Special offer

Spam prevention
Rainmaker
4,319,419
Praful Thakkar
LAER Realty Partners - Andover, MA
Andover, MA: Andover Luxury Homes For Sale

Debbie Reynolds it's worth it - to create that curiosity factor.

We can defer showing for about 7 days as per our MLS.

And if you are lucky, you may have a buyer. Recently, I put the listing in MLS to show at open house a week after. An agent called to request a 'special' showing on day 2. Initially I said 'no' - however, when sellers agreed, I informed the buyer's agent that the buyers will have to look beyond the 'un-staging'!

They loved it -and we are in contract!

I just miss the SEO and marketing opportunity to drive traffic! However, it is still in my seller's best interest - so why not?

Mar 20, 2015 04:51 AM
Rainmaker
2,817,671
Debbie Gartner
The Flooring Girl - White Plains, NY
The Flooring Girl & Blog Stylist -Dynamo Marketers

This seems really dumb, unless you have an option like Pat suggested of "coming soon."  Most of the interest is the 1st 2 weeks and you are starting the DOM clock ticking.  Should lead to lower price.  Not smart at all.  This is from an outsider looking in.

Mar 20, 2015 02:00 AM
Ambassador
3,727,873
Patricia Kennedy
RLAH@Properties - Washington, DC
Home in the Capital

Debbie, our mls system (MRIS) now has an official "coming soon" status, and it helps so much with the pre-marketing.  I'd do whatever I could to get the longest line possible at my first Open House!

Mar 20, 2015 01:19 AM
Rainer
25,957
Lisa Vasey
Staged Today, SOLD Tomorrow! - La Mesa, CA

I think what many before me said boils down to this: You only get ONE chance to make a GREAT first impression. Why would you waste that? Creating curiosity works much better with "Coming Soon". I just staged a listing in the same situation - repairs still needed to be done, so the realtor held the listing with a "coming soon" sign  until everything was good to go...and once it was up, it sold in 3 days. I highly doubt that would have happenned if the house wasn't ready to show.

Mar 20, 2015 09:25 AM
Rainmaker
4,334,336
Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400
The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803 - Plainview, NY
Long Island Condo and Home Specialists

Even though there may be some interest before it's listed, I would wait until they are ready to sell. Don't want it to become "stale" before it can be seen!

Mar 20, 2015 08:07 AM
Rainer
149,298
Theresa Akin
CORPUS CHRISTI REALTY GROUP - Corpus Christi, TX

I've seen this often in our MLS. The sellers usually have some unfinished repairs and in process of packing and moving them selves. Usually only for a few days. I have seen where they have made exceptions and strictly by appointment during a certain time period. Another reason to take as many photos as possible at the beginning of the listing appointmen. If the buyer is really interested, they will be patient and on most listings ready to make an offer without stepping foot in the home.

Mar 20, 2015 07:10 AM
Rainmaker
1,683,912
Larry Johnston
Broker, Friends & Neighbors Real Estate and Elkhart County Subdivisions, LLC - Elkhart, IN
Broker,Friends & Neighbors Real Estate, Elkhart,IN

I personally would hold off until they are ready, otherwise they will drag their feet getting it ready.

Mar 20, 2015 04:13 AM
Rainmaker
1,090,922
Diana Zaccaro Broker Associate
ZOOM Realty Group - Cocoa Beach, FL
"The Accidental Blogger" Cocoa Beach, Florida

Our MLS does not permit active listings that cannot be shown. Interest and activity in new listings is highest in the first week or two so if the property cannot be shown, you could actually lose showings and potential buyers. I just don't see the point of putting up a sign and listing in the MLS without allowing showings...that is basically asking someone to buy it sight unseen and I can't imagine anyone (except possibly rehabbers) making a bona fide offer on a property they have not viewed.

 

Mar 20, 2015 03:16 AM
Rainmaker
911,338
Jeff Pearl
RE/MAX Distinctive / LIC in VA - Lovettsville, VA
Full Service Full Time Realtor

Putting the signs up is ok, maybe using " Comign Soon", but I wouldn't wait too long to allow showings.I have seen listings in our MLS, and in the Remarks it says " No showings until X date". That is similar to coming soon, and you will probably get some drive byes checking out the neighborhood. We can also put it in mls under "Temp Off" status. personally, I would wait until they are ready for showings to make it active.

Mar 20, 2015 03:10 AM
Rainer
27,028
Lisa Bartlett
HomeSmart Real Estate - Peoria, AZ

In my opinion it actually hurts the seller. You get that first "new listing" blast to buyers that are in the MLS system. If you do that and can't show, you wasted it. 

No point is listing if buyers can't see it. 

Mar 20, 2015 02:45 AM
Rainer
116,668
Ric Mills
Keller Williams Southern Az - Tucson, AZ
Integrity, Honesty, and Vast Real Estate Knowledge

The risk is that "the potential" buyer will see and either walk away or discount it because of shape.  It can be risky as many buyers can't see the forest for the trees.  Put off showing the home till it is ready to view.  You can creat interst by having the sign and MLS up but put off viewing till it is ready.  It will also give you a good idea of the interest in the property.

Mar 20, 2015 02:35 AM
Rainmaker
443,220
Cindy Davis
SD Home Source Realty - San Diego, CA

Personally, I would say no. When new listings hit the market, that's when calls are often at their highest. I would want to take full advantage of the initial bujmp of activity and be able to show the listing.

Mar 20, 2015 12:38 AM
Rainmaker
921,504
Annette Lawrence , Palm Harbor, FL 727-420-4041
ReMax Realtec Group - Palm Harbor, FL
Making FLORIDA Real Estate EZ

There is GREAT value is this concept, however your MLS and your broker will prevent you from activiating an MLS listing and not making it available for showing.

There is GREAT value in this concept. Give it some thought and you will be able to present your seller with an incredible opportunity.

 

Mar 20, 2015 12:26 AM
Rainer
279,878
Dipti Thakkar
LAER Realty Partners - Andover, MA
On a team with Praful Thakkar

Something like 'Coming Soon' perhaps.

Aug 01, 2018 09:58 PM
Rainmaker
409,203
Jim Paulson
Progressive Realty (Boise Idaho) www.Progressive-Realty.info - Boise, ID
Owner,Broker

The Intermountain MLS in the Boise, Idaho area has a form called "Waiver of Benefits" that a seller must sign and we must send to the MLS stating that the pre-marketing time without the full benefits of the MLS may not be in the best interest of the seller.  If repairs, marketing materials, etc., is actually being done, it makes sense and I do it.  This form hopefully keeps some agents from doing it just to try to double end the contract.

Mar 25, 2015 01:51 AM
Rainmaker
585,600
Dee Toohey
Innovative Realty Solutions Group - Longwood, FL
Broker, ABR, AHWD, CIPS, FMS, ePro

A listing cannot be in the MLS as Active if it can't be shown.  You can add it but put it Temporary Off Market but that hurts the listing as the counter is ticking without real marketing. 

Mar 20, 2015 10:29 PM
Rainer
392,768
Anna Hatridge
R Gilliam Real Estate LLC - Farmington, MO
Missouri Realtor with R Gilliam Real Estate LLC

I have one of my own right now.  The value of needing an appointment to view is always on the table.  A few days, Yes.  A few weeks, NO.

Mar 20, 2015 10:00 PM
Rainmaker
921,504
Annette Lawrence , Palm Harbor, FL 727-420-4041
ReMax Realtec Group - Palm Harbor, FL
Making FLORIDA Real Estate EZ

In appr 24 hours 45 responses (as of 7:30 AM 21 Mar) have been received. Of those 45 responses 4 could not be determined to be in favor or opposed, 6 including mine stated this is an opportunity while 35 opposed.

These 35 admitted they have NO marketing that exists beyond the mls. 

No Buyers list

No affiliate marketing

No community authority.

No First Look, nothing other than the MLS.

These agents who solely rely on the MLS have basically revealed that in their market place MLS submission is all the seller needs. All that other stuff agent pack into the listing presentation regarding marketing should show as a bit irrelevant. The home seller, should they read this session, may have an 'Ah-ha' moment.

It has been my experience that a real estate professional (not a FSBO) can sell a house at a HIGHER price BEFORE it is submitted to the MLS. But you actually have to have multi-dimensional marketing to achieve that outcome and SEE the incredible benefits to both the buyer and seller.

I must say, I'm disappointed.

Mar 20, 2015 09:32 PM
Rainmaker
248,771
Dale Taylor
Re/Max 10 New Lenox Illinois http://dtaylor.remax.com - Frankfort, IL
Realtor = Chicago Illinois Homes Townhomes Condos

Very early in my career I had a mentor named Don White who told me to keep reminding myself "I Am The Expert!"  It is so hard when trying to insure the Seller's loyalty we can so easily give in to their demands when we know it is not in their best interest.  It takes courage at times to look them in the eye and fully go there, saying "I am here to be a solution to your problem!"  "In order for me to do that for you successfully, I need you to give me your unconditional cooperation in following my recommendations."  Then, you have that conversation with them about what you believe is best for their home in that specific marketplace.

Mar 20, 2015 03:48 PM
Rainer
672,872
Dorte Engel
RE/MAX Leading Edge - Bowie, MD
ABC - Annapolis, Bowie, Crofton & rest of Maryland

Dear Debbie,

We now have a "coming soon" label in our MLS. Works great, when someone is looking for a specific neighborhood. They can be first in line to see & clear their calendar for that day.

Mar 20, 2015 01:17 PM
Rainmaker
259,317
Lesley Wilson-VanGoethem
Innovative Realty Solutions Group - Winter Springs, FL
Residential Real Estate Broker Associate

If it cant be shown, it shouldnt be active in MLS.

However, have seen a number of Yard signs with Coming Soon ad the rider

 

Mar 20, 2015 02:37 AM
Rainmaker
1,661,936
John McCormack, CRS
Albuquerque Homes Realty - Albuquerque, NM
Honesty, Integrity, Results, Experienced. HIRE Me!

With our MLS system, it's either an active listing or it's not and is not seen by the public. 

Mar 20, 2015 02:25 AM
Ambassador
6,393,609
Bob Crane
Woodland Management Service / Woodland Real Estate, KW Diversified - Stevens Point, WI
Forestland Experts! 715-204-9671

As long as you post the date that it will be available to the public.

Dec 29, 2019 11:21 PM
Rainmaker
1,257,045
Jan Green - Scottsdale, AZ
Value Added Service, 602-620-2699 - Scottsdale, AZ
HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN

I didn't read every answer but my opinion, hold off on making it active, but put up a sign with "coming soon" as a rider.  I have been doing that and building excitement for the listing until it's perfectly ready.  Just sold one in 5 days doing that!

Apr 17, 2015 10:28 AM
Rainmaker
502,118
Anne Edwards Johnson
All City Real Estate - Austin, TX
Austin Realtor | HookemhomesATX (512)917-5260

Following this thread.  Great question. 

Apr 12, 2015 01:12 AM
Rainmaker
510,046
Michele Connors
The Overton Group, LLC Pitt & Carteret County - Greenville, NC
Your Eastern North Carolina Realtor

We all hear "first Impressions matter" but I have been in this situation where if you dont get it up and running you are going to miss the season..I once had a lady take 4 months to get her bedding mulched and plants put out.

I have also had people work so hard to get the home on market that they realized how much they really liked it and got cold feet. I guess in both scenarios I had sellers that lacked "real motivation" LOL   How motivated is your seller ??? Priced to go ? get the sign up !

Mar 23, 2015 08:27 AM
Rainmaker
236,403
Liane Thomas, Top Listing Agent
Professional Realty Services® - Corona, CA
Bringing you Home!

Yes, use the time to get your just listed post cards ordered. Create an anticiation of this "coming soon" hot property. Put in the mls "owner is getting finishing touches done, first showing will be March xx".

Mar 23, 2015 02:54 AM
Rainer
557,375
Kimo Jarrett
Cyber Properties - Huntington Beach, CA
Pro Lifestyle Solutions

I would wait until the home is ready for SHOWTIME.

Mar 21, 2015 04:08 PM
Rainmaker
536,943
Rose Mary Justice
Synergy Realty Pros - Dandridge, TN
Synergy Realty Pros

I personally would not recommend this in our MLS as buyers are anxious to see and might just pass you by for another great home that is show-able. 

Mar 21, 2015 12:33 AM
Rainer
183,407
Judith Sinnard
SMARTePLANS; Houston, Texas - Houston, TX
The SMARTePLAN Lady

Are your sellers serious and set to a time-table, or are they sort of dragging their feet and proscrastinating about getting everything "ready" to show.. and think if you just get the ball rolling maybe buyers will come out of the woodwork and they won't have to "really" get everything ready that you asked for? .  I can tell you that this has worked extremely well for us ...BUT we have a whole set of integrated oneline floor plans on the MLS for the property --photographs launch out of the plans.  Interested buyers can tour in great detail.  The agent lists it on MLS and sets a firm date -- ie no showings until "x" Date.  The agents told me ..."Judith I had people hanging off the rafters at the open house -- they didn't come to "see" the house, they saw it online -- they came with thier checkbooks".  So yes, it can be an effective tactic if it is integrated into your strategy. Last year we sold a house in 8 days at $250K over list using this method -- but we have low inventory in Houston.

Mar 20, 2015 10:28 PM
Rainmaker
1,107,863
Sharon Parisi
United Real Estate Dallas - Dallas, TX
Dallas Homes

Debbie, I have a listing that is pending.  The Seller requested no sign and no showings.  On day one in the MLS, the Buyer appeared.  The Seller granted an exception to the no showing rule and we're closing next week.  I say, put it in the MLS.

Mar 20, 2015 04:15 PM
Rainmaker
3,988,007
Debbie Reynolds, C21 Platinum Properties
Platinum Properties- (931)771-9070 - Clarksville, TN
The Dedicated Clarksville TN Realtor-(931)320-6730

Lots of viewpoints. One seller is insisting since there is only one repair to complete I am going ahead. The other has lots to do so I think he can be convinced to hold off. We do not have a coming soon status and our Board frowns on using coming soon signs unless the listing is signed.

Mar 20, 2015 01:08 PM
Rainmaker
2,363,318
Lise Howe
Keller Williams Capital Properties - Washington, DC
Assoc. Broker in DC, MD, VA and attorney in DC

It gets people's awareness going on the listings and might have someone hold of on offering on another property if they know yours is out there.

Mar 20, 2015 12:49 PM
Rainmaker
3,986,258
William Feela
WHISPERING PINES REALTY - North Branch, MN
Realtor, Whispering Pines Realty 651-674-5999 No.

If the holding of the showing is only a few days then I would.  You never know if the seller calls someone else and they say..SURE lets do it.

Mar 20, 2015 11:46 AM
Rainer
97,572
Larry and Marilyn Mennetti
FIVE STAR REAL ESTATE - East Grand Rapids, MI

YOU ONLY GET ONE CHANCE TO MAKE A FIRST IMPRESSION...

 

Mar 20, 2015 09:51 AM
Rainer
51,536
Marilyn O'Donoghue
Long & Foster Avalon - Avalon, NJ

I have learned if there is only one photo of a house, agents assume it is awful inside.  I advise my sellers to be ready, get set and go at the same time!

Mar 20, 2015 08:59 AM
Rainmaker
634,482
Kathleen Luiten
Resort and Second-Home Specialist - Princeville, HI
Kauai Luxury Ocean Home Sales

There's greater value in waiting until the property is ready to show. I've listed a few that were not and they didn't suffer much but you can miss that early-market buzz the first week or so.

Mar 20, 2015 07:29 AM
Rainmaker
879,144
Connie Harvey
Pilkerton Realtors - Brentwood, TN
Realtor - Nashville TN Real Estate

Debbie, here it causes a ton of calls from fellow agents who want to be let in early. Lots of wasted time on the phone.

Mar 20, 2015 05:33 AM
Rainmaker
360,033
Erick Blackwelder
Cell: 703-677-1120 - Woodbridge, VA
Text or call Erick now at 703-677-1120.

No matter when I hold an open house, I compress the time the house is open to one hour.  That brings in shoppers one on top of each other.  They see lots of activity on the house.  Gets their interest.  Can often create an auction effect.

Mar 20, 2015 05:25 AM
Rainmaker
360,033
Erick Blackwelder
Cell: 703-677-1120 - Woodbridge, VA
Text or call Erick now at 703-677-1120.

Holding a house off the market under a "Coming Soon" rider can create a lot of buzz if it is done properly.  

The secret is to hold the house off the market until a 1:00-2:00 Sunday open house.

Folks will drive by the house and see the Open House rider.  Agents will get their buyers lined up to see the house at 1:00 on Sunday.  

By compressing the open house into a one-hour period will bring the buyers and agents at the same time.  

You'll create an auction effect, with numerous buyers and agents eyeballing each other, eager to put in offers right away before the competition writes on the house.

 

Mar 20, 2015 05:23 AM
Rainmaker
4,800,082
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

It is possible that this may create some anticipation.  If you have a set date for when the properties are ready to show, I would consider having an open house on that day and advertise in the MLS and in other marketing pieces as such.

Mar 20, 2015 05:11 AM
Rainer
45,957
Andy Madrid
Hawaii Coast Realty, LLC - Kailua-Kona, HI
Expertise, Professionalism, and Service

I our MLS sometimes a property will be put in with a comment (for agents to see only) that showings will begin on XX date (usually a week or less).  If it is going to be an extended period of time I wouldn't put it in the MLS but a sign in the yard could be a good idea, especially if you are looking to cultivate some buyers.

Mar 20, 2015 04:37 AM
Rainmaker
147,371
Kaye Thomas
Real Estate West - Manhattan Beach, CA
e-PRO, Manhattan Beach CA

It depends.. if the property is something with very high demand and limited inventory then letting folks know it is available with a first preview date can be very effective.. that said I generally advise sellers to wait to put on MLS until they are ready to show..

Mar 20, 2015 04:35 AM
Rainer
82,920
Jim Miner
Miner Noh & Associates - Phoenix, AZ
Loan Modfication & Short Sale Specialist

Unless those 2 homes are the only ones left in your community that will be for sale, the idea lacks merit.

Mar 20, 2015 04:34 AM
Rainmaker
977,386
Brigita McKelvie, Associate Broker
Cindy Stys Equestrian and Country Properties, Ltd. - Lehigh Valley, PA
The Broker with horse sense and no horsing around

It makes no sense whatsoever to do it this way.  Listings receive the most activity when they are first listed on the MLS.  What I usually do is tell the Seller to list it when they are ready and I will post on my sites that a certain type of property will be coming soon.

Mar 20, 2015 04:32 AM
Rainer
13,560
Phil Simon
Grand Rapids, MI

In our MLS, if that's what the seller wants then that's what you do. It's their home. I would advise them against it, but like some others have said: if it's a short period, you can use it to build the anticipation. Have your first showing be a whopper of an open house. Good luck

Mar 20, 2015 03:50 AM
Rainmaker
1,751,129
Mike Cooper, Broker VA,WV
Cornerstone Business Group Inc - Winchester, VA
Your Neighborhood Real Estate Sales Pro

Debbie, I have a land sale client who wants to go ahead and list his property and he doesn't actually know where the boundaries are. He's going to have a survey done, but it will be a short while before it's done. I'm trying to talk him out of listing until afterwards, but I think he's getting pressure from other family members who will benefit from the sale. Doesn't make much sense to me.

Mar 20, 2015 03:50 AM
Rainer
131,196
Carolyn Shipp
Source 1 Real Estate - Mineral Wells, TX
Mineral Wells Texas Real Estate

In our area, I would say no because as soon as it hits the MLS we will have agents calling to show.  Then they and their clients are upset because they see a house they like from the outside and can't go in.  They aren't going to wait around for the house to become available to show.  We don't have the "coming soon" signs here.

Mar 20, 2015 03:25 AM
Rainmaker
659,119
Pat & Wayne Harriman
Harriman Real Estate, LLC (203) 672-4499 - Wallingford, CT
Broker/Owners, Wallingford CT Real Estate

Like others, here it has to be ready to show if it's in the MLS.

Mar 20, 2015 03:11 AM
Rainer
4,933
Judy Golland, CRS, e-PRO, GRI, SFR
Keller Williams Professionals - Elm, NC
Inspired by the Dreams of my Clients

In our area in Morris County, New Jersey creating anticipation is very effective.

Mar 20, 2015 03:08 AM
Rainmaker
660,906
Steffy Hristova
HomeSmart Elite Group Tempe AZ Tel: 602.710.8161 - Tempe, AZ
Tempe AZ Realtor - Your Home Close to Your Work!

If the inventory is low, that may help both buyers and the seller.

Would there be a problem with your broker, if the offer had a contingency related to physical viewing of the property?

Mar 20, 2015 03:02 AM
Rainer
10,918
Sandra Newman
Golden Star Realty Incorporated, REALTORS® - Paw Paw, MI
Associate Broker, REALTOR, e-PRO, GRI

Our board does not allow you to enter a listing in the MLS and then not allow showings. You can do it maybe a day or two otherwise you have to cancel the listing. You have to check with your Board and see what is allowed. 

Mar 20, 2015 02:56 AM
Rainer
26,824
Linda Cooley
RE/Max Metro - Saint Petersburg, FL

Our MLS won't allow active status if can't be shown...plus it does turn a lot of buyers away if they can't see right away.  

Mar 20, 2015 02:55 AM
Rainer
55,296
Tabitha Rector-Richardson
Premier Homes Realty - Owings Mills, MD
Premier Homes Realty (443) 415-4215

I would recommend against listing prior to it being ready to show, unless you have the coming soon option. Your listing will become stale by the time it is"available".

Mar 20, 2015 02:53 AM
Rainmaker
582,106
Eric Kodner
Madeline Island Realty - La Pointe, WI
CRS, Madeline Island Realty, LaPointe, WI 54850 -

I tend to agree with Patricia Kennedy on this issue.

If the delay between listing and showings is very brief, this might work.  Our MLS has the "temporarily unavailable for showings" status, and if it can be justifiably argued that the delay is legitimate (house painting in progress or corrective repairs being made), then I don't see a great deal of harm done.

Mar 20, 2015 02:50 AM
Rainmaker
2,383,311
Sharon Tara
Sharon Tara Transformations - Portsmouth, NH
Retired New Hampshire Home Stager

I refer to this a Premature Listing Syndrome and have written about it several times.  Very bad idea, in my opinion.  The home should be 100% ready to show PRIOR to listing whenever possible.

Mar 20, 2015 02:46 AM
Rainer
21,891
Kevin Flinn
Platinum Realty LLC - Kansas City, MO

I think it depends on how hot the market is in this neighborhood.  If it is a slow market you probably won't get much traction.  In a hot market where people are driving the neighborhood looking for things you can create some buzz and get the house sold almost immediately.

Mar 20, 2015 02:36 AM
Rainer
293,277
Ron Aguilar
Gateway Mortgage Group - Saint George, UT
Mortgage & Real Estate Advisor since 1995

Say no

Mar 20, 2015 02:35 AM