By Tom Branch, on February 19th, 2011 I’ve seen a number of things over the years but the latest one has me scratching my head. We have a specialized little subdivision in the area and a couple of agents from one of the larger brokerages have a corner on the listing market. I don’t have a problem with them cornering the listing market but what they’ve done next just seems wrong.
 Base Photo Licensed from ShutterStock I was searching for properties in the subdivision and there were none in the MLS. I have an interested client so I drove through the neighborhood and found plenty of signs. I jotted down a couple of the addresses and tried to pull them up in the MLS…nothing.
I called the listing agent and asked for the details and showing instructions. I was told that the properties were non-MLS listings and only she can sell them. I asked about registering my client and then showings the home…”No…only I can sell those listings.” I asked about a referral fee for sending her my buyer…”No referral fees…your buyer will eventually call me directly.”
Why would any seller list a property and agree to keep it out of the MLS nor allow one of the 15,000 REALTORS® in the area to show and sell it? It makes no sense except for the listing agents and their brokerage. But are they really doing the best for their clients? I’d argue that the lack of competition actually creates lower prices and longer selling times.
If you’re listing your home, talk to the listing agent or read your contract to see if they will be placing the home in the MLS and to be aware of what they are offering to cooperating brokers.
By Tom Branch, on February 16th, 2011 I recently received a couple of requests for a Comparative Market Analysis (CMA). As I did the basic research, I discovered that both of the properties were already listed with other brokers.
 Licensed from iStockPhoto In both cases, the seller was feeling “awkward” because the listing agent had brought a buyer for the property they listed. In each case, the offer brought by the listing agent was substantially low. This left both sellers felling like their agent was not representing them in the best way possible.
In Texas we do not allow dual agency. We handle it in one of two ways. The first way is with two agents under the same broker. The Broker serves as an Intermediary and the two agents represent their respective clients. The other way is with a single agent acting as a transaction coordinator. Neither party is represented. The agent’s role is to facilitate the deal.
In the first case, the listing agent has done a really good job of marketing the property. The listing agent tried to force a low offer and it left the seller feeling like the agent had “done them wrong.”
In the second case, the marketing was fair. The photos were marginal at best. The seller had had the property professionally appraised and yet the listing agent brought an offer at 85 percent of market value from one of his own buyers. The seller related that, “it’s a bit of an awkward situation.”
All relationships are based upon trust and the trust had been damaged in both cases. When will listing agents learn that trying to double-end deals is not the way to go?
By Tom Branch, on February 15th, 2011 Are you looking to lease or rent a house, townhouse, or condominium in the Dallas Fort Worth area? Check out www.ntxleasing.com.
As tenant representatives, we can assist you in your search, show you properties, and negotiate the terms of the lease. The best part is our fee is paid by the property owner!
By Tom Branch, on February 13th, 2011  Copyright 2011 - Imaged2Sell 3 Bedrooms | 3 Baths | 2-Car Garage | 2546 SF/Building Plan
Plano TX Home For Sale – Luxury new construction in Frisco ISD with hand scraped hardwood floors. Chef’s kitchen features granite, butler s pantry, oversized island, double ovens, brkfst bar, and under cab lighting. Designer touches include iron balusters, bull nose corners, art niches, granite in all baths, and upgraded fixtures. Game room with bath up is great for entertaining. Enjoy the spacious covered back porch with tile. Easy access to Hwy 121 and the Tollway.
Plano Texas Home For Sale for Current Pricing, Details, Photos, and Virtual Tour.
Source: NTREIS
By Tom Branch, on February 13th, 2011  Copyright 2011 - Imaged2Sell 4 Bedrooms | 2 Baths | 2-Car Garage | 2140 SF/Tax
Little Elm TX Home For Sale – Pre-foreclosure in Frisco ISD. Former Lennar model home with extensive front landscaping and large covered porches. Hardwood floors in entry, study, and formal dining. Island kitchen features granite counters and stainless appliances. Kitchen opens to living area with stone corner fire place. Master has dual vanities, garden tub, and walk-in closet. Designer touches include chair rails, crown molding, French doors, and upgraded lighting.
Little Elm Texas Home For Sale for Current Pricing, Details, Photos, and Virtual Tour.
Source: NTREIS
By Susan L. Johnson, on February 12th, 2011  Copyright 2011 - Imaged2Sell 3 Bedrooms | 2 Baths | 2-Car Garage | 1512 SF/Tax
Watauga TX Home For Sale – The bonus on this home is: HVAC system approx 4 years old. Roof replaced approx 6 months ago and an additional home office room with water hookups and cabinets. This home needs a little tlc to make it yours. Huge back yard and storage shed. See the possiblities and make it your own.
Watauga Texas Home For Sale for Current Pricing, Details, Photos, and Virtual Tour.
Source: NTREIS
By Tom Branch, on February 10th, 2011 The personal quality necessary to achieve outstanding success in business is that you must be willing to go the extra mile.
 Licensed from iStockPhoto It’s the “Under Promise, Over Deliver” concept and “If you are always willing to do more than what you get paid for, the day will come when you will be paid for more than what you actually do.”
Robert Cialdini, in his book, Influence: The Psychology of Persuasion, discusses what he calls the Law of Reciprocity. Basically it says that when you do something for someone else, there’s an unstated obligation for them to want to do something for you in return.
So when you go the extra mile for your customers or clients, you’ve just set the stage for that law to take effect. But it’s only on that “extra mile” that it works. When you give what might be considered “normal” service, or “adequate” service or even “good” service, you haven’t earned the right to expect that law to work for you.
In fact, even performing “knock-out” service often isn’t enough to gain you an advantage. We’ve all come to expect that from any number of businesses.
You’ve really got to do something special in order to gain an advantage in today’s highly competitive marketplace. Then, and only then, can you expect to create that nearly compelling desire in your customer to want to reciprocate. This simple truth says it all:
“There’s no traffic jam on the extra mile.”
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