Author Archive
How to get Expired Listings in Plano Texas
Posted by: | CommentsRealtors in Plano Texas looking for business can find it by working Expired listings.
Each home listed is an opportunity to do more deals. Use your listings to create more listings and collect a qualified group of buyer prospects. The homes that don’t sell when first listed can be the best homes to have as listings. What was an unrealistic homeowner has become a motivated Seller. More listings mean more deals! Expired Listings have a Motivated Seller, ready willing and able to see their home sold resulting in a quicker sale. If you show up offering a complete marketing package you will win more listings and get higher commissions. There are usually two reasons for a home that didn’t sell; Price and Marketing. If you let the Sellers know that you have the most cutting edge comprehensive marketing program available, they will embrace your direction and advice for getting their home sold. Once you win the listing, make sure that you use it to get lots of buyer prospects and grow your listing inventory in the neighborhood. Every listing should be seized as a way to grow your listing inventory and buyer pool. What is the Market in Plano texas for expired listings?
Identify them and win their Listing
One of the most effective means of working expired listings is to search the MLS and find listings that are expiring over the next 7 days in a target geographic location. Make it a habit to stop by all listings that are expiring every morning or every afternoon (early morning is best as it is easiest to make it a routine). Worst case work
“Expired’s” the same time every week, like Tuesdays and Thursdays or every Friday. It is important when you stop by to appeal to the Seller’s. Even though many Expired listings are overpriced per the location and condition, pay no mind. Almost every Expired Listing Seller thinks their home only didn’t sell because of marketing. So, it only makes sense that at first encounter, you should only talk about marketing. Marketing, marketing and more marketing. They will feel you are a breath of fresh air compared to their previous experience. To show them how you are different, you should create a unique marketing piece that you can leave at their home. Here are some ideas for Plano Texas Expired listings.
a. Make a Property Site for their house and drop off business card stickers with their property domain as it has their home on it they will be impressed. 123PlanoTexas.WillSellQuick.com. Seeing their actual home as a property Website shows that you care and first impression is everything.
b. Make or use the pre-made flyers to showcase your marketing program and build your case for why you are better.
c. Visit the homes with a flyer, postcard or anything that links to your Flip Show book link (buy a domain www.SellYourHomeNow.com) or link to your existing website and embed the Flip Show book on the Home page showing why you market more than their old Realtor in Plano Texas did.
Ask them to go to the URL’s on the flyer, postcard or business card (business card stickers with their domain) and see why you are different. Marketing is everything and you have a system that will ensure they expose their home more. Use your comprehensive marketing program to WOW them that you are so very different from the other Real Estate professionals they have encountered. Make sure you convey that you understand where they are coming from and that is why you are here to save the day and you will create instant report. After all, all the Expired Listing Seller’s want is to sell their home and luckily, you have arrived to save the day.
You may drop off marketing materials if the Seller’s aren’t home. You should follow up with a call or if it is a great listing, keep dropping by until you meet or have a dialogue with them. After you have built rapport, schedule a Listing Appointment and get the listing.
Now you have the listing use it and sell, sell, sell…
Once you have the listing, make sure you make the case for pricing. Whenever possible, take all Seller’s especially Expired Listing Sellers out to see their competition. Price based on supply and demand and the Seller’s will be at a more realistic pricing to attract the best buyer. Once they see what their competition is in person, denial subsides and most Seller’s will actually price their home very reasonably. Now that you have a well priced listing, market it fully (use the eMarketingGuide to help with ideas). Scour the neighborhood (perhaps door-knocking with a flyer, business card stickers, Just Listed Postcard, water bottle labels, anything to show the neighbors that you have an online 24-7 Open House. When talking to neighbors, give them a marketing piece with the URL on it and tell them that you have a wonderful place they can go and see everything on the house 123Sample.IsNowForSale.com…etc. Ask them to tell their friends and family because it is in their interest to “pick their neighbor” by helping you promote the domain. Get the Seller working for you too by having them give out your business cards with stickers on the back to promote the URL (their home) on the back. Have your Sellers hand out at least 50-100 cards at work, church, kids sporting events…etc. If you want you can create other mediums like Water Bottle Labels with the URL and pictures on them, postcards, flyers…etc.
Tip:
Use any listing you have or acquire to court other Expired Listings and FSBO’s in the area. Listings are easier to get in a neighborhood you are already selling in. Hold launch events, multiple Open Houses, door knock, direct mail…become a force in the neighborhood. The highest producers are those that specialize in neighborhoods, tracks, complexes or areas as they can promote themselves as an expert, everyone wants to work with the “expert”.
For more information and marketing tips on getting these expired listings go to www.jerryholcomb.com
Top Listing Professional Interview
Posted by: | Comments[soundcloud url="http://soundcloud.com/epropertysites/gerald-richards-listingacademy-com-interview"]
BIO: Retired after 26 years in the US Air Force and then just goofed off for three years working for the government. Got into real estate in 1993 and started Internet marketing in 1995. Bought 52 domain names in 95 and started designing and hosting web site and now I have over 240 Internet web sites. I get 7% commission on all residential listings except for short sales and bank owned. The only reason I don’t get 7% for these is because there is no one I can talk to personally who has the authority to give 7 % otherwise I would get 7% there also. I have a team of 10 agents and we are known as “Utah’s Most Active Agents”. We hold client appreciation events four times a year, affiliate luncheons twice a year, and sponsor various community activities from Easter Egg Hunts, Cancer Walks/Runs, High School Sports Teams, Neighborhood Yard Sales and various real estate seminars every year. We sponsor a very large Christmas party for kid every year at one of the High School and have been doing it for 5 years now. We do all the local trade shows and community events, like Home and Garden Sows, Home Décor Shows, Bridal Fairs, County Fairs, Senior Fairs, and the Parade of Homes.
Things your Burglar won’t tell you
Posted by: | Comments1. Of course I look familiar. I was here just last week cleaning your
carpets, painting your shutters, or delivering your new refrigerator.
2. Hey, thanks for letting me use the bathroom when I was working in your
yard last week. While I was in there, I unlatched the back window to make
my return a little easier.
3. Love those flowers. That tells me you have taste … and taste means
there are nice things inside. Those yard toys your kids leave out always
make me wonder what type of gaming system they have.
4. Yes, I really do look for newspapers piled up on the driveway. And I
might leave a pizza flyer in your front door to see how long it takes you
to remove it.
5. If it snows while you’re out of town, get a neighbor to create car and
foot tracks into the house. Virgin drifts in the driveway are a dead giveaway.
6. If decorative glass is part of your front entrance, don’t let your
alarm company install the control pad where I can see if it’s set. That
makes it too easy.
7. A good security company alarms the window over the sink. And the
windows on the second floor, which often access the master bedroom — and
your jewelry. It’s not a bad idea to put motion detectors up there too.
8. It’s raining, you’re fumbling with your umbrella, and you forget to
lock your door-understandable . But understand this: I don’t take a day
off because of bad weather.
9. I always knock first. If you answer, I’ll ask for directions
somewhere or offer to clean your gutters. (Don’t take me up on it.)
10. Do you really think I won’t look in your sock drawer? I always
check dresser drawers, the bedside table, and the medicine cabinet.
11. Here’s a helpful hint: I almost never go into kids’ rooms.
12. You’re right: I won’t have enough time to break into that safe where
you keep your valuables. But if it’s not bolted down, I’ll take it with me.
13. A loud TV or radio can be a better deterrent than the best alarm
system. If you’re reluctant to leave your TV on while you’re out of town,
you can buy a $35 device that works on a timer and simulates the flickering
glow of a real television. (Find it at _faketv.com_
MORE THINGS A BURGLAR WON’T TELL YOU:
1. Sometimes, I carry a clipboard. Sometimes, I dress like a lawn guy
and carry a rake. I do my best to never, ever look like a crook.
2. The two things I hate most: loud dogs and nosy neighbors.
3. I’ll break a window to get in, even if it makes a little noise. If
your neighbor hears one loud sound, he’ll stop what he’s doing and wait to
hear it again. If he doesn’t hear it again, he’ll just go back to what
he was doing. It’s human nature.
4. I’m not complaining, but why would you pay all that money for a fancy
alarm system and leave your house without setting it?
5. I love looking in your windows. I’m looking for signs that you’re
home, and for flat screen TVs or gaming systems I’d like. I’ll drive or
walk through your neighborhood at night, before you close the blinds, just
to pick my targets.
6. Avoid announcing your vacation on your Facebook page. It’s easier
than you think to look up your address.
7. To you, leaving that window open just a crack during the day is a way
to let in a little fresh air. To me, it’s an invitation.
8. If you don’t answer when I knock, I try the door. Occasionally, I
hit the jackpot and walk right in.
9. Don’t put a mourning wreath or some other sign of bereavement on your
front door. We check obituaries and funeral times, and if something looks
promising we’ll hit during the funeral. Do you really need a double tragedy?
Sources: Convicted burglars in North Carolina, Oregon, California, and
Kentucky; security consultant Chris McGoey, who runs crimedoctor. com
at the University of Missouri-St. Louis, who interviewed 105 burglars for
his book Burglars on the Job.
I am not a lead
Posted by: | CommentsStarting the new year here in Dallas working through all the changes in RESPA, HMDIA, GFE and the other changes. I think this is the main thing to remember.
Who are we working with in our business?
Realtors Let me help build your business in 2010
Posted by: | CommentsDo you want a better way to get and sell your listings and generate more leads?
Watch the video in this link and then contact me.
The best part is there is no cost to you!
If interested contact me
If You Do not Buy a House in Dallas Texas Now, You are Stupid or Broke
Posted by: | Comments|
Have you read this article yet? It was featured in Business Week. My first thought, wow! what a blunt and harsh statement! But the writer, Mark Roth, uses this headturning title to get your attention to make excellent points for those who are on the fence. Namely that interest rates are at an all time low, in fact, the lowest in 40 years. He noted that in the late 70s, rates hit a high of 18%! Can you even imagine buying a house at 18%? I personally can’t fathom it as I bought my first house with an FHA loan while I was in college for 7% in 2001. In the 80s, when rates dropped from 12% to 9%, my parents practically danced their way to the 1st refinance of their home. Generation X’ers probably would never dream of purchasing a home above 7% given all we have ever known are super low rates hovering between 5-6%. Mr. Roth points out the history of previous interest rates as well as the impact of rates on one’s purchasing power. I happen to agree with his prediction that as the economy becomes more stable, interest rates WILL rise to hedge inflation. My prediction has been that by this time next year, rates will have risen 1-2% at a minimum. In Dallas Texas, the average sale is $250,000. Assuming a 5% down payment at 5% interest on a 30 year fixed, your monthly principal and interest payment would be $1275. If rates rise to 7%, your payment increases to $1580/month. Some buyers may be on the fence because they fear prices may drop further. Consider this. If there is a 10% decrease in price and the $250,000 falls to $225,000 in one year, but you wait to purchase and the interest rate rises to 7%, your payment will be $1422. You spend more money per month plus at the higher interest rate, you pay more interest over the life of the loan. Real estate appreciation is always a cycle and as the economy stabilizes, values will level out. Steve Harney is already analyzing data this is happening in many markets and that this will occur by 2014 in many states. Making a home purchase is still a decision that should be weight carefully and is not for everyone. One important consideration will depend on how long you plan to stay in the home. Mark Roth summed up the article, “What I’m trying to impress upon everyone is that |
if you are planning on being a homeowner now and/or in the foreseeable future, or if you are looking to move your family into a bigger home, then pay more attention to the interest rates than the price of the home. If you have a steady job, good credit, and the down payment, then you really are being offered the gift of a lifetime.”Dallas Home buyer tax credit
Posted by: | Comments$8,000 First-time Home Buyer Tax Credit at a Glance
- The $8,000 tax credit is for first-time home buyers only. For the tax credit program, the IRS defines a first-time home buyer as someone who has not owned a principal residence during the three-year period prior to the purchase.
- The tax credit does not have to be repaid.
- The tax credit is equal to 10 percent of the home’s purchase price up to a maximum of $8,000.
- The tax credit applies only to homes priced at $800,000 or less.
- The tax credit now applies to sales occurring on or after January 1, 2009 and or before April 30, 2010. However, in cases where a binding sales contract is signed by April 30, 2010, a home purchase completed by June 30, 2010 will qualify.
- For homes purchased on or after January 1, 2009 and on or before November 6, 2009, the income limits are $75,000 for single taxpayers and $150,000 for married couples filing jointly.
- For homes purchased after November 6, 2009 and on or before April 30, 2010, single taxpayers with incomes up to $125,000 and married couples with incomes up to $225,000 qualify for the full tax credit.
The $6,500 Move-Up / Repeat Home Buyer Tax Credit at a Glance
- To be eligible to claim the tax credit, buyers must have owned and lived in their previous home for five consecutive years out of the last eight years.
- The tax credit does not have to be repaid.
- The tax credit is equal to 10 percent of the home’s purchase price up to a maximum of $6,500.
- The tax credit applies only to homes priced at $800,000 or less.
- The credit is available for homes purchased after November 6, 2009 and on or before April 30, 2010. However, in cases where a binding sales contract is signed by May 1, 2010, the home purchase qualifies provided it is completed prior to July 1, 2010.
- Single taxpayers with incomes up to $125,000 and married couples with incomes up to $225,000 qualify for the full tax credit.
Credit card rates increasing, even if you are not Late
Posted by: | CommentsBig Banks are increasing your credit card rates even if you pay ontime.
This could affect buying a home in the future for you.
100 Billion pieces of SPAM email sent a day.
Posted by: | CommentsOh hey… Before I begin this blog post, I wanted to treat you to some crazy facts about email:
- There are more than 100 billion pieces of SPAM email sent around the world every single day!
- The number of spam email messages sent around the globe each month numbers in the trillions!
- More than 80% of all that SPAM is sent by fewer than 200 individuals
- Despite the crushing number of SPAM messages sent each month, email continues to deliver a higher Return On Investment than any other form of marketing
Ok, Now that I got those interesting numbers out of my system, let’s get back to the regularly scheduled blog post! Did you know that email is still considered the #1 highest return on investment form of marketing in the world? Here are some facts you need to consider that can help you with your own email mortgage marketing efforts:
- The best days to send email are Tuesday, Wednesday and Thursday
- The best time of day to send email is after 9:30 but before 2:00
- Never use red colored font in a professional email (Sets off SPAM flags)
- Keep your subject lines shorter than 35 characters whenever possible
- “Long term prospects” (Those who are not in the market for at least 6 months) should get 1 email per month, whereas shorter term prospects should get emailed 2 – 3 times per month
- Send usable information free of blatant advertising
- Add your Twitter and FaceBook profile links to your email signature (If you have professional profiles setup)
Those are some pretty impressive numbers: a $43.08 return on investment for every dollar spent! Where else can you get those types of conversions? Direct mail? Magazine ads? Radio? Hiring telemarketers? Nope…
Use the tips I provided above, and and you will see an improvement in your own email marketing efforts. But there’s one more tip I have for you that absolutely must be observed:
- Use a permission based email list only! Do not SPAM! -
It’s far easier than you imagine to build a permission based email list. It doesn’t need to be a long and drawn out process. If you make use of a marketing-grade auto-responder system, all of your follow-up efforts will be automated and save you a truck-load of time, while delivering fresh, warm leads to you on a regular basis as the prospects begin to convert and respond to your efforts. I generally grow my own email list by 250 – 300 fresh emails per month. Would you like to do the same?
Let me show you how.
Is paying off your mortgage early a good idea?
Posted by: | CommentsThis message came to me today from;
Da
Home Buyer
Allen, TX
I am in the process of paying off my mortgage and had a quick question on the below math.
I have around $75000 left on my 15 year mortgage with 3.75% APY after Tax Deduction. And, five years ago I had invested in a Certificate Deposit of $75000 for 5% APY. The CD is getting matured next month and looking at CD rates, the best out there is around 2.00% for 1 Year.
So, if I keep paying mortgage (3.57% after Tax) and invest the $75000 in a CD for 2 % (1.6% after Tax), then I am losing around 2.15% interest. Am I doing the math correctly? Is this as simple as it sounds.
So, to me it makes sense to repay the mortgage. Also, in this market, I don’t have any interest in investing in stocks, mutual funds, bonds, etc. ”
Here is my response;
Good Morning Da:
Congratulations of having the ability of choices. The choice of paying off your mortgage sounds appealing on the surface. However, with out a few more questions being able to help make the best choice advice is difficult.
1, Is the payment on your current mortgage causing you any financial stress?
2, What is your age and when do you plan on retiring?
3, are you financially set up to retire when that time comes?
4, What tax bracket are you in today?
5, What would you do with the money you are using to make the mortgage payments with today after you pay off the mortgage?
6, Have you looked into other investments that do not have market risks that stocks, bonds or mutual funds have?
We really need to better understand your situation to offer advice.
Case in point.
I have a mortgage client that inherited more than enough money to become debt free mortgage included. He could have paid off his mortgage early.
We refinanced home out of the second lien and into a lower payment, paid off the non-tax deductible debts he had and the rest we put into a small term life insurance policy just enough to pay off the mortgage and the rest into an annuity that will never lose principle plus share in the market up-turns. He was in CD’s and as you he did not see the returns being above inflation.
Today he can rest assured that if he dies his wife and child are taken care of with a paid off mortgage and his money is making a return higher than CD’s with no market risks.
If you would like to discuss these or other options send me an e-mail I am a licensed Insurance agent as well and a Mortgage Banker.