Flat Fee MLS Listing, the Pros and Cons

  1. What is a flat fee Multiple Listing Service (MLS) listing?

The MLS is an all-inclusive database shared by local Realtors. Agents can access this database to search for exactly what their buyers are looking for. This one resource provides Realtors with a significant advantage over anyone who is selling on their own. In fact, over 90% of buyers find their new homes through the MLS.

Real estate companies that offer flat fee MLS listings will input the information and pictures to the MLS for a fee which varies from between $99 and $995 depending on the level of services provided. However, a fee is typically offered to an agent who brings in a buyer. This fee can be any amount by law but is typically 2% to 2 ½% versus the 6% to 9% charged for full service listings.

  1. What is the difference between flat fee listings and full service Realtor listings?

The owner undertakes duties usually provided by a Realtor. These include taking pictures, providing promotional copy, gathering information about the property, identifying repairs and improvements that will promote the sale and increase the return on investment, deciding on the best marketable price, monitoring the market, price adjustments if and when necessary, Arraigning showings, negotiating with buyers directly, obtain legal counsel, facilitating inspections, possible renegotiating and whatever else is necessary to bring the sale to closing.

  1. What services are typically provided by flat fee brokers?

    Besides adding your listing to the regional MLS, the listing is typically syndicated to dozens of portal websites like Zillow, Trulia, Homes.com, AOLrealestate.com, etc. plus local real estate companies directly. Owner provided pictures that are added to the MLS and portal sites. A sign &/or lock box is usually provided.

    Some companies provide free renewal or listings that do not expire. If available in the area, companies will often provide appointment center services which provide a convenient means of scheduling showings. With higher priced listing packages more services are added.

  2. What are the downsides of flat fee listings?

    Selling by owner is a lot of work. Over half of owners who were successful report that they would not try to sell on their own again. This is because besides the work involved it may not improve the return on investment. Realtors have years of hard won experience. If they can’t typically provide their clients with a better return on their investment than the owners can themselves they would not survive in the profession. Besides the logistics that can reasonably be handled by an owner, there is a good deal of judgment required. One misstep and the deal often falls through. Inexperience, even in new licensed real estate agents, can cost thousands of dollars or the entire sale. Most brokerages provide close supervision and training for their new agents for at least the first year. The owner does not have this essential advantage. Flat fee brokers who offer remote support cannot do so with the same expertise that a Realtor that has personal knowledge of the local market and property can. Finally, beware of invoking procuring cause claims.

In spite of the work and uncertainty involved many sellers do manage to sell on their own using flat fee broker resources to maximize their housing investment greatly.

  1. How to proceed.

Contact a reputable flat fee MLS broker who you can speak with directly to answer specific questions. This brief article can only provide an overview of the process.

While for sale by owner packages vary from broker to broker here are some important considerations:

  • Broker should be experienced and knowledgeable about local market conditions to provide ready guidance and counsel.
  • Broker should be local and able to provide market data and referrals for attorneys, contractors, inspectors, etc.
  • Broker should be readily available 12/7.
  • Broker should be a direct MLS member where property is located not a portal site that remotely lists properties through affiliates.
  • An exclusive website should be included that sends independent buyers directly to the owner to save co-broke commission.
  • Appointment center showing scheduling services should be provided at no additional cost.
  • Owner should retain right to sell on their own without paying addition commission.
  • Changes or pauses to listing should be provided at no additional cost.
  • Listing should not expire until home is sold or taken off market by owner.
  • Electronic lock box and sign should be provided and delivered at no additional cost.
  • All inquires should be directed to the owner.
  • Professional quality photographic services should be available.
  • Owner supplied photos and videos should be enhanced by broker to the standards typically found on the MLS.
  • Broker should also offer full service upgrades with flat fee credited to final commission.
  1. Steps to closing
  • Engage local flat fee broker
  • Provide details and pictures
  • Approve listing on MLS and submit fee
  • Arrange showing with appointment desk
  • Negotiate offers
  • Obtain legal counsel (recommended)
  • Fulfill contact obligations. This is done with the help of the co-broker and your attorney.
  • Close with more proceeds than if you had listing full service

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Dennis Maier

How To Find The Right Townhouse For Sale

Are you looking for the right townhouse for sale? Then you’ve reached the right stop. The realm of real estate is always a complex chapter if you are less informed or not properly guided. There can be various reasons for your initiative to buying a new house. It can be your new residential address or you can also invest in the property for a better future benefit. Whatever may be the reason, this article will offer you a couple of few ideas to find the right townhouse for sale that you are looking for.

Consider your budget

Budget is one the top most significant things that you’ll have to consider first when you are about to invest a huge sum of money for buying a new house. If you’re already prepared with your own money, then the purchasing process can be less hazardous. But if you’re looking for financing options it may take some more time but it is also a sought after option. In fact, there are reliable agents that help in availing the finances quickly for people like you interested in buying a new townhouse.

A suitable location

On the next step, you should be specific about the location. You must have the preference about purchasing the house whether in the city center or at the remote neighborhoods of the town. Depending on your preference, you should let the real estate agent find you the exact townhouse you are looking for.

Consult a real estate agent

Having an expert real estate agent by your side can be a huge support. With the professional assistance of the service provider, you can experience a hassle-free episode of buying a townhouse of your choice. Actually, the matter doesn’t end with finding a house and buying it. It is a whole process garlanded with a series of „things-to-dos“. After choosing a house, you need an expert lawyer for preparing the papers along with checking the background of the property. Some official jobs are there too for which you need expert help. With a real estate agent, the whole chapter can be less complex and difficult as you anticipate.

You can look for the new properties or the foreclosed townhouses depending on the location, price, and other priorities that you and your family have decided while buying the new home. Therefore, these are some of the most sought after ways to find the right townhouse for sale.

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Rajesh B Sanghvi

So Many Condos for Sale! Tips for Choosing The Right Place to Call Home

Many people are deciding to downsize on their homes today, whether the kids have gone off to college and retirement is coming soon, or they are young professionals not ready to invest in a large home. For these reasons, condominium living has become more popular in recent years. Urban areas as well as casual resort and more rural settings have condos for sale that appeal to just about any taste. These types of lodging are popping up in unexpected places today. They are no longer relegated to the high-rise resorts on the ocean as they were in the mid ’80s. Old warehouses and factories are being converted to provide living spaces, and cities are expanding out into what were once rural areas to allow for multi-family dwellings with a country, natural feel. With this vast array of types of condos for sale, it can be difficult to choose which is right for you. Here are some tips to help you out as you venture into condominium living.

– Like with all home buying, get prequalified for a mortgage first. Find out how much you can afford and what financing options are available to you.

– Select a realtor to help you out on your search. Their services are free, and they can offer you their expertise and knowledge of the area.

– Hire a law firm to help you out with paperwork for closing and legal advice for home buying.

– Have the realtor show you a variety of condos for sale: high-rises, flats, and lodgings with or without amenities like swimming, tennis, doormen, or workout areas.

– Plan to buy the largest space you can afford. Studios and one-bedrooms are difficult to resell, unless you’re in an area near college or university campuses.

– Visit the area at different times of day to gauge traffic, both pedestrian and vehicle, and to find out what the noise level is like.

– Choose a unit with the best view. This makes for easier resale, too. Be sure to pay attention to incoming sunshine, however: a great, sunny view can also mean higher air conditioning costs in summer.

– Check out the parking space situation and be sure there is plenty available for tenants and guests.

– Consider storage options by thinking about how much closet space you’ll need. Most complexes offer some type of on-site garages or storage areas. If not, you may need to incorporate a little extra cost to your mortgage calculation for monthly off-site storage fees.

– Don’t forget to check out evacuation routes in case of emergencies. Be sure to have an inspection performed by a certified building inspector prior to purchasing.

– Talk to neighbors and find out what they like best or what they may not enjoy about living in the complex. Ask around about pet policies and other details that might not have been advertised or explained by your realtor.

With these simple tips in mind and a great idea of exactly what it is you’re looking for in your new home, you can find condos for sale to suit almost any need. It’s a great way to live maintenance-free and in a smaller home when you don’t want or need a lot of space or furniture.

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Alfred Ardis

Top 4 Things You Need To Know Before Selling A Home

It goes without saying, that selling a house is a major financial transaction that will significantly impact your economic health for many years to come. This is the reason why it’s imperative to ensure you understand what needs to be done to make a quick and lucrative sale. Besides, home buyers are looking for the best, so a home for sale by owner can easily slip through the cracks if it is not in tip-top condition and is not advertised properly. Whether you are a seasoned home selling veteran or a first time home seller, the process of selling a home will inevitably be challenging and complex.

Nonetheless, with a little know-how, you will be able to sell your home in no time. Listed below are four important things you need to know before selling a home.

1. Set a reasonable asking price- Properly pricing a home for sale is one of the most, if not the most, important parts of selling a house. Besides, if you overprice your house it either won’t sell, or it will take much longer to sell than it should. Home buyers are streetwise and know immediately when a home for sale is overpriced. Consecutively, you should always ask for a price that’s realistic which can bring you buyers instead of overcharging and turning off many potential buyers.

2. Make your first impression count- In today’s highly competitive market, first impressions are everything if you want to sell your house fast and for the highest possible price. Furthermore, do your best to make sure your home looks as inviting as possible. Besides, it doesn’t have to cost a fortune to tidy up the garden, cut the grass and plant a few flowers.

3. Advertise your property online- With the advent of the Internet, more and more people are searching for houses for sale online. It is therefore vitally important that you advertise your house on as many of the major property web portals as possible. Furthermore, while listing your house online, make sure you provide relevant photos of the interior as well as exterior of your home. Besides, attractive display pictures and detailed description makes your chances better for a higher volume of relevant responses.

4. De-clutter your home- Before showing your house to the buyers, make sure you thoroughly clean your house and de-clutter it of any unused or extra articles. Also, organize your wardrobes and other storage spaces and try to highlight more empty space. Any home buyer would notice available storage spaces in the home, as they are one of the important segments of the home.

While these were some of the things you need to know before selling your house, there are many others, such as clear your dues, depersonalize your space, inspect the house among many others.

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Tushar Deep Singh

7 Factors To Consider Before You Buy A Home!

Although, we are, presently, experiencing, a Sellers Market, in housing, which, we have never seen, in recent memory, to this extent, and, resulting, escalating, home prices, and, far – more, qualified, potential buyers, than houses, for – sale, instead, of over – reacting, etc, a smart buyer, will take the time, and make a concerted effort, to better understand, and, truly, appreciate, those significant factors, which every buyer, should! These factors, are, of course, in addition, to closely, examining, the specific features, and quality, of the house! With, that in mind, this article will attempt to, briefly, consider, examine, review, and discuss, 7 key ones, and why, they matter.

1. Area/ region/ neighborhood: Consider, what you like, and don’t, about a specific area, region, and/ or, neighborhood! What are the strengths, weaknesses, and neutral considerations? If, you are familiar, with the area, why are you attracted to it, and what does it offer? If, you are not, do some research, speak to neighbors, and drive – around, and observe!

2. Your personal, present/ foreseeable – future considerations: Each of us, is unique, in certain ways! Since, for most, their home’s value represents, their single – biggest, financial asset, it is wise to pay keen attention, to what you are seeking, and differentiate between, your present and foreseeable – future needs, priorities, and goals, and how a specific house, might, serve your purpose! What attracts you, and not, and, why?

3. Real estate taxes: Remember, often, real estate taxes, are a significant component/ part, of your monthly costs, of home ownership! When, doing your calculations, don’t forget to seriously, consider, the impacts of these!

4. Safety/ crime: Examine the area’s relative – safety, and crime figures! For most, living in a safe neighborhood, is a most, significant factor! Look at the data, rather than, just asking someone!

5. Conveniences: How convenient is the location, especially, as it relates to your needs, and priorities? Is it, close to shopping, markets, drug stores, etc? How about access to mass transit? Is it easy and convenient, to use a car, etc?

6. School quality: If, you presently, have, or plan, to have a family/ children, or, even, if you don’t (because it affects, future resale values), examine the reliable data, regarding the quality of the local school system! Many states publish official data, etc!

7. Your personal comfort zone: What makes you feel comfortable, and how, would a particular property, enhance your enjoyment, etc? Do all the facts, fit into your personal comfort zone, especially, in terms of costs, monthly expenses, area, location, and all other relevant factors? Remember, if you aren’t comfortable, you probably, shouldn’t purchase that specific house!

Be a smarter home buyer! Consider these, and any other, personally – significant factors, carefully, before making a final decision!

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Richard Brody

How To Find Real Estate Leads For Agents

How do you currently generate real estate leads? Do you farm neighborhoods, publish a newsletter, have a lead generating realtor web site? Well, no matter how you get them I’m willing to wager two things;

1. They’re not so easy to get, and

2. You can always use more

While you struggle with trying to fill your leads pipeline, you can probably think of at least one agent who makes prospecting for leads seem like child’s play. But what is it exactly that they do so efficiently that you are not?

Of course the answer depends on lots of things, but let’s draw some ideas from an agent I know who worked with a builder of kiddie condos who did quite well at it.

Let’s call her Evette, which is not her real name, but it allows me to personalize the story in a way that you’ll be able to relate to.

Evette was a spark plug dynamo; full of energy, self driven and highly successful at what she did. And what she did best was market and sell lots of student housing units- mostly condos from what I could tell.

Hers was a 5 step process

1. She’d find raw land for her builder developer to purchase and develop

2. Try to set up partnerships with the seller of the raw land and her developer to offset the developers out of pocket costs while gaining controlling interest of the land

3. Would then list for sale all of the units the developer built as a result of the partnership

4. Then be positioned to resell the units when the students gradutaed from college and moved out of the area and

5. In some instances would be positioned to also get referrals to out of town agents for the relocating students.

As you can see, Evette had it going on. So, when I say meeting and working with Evette was a career changing experience you’ll know what I mean.

My attitude was the first thing that changed. I got over being paralyzed with awe by doctors, lawyers, judges, dentists and other high income earning professionals.

Initially, I felt inadequate when it came to marketing real estate to them. I just didn’t think I knew enough about real estate in general to come off as a competent professional.

But you know what? It turned out I knew more than all of them, and more than I needed to know to help them with their real estate needs.

I went on to find doctors, dentists, college professors, judges, insurance agents and garden variety investors to work with and had some mutually beneficial relationships for many years.

So, what does this mean for you? Actually, there are several things to take from this article.

If you’re not marketing to people with money you should. Some agents self sabotage by not aggressively pursuing leads with the financial wherewithal to buy real estate.

Instead, they market to folk who can barely qualify for mortgage loans and/or who have related and other difficulties to overcome before they can qualify at all.

Don’t let that be you – anymore.

Another thing to learn from this article is that one lead can multiply into 3 to 4 different income generating opportunities.

So, no matter how insignificant a client might appear to be treat them all equally well.

You never know when they might refer a friend or acquaintance to you, or ask you to help them purchase some investment properties, or seek you out to help them sell the first property you sold to them and help them buy another one.

It’s a well worn cliche‘, but it’s true; there’s no shortage of real estate leads for agents. You just have to know how to spot them.

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Lanard Perry

How To Create The Best Real Estate Listings

When someone is trying to find a new home, they may look up real estate listings. These listings may hold information that is crucial to picking out the right place to view. Some people will look through pages of listings and make a short list of homes there would like to view in person. Find out what makes a good listing and how to sort them out.

One of the first things that a person will look for when hunting for a home, is the location. They may type in a city and a certain area that may be important to them. If nothing really pops up, then the person could change cities or broaden their search.

Pictures of some listings are important to help lure people to it. Many people will scroll down the list of homes in the area and may stop only at the ones that are appealing. This photo is important in capturing the essence in the rest of the ad. If someone is taking a picture of their house or condo, they should pick the best picture from the outside and use that for the main cover.

On the inside of a listing, there will need to be lots of important information disclosed to the buyers. This information could include the size of a home along with measurements in each room. Number of bedrooms is important as well as the number of washrooms present on each floor. Some people will type in specific items about their needs in order to refine the search.

Main features will be highlighted in a section about the listing. This information may include some top features in the home. Things like AC, central vacuum and a fenced backyard could be ideal choices for someone who is looking. Some people want to know if the basement is finished and what aspects of the listing are new.

If there are any new features or work that has been done, a listing is the place to highlight it. New flooring, a new roof, windows and furnace could be of importance to a buyer. Someone searching through many listings and advertised homes may find that just a few have some of the things they are looking for.

Pictures taken in the rest of a home, can help to take people inside the home for a quick glance. Homeowners may snap photos of all the best qualities of any inside and outside highlighted spots. These images can help to create an image of a listing that some viewers will want to see. If there is something outside that looks special in the home, that shot could be taken and posted on a listing. A great deck, pool area, or garden could be an image used to post in a listing.

When real estate listings are used to help people find homes, they can help to narrow down a search. Buyers can use sites that help them key in on specific locations, sizes and features. Pictures and additional information can prove to be important when hunting for a new place to live.

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Adriana N

Buying a Home – How to Save More Time With the Process

Buying a home doesn’t need to be a one man job. A person who wants to buy a home has the option of getting himself a realtor to make the job light and be able to find a home faster! If you don’t know, more successful realtors believe that the key to get want you want in real estate whether you are buying or selling a home is hiring a great realtor.

Agents can provide services that non-real estate agents can’t provide. They specialize about knowledge in real estate business which makes them the right group of people to ask for advices. The good news is agents are not hard to find. There are agents in almost every city. You can make a quick search in the internet to find out the list of real estate companies and real estate agents.

When hiring an agent, be sure to hire who has a good record, and I mean someone who have done many transactions and closed deals with clients. That alone shows that d he has the great qualities of a great agent. He is someone

1. Experienced

2. Professional

3. Reliable

4. Trusted

5. Has networks of people

6. Has a set of strong marketing skills

There are people who don’t want to hire an agent because they think that agent will cost them more. What they don’t know is having an agent is a great advantage. In fact, when you have a great realtor, it is like saying you found a great agent so you are half way to your home ownership! Here is the list of services they provide in behalf of you:

• Agent does the task of finding you a home to become a light task.

• Agent provides market appraisals of properties.

• Agent Negotiate the sale of properties. This is the very reason why you need an agent. They know better how to negotiate with the clients.

• Agent answers your questions and other concerns.

• Agent can help you not to have your time wasted on clients who could never qualify for your place in the first place.

• Agent could make recommendations when it comes to the home selling or buying pricing. Your agent knows better what price is right and what is not! This will save you more time, effort and money!

Finding your perfect home doesn’t have to be a challenge. Just take your time and follow these guide lines.

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Monte H Mohr

Top Rated Schools In Shady Hollow Austin – Baranoff Elementary School

Baranoff Elementary School, home of the Baranoff Buffaloes, is one of the top-rated schools in the Shady Hollow Austin neighborhood. Built in 1998, this young facility has dazzled both school administrators and parents alike. „My daughter just started kindergarten this year at Baranoff,“ enthuses one parent, „and she has learned so much. She’s already reading second grade level books.“

To no one’s surprise, the Texas Education Agency also has glowing things to report – the 2008-2009 „school report card“ for Baranoff includes Gold Performance Acknowledgment commendations for student performance in reading, writing, mathematics and science. TAKS scores were also impressive, with 97% of Baranoff students passing in math and writing, and 98% passing in reading/ELA. The school enjoys a student-to-full-time-teacher ratio of nearly 17 students-per-teacher, which almost certainly has had some bearing on the school’s success. Baranoff Elementary also benefits from close partnerships with local industry leaders like 3M and AMD, as well as a Peer Assistance League partnership with Bowie High School.

However, academics isn’t the totality of a Shady Hollow school experience. „Helping others and our sense of community is a strong value here at Baranoff,“ says PTA president Theresa Keannini. To that end, Baranoff students gathered 425 coats in the 2009 Coats for Kids drive, and have raised money for sister school Blazier Elementary’s library.

The school is named for Dr. Timy Baranoff. Dr. Baranoff has been teaching in the Austin area since 1963. Her service to the education of children in central Texas has been recognized with the Sallie Beth Moore Award, the L.D. Haskew Award, and the Outstanding Elementary Teachers of America Award, among others. She remains involved as the president of the Austin Retired Teachers Association. „Timy is a very child-focused individual,“ says Debra Sansom, Baranoff Elementary’s Principal. „Her entire life has been dedicated to young people and their education.“

Just like its founder, Baranoff Elementary isn’t ready to rest on its laurels. Among its continuing initiatives to improve its services to Shady Hollow, the school has recently completed an eight-classroom addition, and is working to implement hands-on science education at all grade levels and to expand extended-day activities such as choir and volleyball. It seems only fitting, considering the poem Dr. Baranoff wrote to share her feelings when she heard she was being honored by having a school named after her:

I sat still for a moment and thought what that meant

To receive such an honor was indeed a special event

It was amazing, incredible, my heart gave a leap,

I couldn’t breathe for a moment, then I thought,

‚there’d be promises to keep’…

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Philip Myers

Realtor Door Hangers – How Teenagers and Doorknobs Can Get You Leads

If you live in a suburban neighborhood, you’re familiar with those little paper door hangers that get left on your front doorknob about a special at Pizza Hut or a deal on windows from a window manufacturer. You need to be like Pizza Hut! Well, not exactly but you do need „Realtor Door Hangers“.

They can be annoying (at least they are to me unless it’s pizza) but it’s a numbers game like every other marketing weapon. A certain number of people will need/want that particular service and they’ll respond to the ad/door hanger.

The best thing about „Realtor Door Hangers“ is that you can target the neighborhood you want. If you specialize in „Glendale„, for example, and you specify that on your marketing piece (Realtor Door Hanger), you’ll be targeting your audience as much as you possibly can. Marketing is all about getting a targeted list of prospects and you can do that with door hangers. It makes even more sense as a Realtor or agent because you specialize in a certain geographic area, of course.

By the way, you might be terrified to walk up to someone’s house and put a „Realtor Door Hanger“ on the knob. It’s ok. An alternative is to hire your teenager or a college kid to do it for you. Pay them per hanger and save yourself the agony. Or you could offer them a referral fee for any deal you close as a result of the door hangers they hand out. That’ll really kick them in the pants to put those puppies on every doorknob they can find. Plus, it’ll force you to track your marketing, which is a necessity.

Of course, the upside to doing it yourself is that you’ll get to know the neighborhood better and you’ll probably strike up some conversations with folks who either come to the door or are outside. It’s all about building relationships and this is a great way to do it.

One word of caution though: be discriminating about which neighborhoods you hang these „Realtor Door Hangers“ in. If the area is not so good, skip it. It’s not worth getting shot or mugged.

Plus, if you’re trying to get listings, you want homes that’ll potentially sell quickly; not the crack house that people won’t walk by. Stick with the nice, suburban areas where your safety isn’t in danger. That way I won’t have to worry about you.

So the first thing you need is an attention grabbing „Realtor Door Hanger“, of course. Check out DoorHangers.com for the most inexpensive and professional looking options. Put some color into it and make it pop and make sure you brush up on your copywriting skills; you’ll need some killer sales copy to pull a high response rate.

Once you have your door hanger printed and in-hand, it’s easy. Just walk around your selected neighborhoods and hang them up. Simple. Again, it’s all a numbers game. The more you hang up, the more traffic you’ll send to your website or phone.

If you really want to increase the success of your door hangers, go back and hang them up once a month or so. Statistically, it takes a consumer 7 times before they become familiar with your brand. Repetition is the key.

Even if your marketing piece stinks, if you get it in front of the consumer enough times, you’ll see results. It’s worth the time and effort to continue hanging these door hangers up month after month, or whatever timeframe you choose. You’ll reap the rewards in the long run, trust me.

One final thought, don’t go flimsy and cheap with these door hangers. Don’t print off some black and white copies from your computer and cut holes in them to hang over the door knob. What are people going to think about you and your brand? Is that portraying the image you want to convey? Of course not. So spend a couple bucks and get them done right.

Have them professionally printed and make them reflect the image you want to convey about your brand. Don’t skimp on this. It’s very important.

But of course, you don’t want to break the bank either. There are a few solid, low-cost door hanger designers and printers out there. Take a look around and get started!

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Josh F. Sanders

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