4,319,419
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?
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Anne Edwards Johnson
Austin, TX
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Odaly Victorio
Jupiter, FL
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Anna Hatridge
Farmington, MO
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Debbie Reynolds, C21 P...
Clarksville, TN
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Praful Thakkar
Andover, MA
2,817,671
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.
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Anna Hatridge
Farmington, MO
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Brigita McKelvie, Asso...
Lehigh Valley, PA
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Peter Lake
Marblehead, MA
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Ron Aguilar
Saint George, UT
3,727,873
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!
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Anna Hatridge
Farmington, MO
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Debbie Reynolds, C21 P...
Clarksville, TN
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Thomas McCombs
Akron, OH
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Eric Kodner
La Pointe, WI
25,957
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.
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Anna Hatridge
Farmington, MO
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Debbie Reynolds, C21 P...
Clarksville, TN
4,334,336
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!
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Anna Hatridge
Farmington, MO
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Debbie Reynolds, C21 P...
Clarksville, TN
149,298
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.
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Anna Hatridge
Farmington, MO
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Debbie Reynolds, C21 P...
Clarksville, TN
1,683,912
I personally would hold off until they are ready, otherwise they will drag their feet getting it ready.
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Anna Hatridge
Farmington, MO
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Thomas McCombs
Akron, OH
1,090,922
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.
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Anna Hatridge
Farmington, MO
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Debbie Reynolds, C21 P...
Clarksville, TN
911,338
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.
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Anna Hatridge
Farmington, MO
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Debbie Reynolds, C21 P...
Clarksville, TN
27,028
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.
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Anna Hatridge
Farmington, MO
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Thomas McCombs
Akron, OH
116,668
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.
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Anna Hatridge
Farmington, MO
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Thomas McCombs
Akron, OH
443,220
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.
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Anna Hatridge
Farmington, MO
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Thomas McCombs
Akron, OH
921,504
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.
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Anna Hatridge
Farmington, MO
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Debbie Reynolds, C21 P...
Clarksville, TN
279,878
409,203
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.
585,600
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.
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Lesley Wilson-VanGoethem
Winter Springs, FL
392,768
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.
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Anna Hatridge
Farmington, MO
921,504
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.
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Jim Paulson
Boise, ID
248,771
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.
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Anna Hatridge
Farmington, MO
672,872
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.
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Anna Hatridge
Farmington, MO
259,317
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
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Dee Toohey
Longwood, FL
1,661,936
With our MLS system, it's either an active listing or it's not and is not seen by the public.
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Dee Toohey
Longwood, FL
6,393,609
1,257,045
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!
502,118
510,046
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 !
236,403
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".
557,375
536,943
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.
183,407
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.
1,107,863
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.
3,988,007
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.
2,363,318
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.
3,986,258
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.
97,572
51,536
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!
634,482
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.
879,144
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.
360,033
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.
360,033
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.
4,800,082
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.
45,957
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.
147,371
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..
82,920
Unless those 2 homes are the only ones left in your community that will be for sale, the idea lacks merit.
977,386
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.
13,560
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
1,751,129
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.
131,196
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.
659,119
4,933
In our area in Morris County, New Jersey creating anticipation is very effective.
660,906
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?
10,918
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.
26,824
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.
55,296
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".
582,106
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.
2,383,311
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.
21,891
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.
293,277