Every day we get calls about houses that are for sale that are listed on the MLS (Multiple Listing Service) because we have all them listed on our website via IDX (Intenet Data Exchange). This is a free service we provide potential home buyers. In fact, all members of the MLS have the ability to use this service. Something that many chose not to.
Many times people are surprised that we are not the listing agent. You would think that Search All Area Homes for Sale would be a good indication that we might not be the listing agent.
A few years ago Jay Thompson in Arizona wrote a really great article about this Hi, I’m calling about your listing at… (insert random address here). In it he explained that there are a couple of types of responses he gets in calls from his Arizona website:
- The Disbelievers — You have to be the listing agent because it is on your site
- Angry Brokers — Because you have better positioning then they do for their own property or worse don’t understand how IDX works
- The Misguided — Buyers that think that they are going to get a great deal working with the listing agent only
Well by the agreement of our local Multiple Listing Service we can display all the listings that Agents agree to display via IDX. As a seller you want that exposure to every possible buyer that is looking for a home for sale. In fact, I welcome the fact that other brokers are displaying my listings on their sites. It means that every possible buyer for my home is given the opportunity to see the homes I have listed for sale.
That is where the Disbelievers come in… Do they really believe that we have listed all the homes for sale in Western New York? We are good at the marketing of homes for sale; in fact the Buyers Agents on my team are thrilled to work with potential buyers on finding their dream home.
So how does this IDX look on the site? Below is an example of how listings appear on our site:
Every once in awhile I have to educate a fellow Realtor how the IDX works. They get so upset that I have the number one position when people search on a search engines for their property. They say it isn’t fair; perhaps it isn’t. There is one quick way they can stop me — check the box that says do not share on the Internet. It won’t be published on any website but their own.; it might even get lost in the Listing Black Hole. Oh wait, they don’t have a website with IDX search.
The Misguided are the buyers that think that they are going to get a great deal by working with the Listing Agent only. Well my listings I have decided to co-list, so that I represent the Seller’s best interests. The agent I co-list with gets all the buyers. If I have the listing, I don’t work with the home buyers. It is just how we work. If you are a buyer, you want to work with someone that is working for you. Never forget when calling the listing agent that — their first loyalty is to get the SELLER the highest price and best terms for the SELLER.
Buyers with Unavailable Agents
There is one more response that I would like to add to Jay’s list — Buyers with Unavailable Agents. We regularly get the phone call that sounds like this “my agents is not available would you please show me this home.” Each time this is the type of buyer calls, I send them back to the agent. They think because it is on my site that I must show them the property. Well, why would I show someone a property that is working with another Agent? First off, I cannot interfere with another Agent’s Relationship, secondly there is the whole loyalty thing.
Now if they wish to fire their current agent, pre-qualify with a mortgage professional, and sign a Buyer Broker Agreement then my team will work with you. Guess what — Real Estate Agents don’t just open doors! We are professionals that take our job seriously. Don’t you want the advice of a seasoned professional that knows how to negotiate the best deal for you?
- Someone that understands what the values are in the neighborhood you are considering calling home.
- A professional that can guide you through multiple offers, short sales and through the entire process of purchasing a home in Western New York
- An agent that will give you confidence you have made the right decisions
- That provides you with a great set of resources in selecting a home
Like thousands of agents across the country, I have worked very hard at setting my site up with the information that Buffalo home buyers, home sellers and real estate investors are looking for combined with a comprehensive real estate home search. I have spent the time to maximize the exposure of our Real Estate websites and of my IDX on the internet. This gives the Buffalo Real Estate News website great positioning on the search engines for those that are searching for homes for sale.
Selection of Homes For Sale
All statistics are gathered from the Buffalo Niagara Association of REALTORS®.
For more information – call our J. Philip Real Estate Team at: (716) 650-0051
Thinking of selling your Western New York home? Interested in finding out the current market value of your single family home, condo or investment property? Then call us at (716) 650-0051 to discuss what is happening in today’s Western New York Real Estate Market. We would be happy to give you a personalized Comparative Market Analysis for your home or assist you to purchase a home.
Properties found on this Web site may be listed with a brokerage other than the owner of this site and are displayed here via the Internet Data Exchange (IDX) system of this broker’s MLS. All information deemed reliable but not guaranteed and should be independently verified. All properties are subject to prior sale, change or withdrawal. Neither listing nor displaying broker shall be responsible for any typographical errors, misinformation, misprints, and shall be held totally harmless. © 2016 Western New York Real Estate Information Services (WNYREIS), LLC. All rights reserved.