I'd love to tell you all about it...

Real Estate Agent with Thompson Company, REALTORS® 240.593.2860 MD594797

I've been working with wonderful sellers (I have the best ones) for a couple of months now. The process actually began well before that but we have been in serious preparation mode since about January. 

I would love to tell you all about this stunning property in Brookeville, MD but our MLS rules prohibit me from doing so at this point in time. Any marketing has to wait until we have entered all the details into the MLS and published it as either a Coming Soon or Active listing. 

Instead of whetting your appetite with first pictures and a description of this extraordinary home (but it's all coming real soon!), I am using this opportunity to tell you more about the Coming Soon listing status. 

As mentioned above, we cannot put a sign in the yard, send email announcements, or share details on the socials... unless we are planning to publish the listing as Active or Coming Soon within one day.

Listings may remain in Coming Soon status for up to 21 days. Whether or not you should go that long depends on a few factors. My professional opinion is that three weeks is a long time to be almost on the market. Your listing and details will be shared with potential buyers and you'll need to anticipate drive-bys. It will probably most definitely also be shared with any competition that is getting ready to hit the market as well. 

You have to be clear on pricing, you cannot publish a listing without it. There's no such option as "to be determined" or "will disclose once we go active". If you are watching comparable properties that are under contract, it may make more sense to wait out their closing date if it's near your target list date - especially in a hot market with low inventory! 

While we can go ahead and schedule showing appointments as soon as the listing status switches to active, we are prohibited from showing the property until then. Disregarding this rule can mean a hefty fine. 

It's Coming Soon! Get ready to fall in love.Coming Soon advertising can be a smart move and result in the perfect buyer. It gives other agents heads up that this awesome property is almost ready and they can alert any potential buyers. It can be the difference between the perfect buyer making an offer on another listing or your home! 

Just be aware of the rules and regulations, the can do and cannot do to be in compliance. 

So.. while I'd love to tell you about this fabulous listing I have been working on, I can't just yet. Should you be hunting for the perfect property in rural Montgomery County, let me know and I will alert you as soon as my listing is officially Coming Soon. 

Posted by

Andrea Bedard
Thompson Co., REALTORS®

Silver Spring, Maryland

Fluent in Real Estate and German.
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Comments (8)

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

Andrea I get it I have three up coming listings only can share with the Berkshire Hathaway crows due to MLS rules.... crazy but I get it, Endre

Mar 21, 2023 09:17 PM
Andrea Bedard

It's so hard when you know you got a stunner coming, Endre Barath, Jr., I just want to shout it from the (virtual) rooftops. But I'll be patient while we put on the finishing touches and get it ready for the photographer. 

Mar 22, 2023 08:04 AM
Richard Weeks
Dallas, TX
REALTOR®, Broker
Congratulations on your coming soon listing.  Nice house and nice job with your presentation.
Mar 22, 2023 03:33 AM
Andrea Bedard

Thanks, Richard!

Mar 22, 2023 08:04 AM
Michael Jacobs
Pasadena, CA
Los Angeles Pasadena 818.516.4393

Hello Andrea - anticipation continues to grow in Brookville Maryland as time moves closer towards readiness. 

Mar 22, 2023 03:50 AM
Andrea Bedard

Very much so, Michael Jacobs! I can't wait to share all the details, this one is a stunner.  

Mar 22, 2023 08:05 AM
Dorie Dillard Austin TX
Coldwell Banker Realty ~ 512.750.6899 - Austin, TX
NW Austin ~ Canyon Creek and Spicewood/Balcones

Good morning Andre,

I'm sure your sellers in rural Montgomery County appreciate you helping them and observing the marketing allowed in your area. Can't wait to see the details when it's officially on the market!

Mar 22, 2023 03:50 AM
Andrea Bedard

At this point, we wouldn't want people driving by just yet, Dorie Dillard Austin TX. It's almost ready, but not quite, and we do want it to look perfect. It is a good opportunity to share more details about the Coming Soon status, which is something we didn't have in years past.   

Mar 22, 2023 08:10 AM
Brian England
Arizona Focus Realty - Gilbert, AZ
MBA, GRI, REALTOR® Real Estate in East Valley AZ

It sounds like it will be a great listing that will fly off the market once it hits.  I have never been a fan of the "coming soon" listing, I believe that it hurts a seller more than it helps because the audience is limited.

Mar 22, 2023 03:52 AM
Andrea Bedard

I appreciate your comment, Brian England! I am not a fan of maxing out the Coming Soon status but do like it for a week or so. It resulted in the perfect buyer on a listing last year. The buyers were just about to submit an offer on a different house when I uploaded the pictures for my Coming Soon listing. They held off, scheduled the first showing on my listing, and ended up making an offer that my sellers couldn't refuse. It was golden!  

Mar 22, 2023 08:13 AM
Charles Ross - (785)-819-6944
eXp Realty LLC Salina Group - Salina, KS
Love To Help People

Excellent Information. Thank you for sharing. Have a wonderful day and a blessed week.

Mar 22, 2023 04:22 AM
Andrea Bedard

Thanks, Charles! 

Mar 22, 2023 08:13 AM
Kat Palmiotti
406-270-3667, kat@thehousekat.com, Broker/REALTOR® - Kalispell, MT
Helping your Montana dreams take root

As always, it's so interesting how different areas have different rules. We are not allowed to have "coming soon" at all here in Kalispell MT. The earliest any marketing can be done is within 24 hours of the "Active" listing.

Mar 22, 2023 05:01 AM
Andrea Bedard

The Coming Soon is somewhat new in my market, Kat Palmiotti. I believe it was implemented in 2016 as more and more agents started Coming Soon advertising with signposts and email blasts prior to listing it in the MLS. This practice suddenly emerged and took off, so the rules had to be adjusted.

Interestingly enough, I learned from the buyer's agent on one of my listings last year that they announce all their listings in-house for 3 days before they go live. It made me pause.. it still does.  

Mar 22, 2023 08:18 AM
Ed Silva
Mapleridge Realty, CT 203-206-0754 - Waterbury, CT
Central CT Real Estate Broker Serving all equally

Oh, the anticipation of an opportunity coming to the market. A few more posts like this and the cars will start to clog the road.

Mar 22, 2023 05:45 AM
Andrea Bedard

🙂We are working on getting it ready for the photographer, Ed Silva. I can't wait to share more details when it hits the market as a Coming Soon.  

Mar 22, 2023 08:24 AM