Bring Attention to Unique Selling Features in the MLS

By
Real Estate Agent with Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net TN License #315195

Listing agents, please bring attention to unique selling features in the MLS.  I am currently working with 2 different buyers. Both are retirees moving here from out-of-state and, surprisingly, both are woodworkers with lots of very large equipment.  They are looking for a unique property.  A home with either a detached shop or building, a home with an extra large garage (at least, 3 bays) or a home with a garage under the house that extends into an unfinished basement. 

I have searched the MLS but I am not finding any mention of such a space.  What I have been forced to do is pull up anything that has a garage under the house with an unfinished basement and hope that meets our needs.  Unfortunately, most agents don't post pictures of garages or basements.workshop 

My clients don't want to tip our hand to the sellers for fear that they'll overpay for such a space.

Consequently, I can't call the listing agent to confirm if this property meets our needs.  So, we have been forced to drive out to many a house to see if the space can accomodate this very large equipment.  As of yet, we haven't found the ideal place.

Listing agents, please bring attention to unique selling features like extra-large garages, detached workshops or even garages with unfinished basements attached.  These features may just be what some buyers are looking for. 

Be sure you take a picture or two.  In Middle Tennessee, our MLS allows 20 pictures to be posted.  If you have a unique feature like a tandem garage, detached workshop or even a very large basement with garage access, snap a couple of photos.  Who knows?  This unique selling feature may just end in an offer being submitted.

Posted by
************************************************************************************ 
 
Tammie White, REALTOR®
TW Realty Group
Benchmark Realty LLC
318 Seaboard Lane
Franklin TN 37067
(615) 495-0752 Direct
Email: Tammie@TWRealtyGroup.net
 
 
This posting with the content written here and photographs displayed are the intellectual property and opinions of Tammie White of Benchmark Realty LLC. Any party who uses this material without the permission of Tammie White is subject to copyright infringement and possible lawsuit.
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  1. Chris Webster 09/13/2010 12:55 AM
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Rainer
123,820
Michael Myers
King-Rhodes & Associates - Cherokee Village, AR

I find it interesting that on many listings I see they leave out very important features that make property just like the next one. Make it stand out from the rest.

Sep 13, 2010 08:02 AM #27
Rainer
90,361
Kathy Kenney
Keller Williams, Princeton, NJ - Robbinsville, NJ
Realtor - Princeton & Central NJ Homes for Sale

I see someone about beat me to it, but I was going to comment that some agents are too busy taking pictures of bathrooms with toilet seats up, and garbage cans in front of the house!  Clearly the agent has not been properly trained on how to market a home!

Sep 13, 2010 08:07 AM #28
Rainmaker
45,404
Peggy Noel
RE/MAX Commonwealth - Chesterfield, VA
Bouchard, ABR, CDPE, SFR

Tammie - you echo my frustrations - thank you.  I'm at the point that if I find room dimensions I want to send the listing agent a bottle of champagne and a thank you note!  THANK YOU to everyone who takes the time for the details and shame on you to those who slap it into mls and move on - you do a disservice to your client and your fellow agents!

Sep 13, 2010 08:18 AM #29
Rainmaker
170,155
Angelica Blatt
Teles Properties - Monterey, CA
Selling the Monterey Peninsula over 15 years!

I agree with Lenn! Going out on tour and previewing property will help to know the inventory better. But you are also right on..listing agents could do a better job with photos--good photos and better descriptions--especially a unique selling feature!

Sep 13, 2010 08:31 AM #30
Rainmaker
895,070
Michael Setunsky
Michael's Commercial LLC - Woodbridge, VA
Your Commercial Real Estate Link to Northern VA

Tammie, I can see where these features should be brought in the listing. Good luck with finding a suitable property. I had to build an out building for my wood shop.

Sep 13, 2010 08:35 AM #31
Rainer
6,498
Jonathon Steele
Exit Realty Champions - Loganville, GA

Great post!!  I also like to see captions under pictures that paint a picture of the space.

Sep 13, 2010 09:20 AM #32
Rainmaker
268,778
Franklin & Brentwood, TN Homes Mike Nastri - Rodney Kennedy
Keller Williams Realty - Franklin, TN
It matters to us as much as it matters to you.

Tammie, When we see a listing that posts less than the 20 photos allowed in the MLS it almost scares buyers away.  As if to say , what are they afraid of showing.  As for bringing attention to unique selling features there is an old song, "Accentuate the Positive".  

Sep 13, 2010 10:16 AM #33
Rainer
77,709
Dee Bundy and Leslie Leis Northern Colorado Home Team
Fort Collins Realtor @ ERA Herman Group Real Estate NoCo - Fort Collins, CO

Tammie - I couldn't agree more. I've had a couple of 'niche' buyers and it has been extremely tough to find the right thing because of the lack of effort put into the listings.  While previewing the properties I could probably list ten things for each home that have not been included in the MLS (items that could have been included apart from the description).  Drives me crazy!

Sep 13, 2010 10:43 AM #34
Ambassador
1,293,601
Tammie White
Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net - Franklin, TN
Franklin TN, South of Nashville

Catherine - I agree.

Steve and Carol - I am surprised at things I see in MLS pictures.  Some recents include a cat on the kitchen counter.  Who wants to buy a house where they know the cat has walked all over the kitchen counters?  My favorite was a picture of a man sitting at the kitchen table smoking a cigarette.  Are you kidding?  Let's advertise that this is a smoking house so no one comes to see it.  I'm beginning to think that some of these listings agents are missing a few brain cells.

Sue - I guess, we have to lead by example.

Cheryl - I suggested that.  Unfortunately, some areas restrict building any thing other than a small storage shed.  Not to mention, my buyer doesn't want to go to the expense.

Coral - True.

Sally and David - Our MLS, also, has lots of that info.  However, not all agents are including that info.  For example, buyers are always looking for fenced in yards for pets.  It's rarely mentioned on the MLS even though there is a place for it.

Alan - My dad was a car collector and had such a property.  When my mom gets ready to sell, I will make sure that this info is front and center.

Michael - Isn't that unfortunate?

Katherine - Great minds think alike.

Peggy - I recently spoke to a woman about listing her home.  She had a bad experience with a previous agent.  She said they had decided to wait.  So yesterday it comes back on the market with one picture posted, the exterior.  Nice choice for your listing agent. NOT!!

Angelica - I probably preview more than most.  However, one property was an hour and 15 minutes away.  I'm not going to drive that far out to just preview it.

Michael - Unfortunately, I don't think that is going to work for either of these buyers.

Jonathan - Captions are very helpful to buyers.

Mike - I never get this.  Why not take full advantage of the 20 pictures.  The more buyers see, the more likely they'll want to see the property.

 

Sep 13, 2010 10:54 AM #35
Rainmaker
38,521
Craig Frazer
Farmington, UT
Real Estate, RE/MAX Metro, Davis & Salt Lake County

Not to disagree with the overall comments provided, but isn't it just possible the type of property you are looking for doesn't currently exist in your market at the price point you've targeted?  How many of the "right" properties have you come across that would be a fit for your buyers regardless of whether it was depicted on the MLS or not?  I know I have been looking for a particular type of property for a buyer and we have seen everything in her price range and it doesn't exist.  However, at a 25% higher price point there are a couple options available.  Sometimes, the property our buyers are looking for just isn't on the market at that time.  Just a thought.

Sep 13, 2010 11:09 AM #36
Rainmaker
518,697
Patricia Aulson
BERKSHIRE HATHAWAY HOME SERVICES Verani Realty NH Real Estate - Exeter, NH
Realtor - Portsmouth NH Homes-Hampton NH Homes

Good post w/ good tips! Thanks for getting this out to us today.

Patricia

Sep 13, 2010 12:32 PM #37
Rainmaker
214,837
Ann Nguyen
Dickson Realty - Truckee, CA
Lake Tahoe Truckee Homes For Sale

Tammie...great idea. I have one such property right now & I did put oversize garage in the MLS but will go back & put in more details. Our MLS only allows 9 pictures...wish we have 20 pics like yours.

Sep 13, 2010 01:40 PM #38
Ambassador
1,293,601
Tammie White
Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net - Franklin, TN
Franklin TN, South of Nashville

Danielle - That is one of the advantages of working with buyers and sellers.  You get a feel for what a buyer is looking for and make sure that you've included that information on your listings.

Craig - In some cases this may be true and you just have to wait until either something comes on the market or you move to a different price point.

Patricia - Your welcome.

Ann - How do you do it with 9 pictures?  Take advantage of posting your listings here so you can get more pictures out there.  Also, you may consider putting your listing on Realbird.  They allow 40 pics.  A great way to market your listings.

Sep 13, 2010 06:15 PM #39
Rainer
64,782
Stephen Sainte-Martin
Realty Direct Boston - Boston, MA

Tammie:

 

Good stuff. Thanks for sharing. loved the content.

Stephen

Sep 13, 2010 06:46 PM #40
Ambassador
1,293,601
Tammie White
Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net - Franklin, TN
Franklin TN, South of Nashville

Stephen - Thanks for visiting.

Sep 13, 2010 09:55 PM #41
Anonymous
Kayla walter

Good discussion is continue over here, i m agree with Mary Macy....

Fl homes for sale

Sep 15, 2010 07:08 AM #42
Rainmaker
355,549
Debbie Cook
Long & Foster Real Estate, Inc - Silver Spring, MD
Silver Spring and Takoma Park Maryland Real Estate

Listing agents want to leave out a unique, unusual feature because THEY may think it's a drawback, when really it may be the one thing that some buyer really wants.

Oct 01, 2012 07:38 AM #43
Ambassador
1,293,601
Tammie White
Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net - Franklin, TN
Franklin TN, South of Nashville

Debbie - I have even found tandem garages that weren't called out in the MLS. These are rare and provide valuable space. Agents shouldn't over look a hidden gem.

Oct 01, 2012 10:09 AM #44
Rainmaker
264,391
Wayne B. Pruner
Oregon First - Tigard, OR
Tigard Oregon Homes for Sale, Realtor, GRI

This is good advice. I just picked up a listing with a large woorshop. I have identified that feature in the MLS and I plan on getting a sign rider made.

Oct 02, 2012 07:01 AM #45
Ambassador
1,293,601
Tammie White
Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net - Franklin, TN
Franklin TN, South of Nashville

Wayne - Great idea. Make sure you include photos as well.

Oct 02, 2012 09:43 AM #46
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