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.
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.
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