
Berkshire Hathaway HomeServices - Beverly Hills, CA
Realtor - Los Angeles Home Sales 310.486.1002

Joy your headline has always been my MOTTO:) so true I hate it when it is the other way, Endre

Mar 25, 2022 10:50 PM
Grant Schneider
Performance Development Strategies - Armonk, NY
Your Coach Helping You Create Successful Outcomes

Good morning Joy - I would even call those example bait and switch.  Listing agents should not do that.

Mar 26, 2022 03:53 AM
Kat Palmiotti
406-270-3667, kat@thehousekat.com, Broker/REALTOR® - Kalispell, MT
Helping your Montana dreams take root

I totally agree. The descriptions have got to be true.

I can't image calling a 2 car garage a 4 car garage if you can put two rows of cars in. Getting those vehicles out would be a true pain in the butt!

Mar 26, 2022 05:04 AM
Wayne Martin
Wayne M Martin - Chicago, IL
Real Estate Broker - Retired

Good morning Joy. Your written description creates a perception that cannot be undone. Consider that as you write. No second chance for a first impression. Enjoy your day.

Mar 26, 2022 05:15 AM
Nina Hollander, Broker
Coldwell Banker Realty - Charlotte, NC
Your Greater Charlotte Realtor

No argument from me, Joy. One of my pet peeves is when a kitchen that hasn't been renovated in 10+ years and has hum-drum appliances is called a "gourmet" kitchen just because it might have a cooktop and a wall oven.

Mar 26, 2022 05:39 AM
Michael Jacobs
Pasadena, CA
Los Angeles Pasadena 818.516.4393

Hello Joy - hyperbole and fluffing seem to be a standard part of life for some, not just real estate.   I can understand the disappointment many have when the truth is exposed.  

Mar 26, 2022 06:28 AM
Joy Daniels
Joy Daniels Real Estate Group, Ltd. - Harrisburg, PA

Thank you for your comments!  You are so right Michael Jacobs "fluffing" does seem to be a standard part of life for some - we all need to be so careful!
I am with you Nina Hollander, Broker  - disappointment is hard to overcome!  Not just for Buyers and like Wayne Martin said, you only have ONE first impression!


Apr 18, 2022 11:50 AM
Joy Daniels
Joy Daniels Real Estate Group, Ltd. - Harrisburg, PA

Endre Barath, Jr. I am sure you have many good slogans in your life.  I have enjoyed learning many of them!

You are right Grant Schneider  - Bait and Switch is a good thing to call it, but typically it only disappoints buyers and their agents!

Kat Palmiotti - thanks for your comments, you are so right!! 

Apr 18, 2022 11:52 AM