Our marketing approach is very unique compared to what most other agents do. Over the years we have studied which marketing techniques work and which ones don’t and we have been able to develop a marketing approach that has been so successful that our listings consistently beat the market in Average Days to Sell.
In fact, our listings consistently sell much faster than the average listings on the MLS.
Simply placing a sign in the yard and listing it on the MLS is not a good marketing strategy for selling a home!
As listing agents, we feel our job is to get as many qualified buyers as possible to walk through the front door of your home. That is why every step in our marketing approach is designed to do just that. Where advertising refers to the placement of a particular ad in a magazine or online, marketing, on the other hand, refers to a series of actions that when put together creates a promotion of a home to a targeted audience. That is how we sell homes.
The following steps, when put together, make up our Unique Marketing Approach.
Step 1 – Professional Photography
In the old days before the internet, a buyer’s first chance to see your house was when they actually set foot inside. Nowadays buyer’s start their search online. If the pictures they see are not pleasing they will skip your listing and go on to the next.
It’s amazing the number of listings I come across on a daily basis that have bad pictures. There is absolutely no excuse as to why every listing cannot have professional photographs taken.
By having professional photographs taken, the house is displayed in the very best way and draws potential buyers to it right away. Unfortunately, only about one third of listings include professional photography. This is the first time a buyer will see your home and if it does not give them a great first impression you’ve lost that buyer forever.
The photographers we use produce amazing photos of homes drawing in potential buyers that want to find out more about your home.
Step 2 – Interactive 3D Virtual Tours
In addition to Professional Photography, we also produce Interactive 3D Virtual Tours. It is quite unfortunate that only about 6% of listings include an Interactive 3D Virtual Tour. This is an incredible technology that should be used on every listing.
With this technology, we have the opportunity to place the buyers inside your home and allow them to walk around and see your home as if they were actually standing there.
Similar to Google’s Street View, our interactive 3D tours allow potential buyers to virtually walk through your home and preview your entire house, including all rooms from all angles, as if they were physically there.
This is the next step in the evolution of home selling. Buyers will be captivated as they use this new technology to preview homes. Buyers that physically visit your home after viewing the virtual tour will more likely be ready to place an offer. The interactive 3D tours also provide the possibility to increase the number of potential buyers by capturing out-of-town buyers as well!
Click here to check out our live DEMO.
Step 3 – Mobile Ready Property Website
The next step in our marketing approach is to produce a mobile ready webpage specifically for your listing. The term “mobile ready” refers to the webpage looking just as good on a mobile device as it does on a desktop computer. Today most of the internet surfing is done from mobile phones. If the website does not look good on a mobile device the surfer will move on to something else.
The property webpage includes the professional photos, the interactive 3D tour, all the property information, and a way for the buyer to schedule a private showing.
Step 4 – Yard Sign w/ Info Rider
Where permitted, we place a For Sale Sign with an information rider attached. The information rider includes a website address that will point to the property webpage. This will allow potential buyers that drive by to get more information about your house and see the photos and the interactive 3D tour.
By allowing a way for buyers driving by to see the property webpage it will provide an opportunity to show your house to the buyer while they are in the area.
Step 5 – Social Media and YouTube Advertising
Prior to the internet, homes for sale were advertised in newspapers and magazines. However, those media avenues are no longer effective in reaching a large audience.
Social Media, on the other hand, is the perfect advertising source to target buyers looking for a home just like yours.
We advertise our listings on Social Media prior to our Strategic Open House in order to get the maximum amount of exposure and increase the number of potential buyers that show up during the open house.
YouTube, though not technically considered social media, is however an incredibly effective way at targeting potential buyers. Our walk-through videos are viewed by thousands of targeted buyers looking for homes to buy in the area the homes are located.
Step 6 – Online Retargeting
Online retargeting is a way to advertise to buyers that have already seen your home listing and remind them about the upcoming open house.
How it Works: Have you ever been shopping online, and you look at a particular product, for example; a pair of shoes? You decide not to buy them and continue surfing the internet. Over the next few days as you surf the internet you constantly see advertising for the same pair of shoes. You are being retargeted to remind you about the shoes you were looking at.
We do the same online retargeting with your home. As potential buyers visit your home’s webpage, they begin to see advertising as they surf the internet reminding them of the upcoming open house. This part of our marketing keeps your home fresh in the buyer’s mind, so they don’t forget to attend the open house.
Step 7 – Strategic Open House
This is by far our favorite strategy in our marketing arsenal. It is so effective that many of our listings receive multiple offers due to the Strategic Open House.
How it works: While normal open houses are not very effective at getting a home sold, our Strategic Open House is specifically designed to not only get your home sold but to obtain multiple offers as well. When we first list a house on the MLS we also deploy our marketing steps that you see above.
The strategy is that we do not allow anyone to see your home until the day of the open house. Our Strategic Open House is held open for only one hour. So as potential buyers see the new listing with great photos and the interactive 3D tour they will want to come see it right away.
By not allowing the buyers access to see your home until the day of the open house it creates a buzz and a sense of urgency. The day of the open house all the buyers that wanted to see your home will show up during that one-hour time period. When buyers that are interested in your home see other buyers that might also be interested, they will feel the need to submit an offer right away or risk losing your house to someone else.
Like I said before, this strategy works so well it has become our favorite part of our Marketing System.
Step 8 – Pre-Listing Inspection
Getting a home inspection done before listing your home can save you thousands of dollars. In fact, we feel this is so important that Cooper City Realty will reimburse you the cost of the inspection at closing.
Why is this so important, let me explain.
When your home goes under contract with a buyer the very first thing the buyer will do is have your home inspected. It doesn’t matter if your home is brand new or 30 years old, you can rest assured that the inspector is going to find issues with your house. Once the buyer gets the inspection report, they will ask for a credit for some or most of the issues found by the inspector. This could end up being a few thousand dollars or more.
You’ll have three possible solutions to this issue.
- Give the buyer the full amount of the credit they are asking for.
- Negotiate an amount less than they are asking for.
- Refuse to give any credit and risk the buyer walking away from the deal.
The reason the inspection is the very first thing a buyer does in a real estate transaction is because inspections are the number one reason deals die. Negotiating issues on an inspection report is very tricky because emotions usually end up controlling the buyer’s and seller’s decisions. Here is where having a great experienced Realtor® on your side will pay off.
In order to eliminate this whole issue of having the buyer come back with a request for a credit is the reason we highly recommend you have your home inspected prior to listing it for sale.
Here is how we use the pre-listing inspection at Cooper City Realty. We provide the pre-listing inspection report to all potential buyers before they make an offer on your home. This way they know up front what the issues are with the house. The funny thing is that providing this information up front does not affect the price the buyer will offer. The buyer is not going to risk losing the house to another buyer over a few thousand dollars due to some minor issues. We even ask the buyer to sign a form that states that they have reviewed the pre-listing inspection prior to placing an offer on your home. That way there is no mistake that they actually reviewed the report.
Now when the buyer does the inspection on your home, unless their inspection report shows something different than your report, they can’t request a credit because they already knew the condition of the house upfront.
This practice of providing inspection reports upfront has saved our sellers thousands of dollars which is why we highly recommend having your home inspected prior to listing it for sale.
Step 9 – We Show-up For All Showings
Most people won’t see this step as a marketing strategy, but we do. We do our very best and try to show up every time there is a potential buyer that wants to see your home.
Why this is important: As the listing agent, we will do the very best job possible to try and “sell” the house to the buyer. The agent the buyer shows up with does not know the house and does not care if their client buys your house or another house. We however, do care, and will point out every positive aspect of your home to the buyer. Convincing a potential buyer that your home is the right house for them is our top priority every time we show your home.
If you would like to discuss the sale of your home you can call or text anytime at 954-818-3602 or you can fill out our Contact Us form and we will call you to schedule a time to meet at your home.