Notices
Like Tree1Likes

FSBO review and advice please

Old 02-11-2019, 01:22 PM
  #21  
Admirals Club Admiral's Club Member
 
Join Date: Jan 2007
Posts: 9,253
Default

Originally Posted by bluedart View Post
I agree with getting an agent. I am looking in Naples FLA and I go to the brokers site. Last thing I will deal with is FSBO. I don’t have time for the due diligence I expect the broker to do. Zillow has listings that are really just owners throwing numbers out and if it hits they may take it. Broker protected may help but I just pass on it. I have to fly down and do a bunch of appointments in a short time so some owner who says he has his daughters scocer game and needs to reschedule is a nightmare. (You may not not that but lots of FSBO may)

Nice house but I think the comments about details on boating is on target. Also more info on Jacksonville for out of towners. They are a big chunk of the buyers for u.
Assuming a real estate broker will do due diligence is as likely as a boat broker doing due diligence, i.e. I would not rely on them to do due diligence. I want to get hands and eyes on things myself. Almost all buyers these days are searching MLS, Zillow, etc, themselves so they will come across a FSBO listed and if they have a broker they may ask the broker to get involved or they may just choose not to use a broker (which is what I would do). I have never heard of a broker refusing to show a FSBO. Perhaps they will try to avoid offering it as an option (if their buyer is not doing the searching themself) but then that is an example of them not doing their job nor working in the buyer's best interest. As a buyer, there are plenty of times I have had a broker reschedule either because of their mess up, a conflict the seller had, etc, so having a broker represented property offers absolutely no reassurance that an appointment will stick.
mystery is offline  
Old 02-11-2019, 02:46 PM
  #22  
Admirals Club Admiral's Club Member
 
Join Date: Jun 2010
Posts: 210
Default

Originally Posted by mystery View Post
Assuming a real estate broker will do due diligence is as likely as a boat broker doing due diligence, i.e. I would not rely on them to do due diligence. I want to get hands and eyes on things myself. Almost all buyers these days are searching MLS, Zillow, etc, themselves so they will come across a FSBO listed and if they have a broker they may ask the broker to get involved or they may just choose not to use a broker (which is what I would do). I have never heard of a broker refusing to show a FSBO. Perhaps they will try to avoid offering it as an option (if their buyer is not doing the searching themself) but then that is an example of them not doing their job nor working in the buyer's best interest. As a buyer, there are plenty of times I have had a broker reschedule either because of their mess up, a conflict the seller had, etc, so having a broker represented property offers absolutely no reassurance that an appointment will stick.

I chose not to go that way, that's all, I don't do FSBO on boats or Houses. I was just letting him know he may miss out on a segment of the market who don't deal with Zillow. I can sense pretty quickly who is doing the work and following up on my questions. A broker is going mostly by MLS listings. Doesn't mean he wont sell his house on his own.


bluedart is offline  
Old 02-11-2019, 02:51 PM
  #23  
Senior Member
 
Join Date: Oct 2007
Posts: 9,723
Default

Originally Posted by hnmoss View Post
What about the various MLS listing companies... Would be willing to co-op with a buyer agent while retaining all sellers rights.

Zillow ad for your scrutiny and honest review.

https://www.zillow.com/homes/for_sal...m/?view=public
nice house.

As others have noted, ditch the captions and play up the dock, canal, bridge height, etc.

Also, in my view, the property description should not be written in the first person.
Jersus is offline  
Old 02-11-2019, 02:52 PM
  #24  
Admirals Club Admiral's Club Member
Thread Starter
 
Join Date: Apr 2006
Location: NE Florida
Posts: 2,016
Default

Originally Posted by Sprockets View Post
I did a ton of analytical work and ended up selling my house FSBO. Hired a photographer, priced it at the high end of the range I thought it would sell for. This was a couple of years ago and it sold to someone who looked at it the same day it went live. They were working with a Realtor who happened to be a friend of mine. I was happy to pay the 3%.
I will be happy to pay the 3% to the buyer's side also. I have it priced according to the market with a bit of room to negotiate and still get what I need to clear.

I suppose if there's no serious play within 30 days, I'll know I'm off and will make some marketing adjustments.
hnmoss is offline  
Old 02-11-2019, 02:56 PM
  #25  
Admirals Club Admiral's Club Member
Thread Starter
 
Join Date: Apr 2006
Location: NE Florida
Posts: 2,016
Default

Originally Posted by Jersus View Post


nice house.

As others have noted, ditch the captions and play up the dock, canal, bridge height, etc.

Also, in my view, the property description should not be written in the first person.


Hmmm... there's a "what I love about the home" section that is written in first person, but didn't realize the home description was also. I'll check on that.
hnmoss is offline  
Old 02-11-2019, 02:58 PM
  #26  
Admirals ClubCaptains Club Member Admiral's Club Member
THT sponsor
 
Join Date: Dec 2006
Location: At the floaters . . .
Posts: 8,954
Default

funny thing about tht: they generally hate realtors here BUT

if you try to FSBO you're an idiot lol

if it's priced right it will sell, all it takes is some dood's wife saying "I love it" and they will be buying it fsbo or not

the buyer is going to want the commission savings to swing their way, so be ready for that

I have bought and sold without an agent, it's easy, esp when it's cash sale

good luck
rbhankins001 is online now  
Old 02-11-2019, 02:59 PM
  #27  
Senior MemberCaptains Club Member
 
Join Date: Sep 2001
Location: Jacksonville, FL.
Posts: 10,465
Default

Different take here. He has a waterfront home. I do too. There is plenty of demand and that allows him/me to dictate our terms to a larger degree, IMHO. I don't see a reason to give up $50K or $25K when there will be enough demand to sell the house. Bluntly, houses in my neighborhood on the water sell immediately, why do I need a broker to put a sign in my yard. I am sure some will not want to deal with an owner but before giving up 5 figures in commission, I will want to see that for myself.

Last edited by JAGSARE1; 02-12-2019 at 08:32 AM.
JAGSARE1 is offline  
Old 02-11-2019, 03:04 PM
  #28  
Admirals Club Admiral's Club Member
Thread Starter
 
Join Date: Apr 2006
Location: NE Florida
Posts: 2,016
Default

Just got a call from the agent that found and acted as my rep when I bought it! He sells a lot of waterfront, shows homes by boat, and farms that particular area. Called it his honey-hole...

Funny thing. He made a very nice commission when I bought it a couple years ago (and let me know that he needed that one badly) and as a housewarming gift gave us a $5 bottle of "champagne". My wife and I still chuckle over that and use it as an example of what not to do!
hnmoss is offline  
Old 02-11-2019, 04:53 PM
  #29  
Senior MemberCaptains Club Member
 
Join Date: Jan 2004
Location: Pittsburgh, Pennsyltucky
Posts: 7,062
Default

I've sold three properties in my life. Used this service all three times. Worked great.

https://usrealty.com/
Brad1 is offline  
Old 02-11-2019, 05:25 PM
  #30  
Admirals Club Admiral's Club Member
 
Join Date: Feb 2014
Location: Lewes, DE
Posts: 10,074
Default

Originally Posted by hnmoss View Post
What about the various MLS listing companies... Would be willing to co-op with a buyer agent while retaining all sellers rights.

Zillow ad for your scrutiny and honest review.

https://www.zillow.com/homes/for_sal...m/?view=public
I'm going to be honest here, in an attempt to help. First shot is bad. If you want to have multiple photos, don't mask 1/4 of the picture (the fact that 1/3 of it are trees say it is a bad angle) don't do this. Have it be a format where you have 3 full pictures of various sizes on one tile. Plus, with Zillow, that tiny water stamp photo in the main thumbnail will be obscured and look bad. The purpose of a main photo is to grab interest. Don't muddle it. I would recommend a 3/4 angle shot to from the right to the left. If you want to convey the water, have it be the second pic, but only one. It isn't an attractive waterway, but more of a useful one.

Don't write captions like "Classy!" It screams anything but. Something like "Front exterior opens to foyer and great room." Use the photos for brief descriptions, not taglines. Those alienate people, and you are missing a chance to convey important info. "Wan't a great kitchen" should be "Custom gourmet kitchen featuring xxx appliances opens to great room and lanai."

From a design standpoint, your tv/fireplace is very individual/custom and can make for a tough sell. I'd underplay that in the ads. Most people don't like asymmetrical design, which that is without 2 tv's, which most will not use.

"Resort style master bath" is an example of a good photo description. Keep em closer to that. In fact all the master bath descriptions are what you should be doing. Don't be afraid to name drop materials or faucet brands, but easy on the extra adjectives.

Exterior shots need to be played with a little bit in post production. Needs more contrast. All the colors want to run into each other. Low light exterior shot's aren't great. Was this professional photography? Friend who does it as a hobby? The easy shots to get are all very good. But the shots that set up to be more difficult, and the ones that could use editing help, are lacking.

As for description, most important info first. You have it sprinkled throughout a very long description. You want the vitals (development name, deep water access, sqft. Cut the adjectives in half. 75% of people bail within the first 10 lines. If they see something too long many don't even start.

If you want to honor buyer agents, make sure you have that in the description if you don't have it on the MLS.

I mean, it is a FSBO. If I were representing that property, it isn't up to my QC standards, but again, it is a FSBO.

[QUOTE=rbhankins001;12233786]

the buyer is going to want the commission savings to swing their way, so be ready for that
/QUOTE]

And this. You see it as you saving money. Many buyers see it as a 'way to get a steal'. I have buyers ask me all the time if we should just look at a fsbo to get a better deal. Unfortunately, it rarely works that way. It certainly can, but not commonly.
TorFed is offline  
Old 02-11-2019, 08:18 PM
  #31  
Admirals Club Admiral's Club Member
Thread Starter
 
Join Date: Apr 2006
Location: NE Florida
Posts: 2,016
Default

Originally Posted by TorFed View Post
I'm going to be honest here, in an attempt to help. First shot is bad. If you want to have multiple photos, don't mask 1/4 of the picture (the fact that 1/3 of it are trees say it is a bad angle) don't do this. Have it be a format where you have 3 full pictures of various sizes on one tile. Plus, with Zillow, that tiny water stamp photo in the main thumbnail will be obscured and look bad. The purpose of a main photo is to grab interest. Don't muddle it. I would recommend a 3/4 angle shot to from the right to the left. If you want to convey the water, have it be the second pic, but only one. It isn't an attractive waterway, but more of a useful one.

Don't write captions like "Classy!" It screams anything but. Something like "Front exterior opens to foyer and great room." Use the photos for brief descriptions, not taglines. Those alienate people, and you are missing a chance to convey important info. "Wan't a great kitchen" should be "Custom gourmet kitchen featuring xxx appliances opens to great room and lanai."

From a design standpoint, your tv/fireplace is very individual/custom and can make for a tough sell. I'd underplay that in the ads. Most people don't like asymmetrical design, which that is without 2 tv's, which most will not use.

"Resort style master bath" is an example of a good photo description. Keep em closer to that. In fact all the master bath descriptions are what you should be doing. Don't be afraid to name drop materials or faucet brands, but easy on the extra adjectives.

Exterior shots need to be played with a little bit in post production. Needs more contrast. All the colors want to run into each other. Low light exterior shot's aren't great. Was this professional photography? Friend who does it as a hobby? The easy shots to get are all very good. But the shots that set up to be more difficult, and the ones that could use editing help, are lacking.

As for description, most important info first. You have it sprinkled throughout a very long description. You want the vitals (development name, deep water access, sqft. Cut the adjectives in half. 75% of people bail within the first 10 lines. If they see something too long many don't even start.

If you want to honor buyer agents, make sure you have that in the description if you don't have it on the MLS.

I mean, it is a FSBO. If I were representing that property, it isn't up to my QC standards, but again, it is a FSBO.the buyer is going to want the commission savings to swing their way, so be ready for that.

And this. You see it as you saving money. Many buyers see it as a 'way to get a steal'. I have buyers ask me all the time if we should just look at a fsbo to get a better deal. Unfortunately, it rarely works that way. It certainly can, but not commonly.
Thank you for the GREAT feedback!
hnmoss is offline  
Old 02-11-2019, 08:25 PM
  #32  
Admirals Club Admiral's Club Member
 
Join Date: Mar 2015
Location: Savannah GA/Bluffton SC
Posts: 420
Default

Ditch the captions, it was very distracting for me.
weems is offline  
Old 02-12-2019, 05:52 AM
  #33  
Admirals Club Admiral's Club Member
 
Join Date: Feb 2014
Location: Lewes, DE
Posts: 10,074
Default

Originally Posted by hnmoss View Post
Thank you for the GREAT feedback!
You're welcome. Best of luck with the sale!
TorFed is offline  
Old 02-12-2019, 08:41 AM
  #34  
Senior Member
 
Join Date: Jul 2010
Posts: 608
Default

When I clicked your link I was shocked by the number of houses for sale in your area. Is this normal to have such a high turn over? You may need some professional help just to be seen with so many properties for sale.
kevincook is offline  
Old 02-12-2019, 09:44 AM
  #35  
svu
Senior Member
 
Join Date: Sep 2013
Location: satellite beach fl
Posts: 1,029
Default

When I sold last time I spent a few hours online and got a real estate license and found a broker to take a really small cut.
If you do a fsbo most people will subtract the commission from the price so you dont really gsin anything.
also I'd make it clear that you will pay a standard commission and perhaps a bonus to a buyers agent.
svu is offline  

Posting Rules
You may not post new threads
You may not post replies
You may not post attachments
You may not edit your posts

BB code is On
Smilies are On
[IMG] code is On
HTML code is Off
Trackbacks are Off
Pingbacks are On
Refbacks are Off


Thread Tools
Search this Thread