Tony and Suzanne Marriott's Phoenix Arizona Real Estate Blog

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Is it unethical to point out false advertising to the public?

Lying Short Sale Listing AgentSome of my recent posts have focused on the Phoenix Short Sale "wannabe" listing agents that blatantly lie about their Phoenix Short Sale track record - presumably in the hopes of getting unsuspecting consumers to list with them.

I can see a Phoenix homeowner facing foreclosure being swayed by claims of "we've closed hundreds of short sales" coupled with the claim "we close 90% or more of our Short Sale listings".

Fact is - not one Phoenix Short Sale Listing Agent (according to the MLS) has closed 200 or more Short Sales - making the claim of hundreds a blatant lie.

And, fact is - not one Phoenix Short Sale Listing Agent who has closed more than the dozens of short sales that we have closed (and there aren't that many of them) can honestly claim a closing ratio of more than 75%.

Our current closing ratio remains at 100% for "regular" Short Sales and just over 89% when including "Hail Mary" Short Sales that involve IRS Tax Liens, Child Support Liens, and other "unusual hurdles".

In discussion with some of my peers about the thought of publishing the real numbers from the MLS:

1. How many closed Short Sales

2. How many cancelled/expired Short Sales

3. The ratio of Closed Short Sales to the total number of Closed/Cancelled/Expired Short Sales

I was met with howls of concern about that being a violation of the REALTOR Code of Ethics.

Really???

Article 15 

 

  • REALTORS® shall not knowingly or recklessly make false or misleading statements about competitors, their businesses, or their business practices. (Amended 1/92) 

  • Standard of Practice 15-1 
      REALTORS® shall not knowingly or recklessly file false or unfounded ethics complaints. (Adopted 1/00) 
  • Standard of Practice 15-2
      The obligation to refrain from making false or misleading statements about competitors’ businesses and competitors’ business practices includes the duty to not knowingly or recklessly repeat, retransmit, or republish false or misleading statements made by others. This duty applies whether false or misleading statements are repeated in person, in writing, by technological means (e.g., the Internet), or by any other means. (Adopted 1/07)
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    So how pray tell is a true and informative statement an ethics violation?

    I can understand the intense dismay these charlatans would have at seeing their blatant lies destroyed, but perhaps they should focus their attention on the following:

  • Article 11 
    The services which REALTORS® provide to their clients and customers shall conform to the standards of practice and competence which are reasonably expected in the specific real estate disciplines in which they engage; specifically, residential real estate brokerage, real property management, commercial and industrial real estate brokerage, real estate appraisal, real estate counseling, real estate syndication, real estate auction, and international real estate. 

    REALTORS® shall not undertake to provide specialized professional services concerning a type of property or service that is outside their field of competence unless they engage the assistance of one who is competent on such types of property or service, or unless the facts are fully disclosed to the client. Any persons engaged to provide such assistance shall be so identified to the client and their contribution to the assignment should be set forth. (Amended 1/95) 

  • Standard of Practice 11-1
    •  
      1. identification of the subject property
      2. date prepared
      3. defined value or price
      4. limiting conditions, including statements of purpose(s) and intended user(s) 
      5. any present or contemplated interest, including the possibility of representing the seller/landlord or buyers/tenants 
      6. basis for the opinion, including applicable market data
      7. if the opinion is not an appraisal, a statement to that effect (Amended 1/01) 

    • When REALTORS® prepare opinions of real property value or price, other than in pursuit of a listing or to assist a potential purchaser in formulating a purchase offer, such opinions shall include the following: 

  • Standard of Practice 11-2
      The obligations of the Code of Ethics in respect of real estate disciplines other than appraisal shall be interpreted and applied in accordance with the standards of competence and practice which clients and the public reasonably require to protect their rights and interests considering the complexity of the transaction, the availability of expert assistance, and, where the REALTOR® is an agent or subagent, the obligations of a fiduciary. (Adopted 1/95) 
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    About the Authors - Updated 2018

    If you are considering a Traditional or Short Sale of your home in Phoenix, Scottsdale or any location in Maricopa County Arizona, you owe it to yourself to talk with the BVO Luxury Group @ Keller Williams Arizona Realty to determine whether Tony and Suzanne Marriott are the best real estate Brokers in the Phoenix and Scottsdale metropolitan area to help you with the Successful Sale of your home.

    Tony and Suzanne have personally Listed, Sold and Closed more than a hundred Short Sales with the highest list to close rate in the Phoenix Metro Area!

    Tony Marriott - Chief Operating Officer - BVO Luxury Group @ Keller Williams Arizona Realty

    Suzanne Marriott - Chief Learning Officer - BVO Luxury Group @ Keller Williams Arizona Realty

    Associate Brokers, REALTORS
    BVO Luxury Group
    Keller Williams Arizona Realty

    Comments

    interesting post...

    i guess those that are afraid of full disclosure still want an advantage with bending the truth

    my first short sale deal... my seller knew it was my first and we made it to a successful close and they are eternally grateful...

    sounds though, like this would be an uphill battle... full disclosure of history of deals, etc.

    Posted by Vince McEveety (Gilleran Griffin Realty) almost 9 years ago

    Since,I'm assuming it's an agent working in a brokerage, perhaps the "we" might refer to their office?

    Posted by Carla Muss-Jacobs, RETIRED (RETIRED / State License is Inactive) almost 9 years ago

    Hi Tony,

    It's my understanding using MLS data accurately is not a problem as long as your source your supply. Identifying the number and type of sales is reporting data IMHO.

    Calling someone out specifically (and I don't think for a minute that's what you were talking about here) is not.  The place for that would be among your peers, meaning filing a complaint with pro-standards in your board of AOR, and I know from your credentials you're well aware of that. Personally I'd like to see it happen more often, it's an ongoing issue.

     

    Posted by Lynda Eisenmann, Broker-Owner,CRS,CDPE,GRI,SRES, Brea,CA, Orange Co (Preferred Home Brokers) almost 9 years ago

    Vince - Sounds like you did 2 great things for the Seller.  

    1. You were upfront and honest with them.

    2. You got the Short Sale closed!

    Congrats!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Carla,

    The "we" could refer to their office - but unfortunately is positioned in such a way as to imply the agent specifically - and it could only be for the "total" transactions.

    The closing ratio would not be accurate, no matter how many transactions they pulled together...

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Hi Lynda,

    Thanks for the comment and the support.

    My main concern is for the homeowners attempting to avoid foreclosure making a decision based on false claims by an agent.  For the agent - they lose the commission on the deal - but likely get a buyer deal out of the listing.

    For the homeowner, they get a foreclosure.

    We have been considering the complaint process - both with the DRE and with the Board - but the Board process is "secret" and lacks meaningful negative consequences for the violator.

    Playing "devils advocate" - what would be "unethical" about calling out a blatant liar? :-)

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    We have a local broker who claims he closes on a home "EVERY DAY" Title companies are closed on the weekends.

    Posted by Greg Nino, Houston, Texas (RE/MAX Compass, formerly RE/MAX WHP) almost 9 years ago

    Greg - Same in Arizona - and I've heard similar claims from local brokers. :-)

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    HI Tony and Suzanne,

    Start with talking to your managing broker, to have a chat with the managing broker of the violating agent

    Next is a letter to your local board of Realtors, and report the false and misleading representation to their ethics committee

    Next is file a complaint to the state licensing entity (last resort) with the cooperation of your managing broker.

    It is a strange thing but most areas will have some provision in their local board or as part of your national 10 commandments, to say something like "thy shall not criticize a fellow Realtor in public," so  that is not really an option, and risk getting in trouble yourself.

    Happy selling.

    Posted by Peter Pfann @ eXp Realty Pfanntastic Properties in Victoria, Since 1986., Talk To or Text Peter 250-213-9490 (eXp Realty, Victoria BC www.pfanntastic.com) almost 9 years ago

    Hi Peter and Linda,

    Unfortunately this is widespread in our area - one of the Short Sale mainstays - and while we've considered the steps you mentioned - the most effective would be the broker to broker discussion.

    On another note - I see you are in Victoria.  Have not been there for a while - but spent a year at Shawnigan Lake and a couple of summers up in Rivers Inlet on the mainland back in the late 1970s....

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Gotcha!  I wish the general public/consumers would get nudged to ask some of these questions to potential real estate representatives.  The reason why people lie is that they're never caught.  And that's just not in real estate . . .

    Posted by Carla Muss-Jacobs, RETIRED (RETIRED / State License is Inactive) almost 9 years ago

    I see a lot of people saying things that are very untrue about accomplishments and definately about short sales.  If I knew a company was lying then I might say something but you have to be careful it doesn't sound like sour apples.

    I try to show my skillset and offer client referrals or testimonials as evidence of my history and suggest they check into other peoples.  I just look up their last couple closes and give them my last couple closes with my client's numbers.  If you are good and they are lying, that out to do it.

    Posted by Stefan West, Temecula-Murrieta-Menifee CA Real Estate (West Realty) almost 9 years ago

    I think if you post real numbers from the MLS and source it....then warn  consumers to check facts because there are many "agents" out there who are misleading their experience....you might be ok? I'd check with the Board though.

    Posted by Karen Fiddler, Broker/Owner, Orange County & Lake Arrowhead, CA (949)510-2395 (Karen Parsons-Fiddler, Broker 949-510-2395) almost 9 years ago

    I believe you are correct in pointing out the blatant fabrications of some advertising.  It's almost that bad here in Houston where you see almost every agent in the real estate books claiming to be #1.....  Excuse me but there is only one #1.  Makes us all look like fools.

    Posted by Ralph Janisch ABR CRS Broker, Selling Northwest Houston to good people like you! (Janisch & Co.) almost 9 years ago

    Expose them, expose them all.  In this market, some sellers could be harmed by choosing an agent (or title company) that says they are "experts", this could lead them down the path of foreclosure if they work with someone that does not know what they are doing.  Now is not the right time to hire someone with little experience in short sales unless they are an apprentice to a strong agent.  Great post.

    Posted by Stephen Garner, Hub Media Company (Hub Media Company) almost 9 years ago

    I'm with everyone else.  Report stats as you pull them off the MLS, then "blow the whistle" to the Board.  Sounds like you've really done your homework! 

    Posted by Patsy Overton (Patsy Overton Interiors, Atlanta, Georgia) almost 9 years ago

    Hi Tony,  Perhaps the best way to promote yourself and at the same time expose the inflated statements of the " wannabe's "  would be to show your ( office ? ) name and the ranking in various categories.

    Posted by Bill Gillhespy, Fort Myers Beach Realtor, Fort Myers Beach Agent - Homes & Condos (16 Sunview Blvd) almost 9 years ago

    Tony...

    I'm a multi-million dollar producer. I close every transaction, short sale or not. I'm so good at what I do, that they put my name on a bus stop bench. Only multi-million dollar producers who close every transaction can have their name on a bus stop bench.

    Did I just lie out loud? :)

    TLW...ROAR!

    Posted by "The Lovely Wife" (Broker Bryantnulls Wife) The One And Only TLW. (President-Tutas Towne Realty, Inc.) almost 9 years ago

    Damn that TLW is awesome!! Hire that woman.

    I don't advertise my numbers at all. I just list and sell property. But I do agree it can be deceiving to the public when agents lie embellish their accomplishments. There are too many other honest ways to get business.

    I have no problem showing my potential sellers my stats. And if I know they are interviewing another agent I make sure they know to ask that agent for their stats as well.

    Posted by Bryant Tutas, Selling Florida one home at a time (Tutas Towne Realty, Inc and Garden Views Realty, LLC) almost 9 years ago

    We have local agents who spend a lot of time badmouthing their competition. 

    It doesn't redound to their benefit.

     

    Posted by Lenn Harley, Real Estate Broker - Virginia & Maryland (Lenn Harley, Homefinders.com, MD & VA Homes and Real Estate) almost 9 years ago

    This is a big issue- stats are inherently misleading anyway, and any agent should refrain from using them.  Even if you had 100% closing ratio, past success doesn't indicate future results.  Every listing and every situation is different, you are putting yourself in a bad situation by using stats as marketing- if you can't deliver, then you are setting yourself up for failure and a very disappointed client.

    Posted by Sample Sample almost 9 years ago

    Hi Jon,

    The issue here is, if you're going to use stats, why not be honest about them?

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    I think when you see a gross violation, it is your duty to report it to the Association, but I'd be careful about simply spreading the word among the public.  You might win a lawsuit, but the odds of your being sued for interference could be great, and even winning is expensive.  Report the wrongdoers and let those whose responsibility it is take care of the punishment.

    Posted by Susan Neal, Fair Oaks CA & Sacramento Area Real Estate Broker (RE/MAX Gold, Fair Oaks) almost 9 years ago

    Personally, I always prefer to let ridiculous people just continue being ridiculous.  To me, the big question is about energy and time -- pursuing and correcting other people just doesn't seem worth it to me.  That said, I'm always glad to see someone take a stand for honesty and common sense...so, the more power to you! 

    Posted by Mindy Sylvester, Naples Fl Real Estate (MVP Realty) almost 9 years ago

    Tony, with as long as you've been in the business, and the short sale success you've had, I really don't see a need to "call out" agents who don't show the MLS statistics that they quote in their marketing.  

    Also, remember that NOT ALL real estate transactions are marketed through MLS.  We've had several cases where we've represented buyers in the purchase of short sales, where the Seller never marketed the home.  This has happened on a few owner/agent situations, where the owner/agent is not allowed to be compensated.  Also, quite a few of our land short sales were never placed in MLS for marketing purposes.  There are also cases where we have helped family/friend agents negotiate their short sales (sort of "showing them the ropes").  We've also received calls from Sellers within a few days/weeks of their foreclosure date, where our only option to avoid foreclosure is dialing up investors that can close quickly. I'm sure there are other cases that other agents have had, whereby their success wasn't indicated on the MLS.

    While MLS statistics are a good way to measure your competitor's success, it's not the only source of information to use.  

    Personally, I'd focus more on testimonials and working the strong referral base that I'm sure you currently have.  Trying to "expose" other agents by simply relying on MLS statistics could come back to bite you in the end.  

    Focus on your strengths, and ignore your competitors weaknesses.

    Just my 2 cents.

    Posted by Bob Hertzog, Designated Broker (Summit Home Consultants) almost 9 years ago

    Stefan - Thanks for chiming in!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Peter and Linda #9 mention the "custom" of "thy shall not criticize a fellow Realtor in public".  If you notice that Article 15 was amended in 1992, it was amended for this particular belief.  I recall that when I got into real estate in 1985, the original Article 15 said something like: a REALTOR should not "disparage" another REALTOR.  That word disparage means to say anything that would lower the reputation of, or to bring reproach or discredit upon. Obviously, to call attention to another person's untruths would discredit them or lower their reputation and until 1992, REALTORs were not permitted to do that.

    My personal view is that the person that can be damaged by the truth has really discredited himself and lowered his or her own reputation.  In 1992, Article 15 was changed to its current wording:  'REALTORS® shall not knowingly or recklessly make false or misleading statements about competitors, their businesses, or their business practices. (Amended 1/92) '  So while we now can speak the truth about another persons gross exaggerations, the question is SHOULD WE?

    Sometimes its just like jumping into the same mudpen. Most of the time it would be better to speak the truth about our own qualifications and performances and direct the client to examine the claims of others and ask for documentation on anything they are not sure about.

    On the other hand, if you are truly of the opinion that someone could be materially hurt by acting on the wrong information, sometimes we have to make the decision to speak up.

    Posted by Lisa Orme, Broker/Realtor, ABR, CRS,GRI, PSCS, SFR, Notary Pu (The Master's Key Realty LLC -Windsor, CT - HARTFORD COUNTY) almost 9 years ago

    Karen - That's one of the many options we're mulling over.  Thanks for the comment!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Jeanne and Ralph - I agree - I think I saw one neighborhood that boasted 7 number 1 agents!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    OK folks.  I promise to respond to all the comments - which are all greatly appreciated - but will have to pick this back up early tomorrow morning.  Stay tuned - and keep those comments and suggestions coming!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Tony - as a past chairman of the Professional Standards committee of our local board I can testify that it is about impossible to discipline agents who are dishonest. One year around June we had our first official complaint. I talked to the EA and she said that she had mailed out over 40 complaint packages that year - and this was the only person who had the time and courage to take their agent to task.

    In California the standards to obtain and keep an active real estate license are very simple. Bad apples find it easy to move to a new broker who does not care or supervise. Some firms have attorneys on staff to defend their agents against their own clients.

    My suggestion is to tell your clients what it takes to be an good and honest agent. Show them why you are and your testimonials. Do not worry about the bad apples. Be proactive for your own career and spend time improving yourself and your skills.

    Posted by Steve Davis, Carlsbad CA (Davis Coastal Properties) almost 9 years ago

    I agree that although it can be frustrating to watch these "fools" embellish their stats, it is not worthwhile to chase after them.  The energy spent would be not worth it at all.  I think that you should focus on your own statistics and once you start publishing them, I bet the consumers will ask to see your competitions' statistics as well. 

    Posted by Karen Feltman, Relocation Specialist in Cedar Rapids, Iowa (Cedar Rapids/Iowa City, IA KW Legacy Group) almost 9 years ago

    we have that all the time here... however I do know a team member of mine hasd closed over 200 homes that are short sales and I also know another person that has closed 300 units now they are negotiators and they are working nationwide

    Posted by Ken's Home Team LLC. | 360.609.0226 | Portland, OR & Vancouver, WA Real Estate Team, - SOLD IS OUR FAVORITE 4 LETTER WORD - (Ken's Home Team LLC.) almost 9 years ago

    Hi Tony  and Suzanne~  When you figure out how we can stop the false advertising that agents do, please let me know.  Blatant lies really get under my skin too!

    Posted by Vickie McCartney, Broker, Real Estate Agent Owensboro KY (Maverick Realty) almost 9 years ago

    You are probably undermining your own credibility if you take to the airwaves without going through normal grievance procedures. I'd call pro-standards in the morning first. 

    I spent a little time looking into this once. I'm in Illinois, so I don't know if this would apply to you. A listing or selling transaction is owned by the brokerage. The agent works as the designated agent of the brokerage. In my case, my brokerage has 1,600 agents and we're something like the 15th largest independent brokerage in the country. If I called downtown, I could get the numbers for how many short sale transactions, REOs, or even house boat sales we've done. I could publicly use these numbers quite legally because my promotions are, in fact, owned by my broker. I would have to say "we", not "I" in order to be accurate. In fact, saying "I" in many cases is inappropriate because the clients and transactions are owned by my broker, not me. I could also refer to our office numbers quite legally as long as I designated them as such. I don't do any promotions like this one way or the other, but I like knowing the answer.

    Posted by Leslie Ebersole, I help brokers build businesses they love. (Swanepoel T3 Group) almost 9 years ago

    I agree with some of the comments here that calling out someone specifically publicly is not the best way to handle it, instead a call to your local board is probably in-line.

    Posted by Todd & Devona Garrigus, Broker / REALTORS® (Garrigus Real Estate) almost 9 years ago

    I love the term "hail mary" short sales, LMAO!

    I don't take short sales, I do not advertise short sales, I get plenty of short sale leads that are referred out to the right short sale specialist.

    I do get annoyed with short sale ads from even the best professionals promising rays of sunshine.  These transactions are not easy and I am wondering about the liability of these listing types in just a few short years to come when our deficiency statute is 6 years.

    Posted by Renée Donohue~Home Photography, Western Michigan Real Estate Photographer (Savvy Home Pix) almost 9 years ago

    That's a tricky subject. There are ways of wording facts that are true that merely embellish.

    Posted by Ralph Gorgoglione, Hawaii and California Real Estate (800) 591-6121 (Maui Life Homes / Metro Life Homes) almost 9 years ago

    In CA it is called false and misleading advertising the citation is in the Business and Professions Code.

    Posted by Elite Home Sales Team, A Tenacious and Skilled Real Estate Team (Elite Home Sales Team OC) almost 9 years ago

    There are so many people out there who are claiming to be short sale experts. Some of them truly are but not all. Unfortunately, I think many sellers are unaware that they should ask for proof of these claims and actually see it in writing.

     

    Posted by Claudette Millette, Buyer, Broker - Metrowest Mass (The Buyers' Counsel) almost 9 years ago

    Why not make you own add making people aware that there are others making false claims about their track record?

    Posted by Bill Gassett, Metrowest Massachusetts Real Estate (RE/MAX Executive Realty) almost 9 years ago

    Stephen - #15 - Sounds like we are on the same page here.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Patsy #16 - The Board is one suggestion that keeps recurring.  On the list!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Bill #17 Thanks for the suggestion - one to add to the list!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    TLW #18 (as if we don't know!).  You're so famous that they have your name on bus stop benches across the country! Hold on - that didn't sound the way I meant it!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    BB #19 - I knew I could count on you to be a "voice of reason" - thanks for the perspective.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Lenn #20:

    We have local agents who spend a lot of time badmouthing their competition. 

    By badmouthing do you mean making "false and misleading statements"?

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Susan - #23 - That's an interesting thought - and was raised at the meeting where I floated this idea.  The calculation of damages would be interesting - given that a failed Short Sale produces no revenue!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Mindy - #24 - I usually ignore them too.  What's different here is that misleading consumers results in those consumers going to foreclosure.  Thanks for the support!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Bob #25 - Good to hear from you.  One of these days I hope to meet you in person! You raise some key points for me to clarify.  The stats I'm talking about are Residential Real Estate Listings - so I'm not factoring Buyer sides for Short Sales, nor land, and yes - the metrics are purely derived from the MLS.  For the other examples you mention is it reasonable to assume that the metrics from the MLS would extend to that agents "off MLS" performance?  I understand and appreciate the note of caution - hence the discussion on AR before I decide whether/how best to pursue this "crusade"! 

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Lisa #27 - Thanks for the historical perspective on the Code changes.  We didn't get into real estate until we took very early retirement from Corporate America - in 2003.

    On the other hand, if you are truly of the opinion that someone could be materially hurt by acting on the wrong information, sometimes we have to make the decision to speak up.

    That's the key here - materially hurt.  

    I find it annoying/amusing when I see other agents buying listings or claiming to be #1.  

    I find it criminal to see some agents telling blatant lies and thus leading unsuspecting consumers to foreclosure.

    Much to think about.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Steve and Carol - #31 - Thanks for the perspective.  I know from other discussions when on the Phoenix Association Board that the consequences for Code of Ethics violations can be almost "meaningless".

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Karen - #32 - Thanks for the comment!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Ken  #33 - Thanks for the comment and for the re-blog!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Vickie #34 - I will certainly share it when I discover it!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Leslie #35 - Always good to hear from you.  Thanks for the insight - the same likely applies in AZ.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Todd & Devona - #36 - Thanks for the comment!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Renee - #37 - Great to hear from you as always!  Any Short Sale referrals for the Phoenix area? :-) Liability is a key consideration - too lengthy to cover here - perhaps another blog post!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Ralph - #38 - how true.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Mark #39 - Same in AZ

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Tony, I agree those are all good questions. Unfortunately the consumers or desperate home owners rarely ask. Some do, but others don't.

     

    Posted by Missy Caulk, Savvy Realtor - Ann Arbor Real Estate (Missy Caulk TEAM) almost 9 years ago

    Claudette - #40 - I agree - they should - but in this situation they aren't thinking clearly and grasp at anything that resembles a lifeline.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Bill - #41 - That's an interesting idea - and goes on the lengthy list!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Missy - #61 - Good to hear from you!  Thanks for the support!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Great post, great comments. It seems to me, that whenever a situation or opportunity presents itself, there is someone who will push the limits to take advantage of that situation. They'll probably continue to do so until they are called upon to account for their behavior.

    Posted by Phil Cogan (Coldwell Banker Residential Real Estate) almost 9 years ago

    Hello Tony & Suzanne:

     

    Unless I missed something, you are certainly allowed to make an advertisement that your success rate on short sale is xxxxxxxxxx  according to MLS closed sales statistics and no onein you market is better.  You will have made a true statement, based on verifiable data, and not mention anyone else.  I think its a win-win-win.  My 2 cents worth.

    Posted by Brian Rugg, Sun City TX Real Estate - Georgetown, TX Real Est (Rugg Realty LLC Sun City Texas 512-966-3200) almost 9 years ago

    It is not just the agents that use less that truthful stats.

     

    I see about 4 new home inspection ads a month. These inspectors have been in business under 5 years and are advertising  6000- 12,000 inspections performed.

    Do the math.

    A full time inspector in a good real estate market performs two inspections a day 5 days a week. That is 10 a week

    52 weeks in a year = 520 with no vacation and no sick days and no time for marketing. (Realistically a full time inspector performs 350-400 inspections a year. Some Inspectors will do more but that is where a majority of the full time inspectors fall.)

    The funny thing is I just saw an add where the inspector states he has performed over 3000 AZ home inspections but he has been licensed by the state less than a year.

    If the agents lying about the amount of transactions they do upsets you, then don't refer a home inspector that provides false stats either.

    Oh and don't buy the argument that each house is 12 inspections. Roof inspection, electrical, inspection, plumbing etc. That is just distorting the truth, they got paid for a home inspection that includes all of those components. That is like an agent saying they wrote a contract for the lot sale, the home sale, the pool sale etc.

     

    Posted by Scott Warga (ACSI American Construction Specialists & Investigations) almost 9 years ago
    I avoid making statements of opinion about other agents, but sharing facts and their source seems not only 'legit' but an actual boon for consumers.
    Posted by Kathleen Seide (Seide Realty) almost 9 years ago

    I was told when I got into this business back in 2006 that the downturn would eliminate all the un-professional agents.  Unfortunately I haven't seen it yet.

    Apparently the free market is working properly and the only ones being hurt by the misleading statements described are the consumers.

    I would suggest you notify the local board and see if they can levy some sanctions.

    John

    Posted by John Keene (Perry & Co.) almost 9 years ago

    One of these days ... one of their "non-closed" clients will step up and turn them in to ethics committee after being frustrated with the lack of results.

    Bad-mouthing won't help ... but maybe a photo of one of their ads mailed to state or local regulatory body might help.

    Similar rules in mortgage ... can't lie, can't use the words "best", "lowest", etc  But some still do ...

    Those types never last anyway.

    Posted by Eric Newman, Loan Officer with 25yrs in Housing, NMLS-97776 (Directors Mortgage, NMLS-3240) almost 9 years ago

     

    I saw some comments that suggested that pointing out false advertising should only be done if pointed out to other agent - not to the public.

     

    I disagree.  I will (and have) named names on public sites for false advertising.  If I could not do it so the public can see - why waste the time.

     

     

    Posted by Paul Howard, Paul Howard Realty, 856-488-8444 (Paul Howard, Broker, Paul Howard Realty 856-488-8444) almost 9 years ago

    Excellent post.  While most advertising can contain some "puffing", it cannot contain any false or misleading statements of fact.  Check out AZ's civil code or Business and Professions Code, and I will bet there is something in there about real estate agents using false or misleading facts.  The COE is there to report to a local board, but the legal code sets the minimum standard which truly applies, so they are probably inviolation of the law. 
    Unfortunately, I see this all the time.  I'd say go ahead and blog about it, just don't use names.
    I would refer to the ad, and give cold, hard facts.
    Expose these people for what they are.

    Posted by Gary Frimann, CRS, GRI, REALTOR and Broker (Eagle Ridge Realty / Signature Homes & Estates) almost 9 years ago

    I am faced with this tactic all the time and have lost business to it.  Generally it is creative counting using numbers from the entire "Team" and the team could be an entire office or company.  I have no problem with anyone pointing out how this is done.  I have a "Team" too, that helps me with Short Sales and We They have closed hundreds. 

    Posted by Gene Riemenschneider, Turning Houses into Homes (Home Point Real Estate) almost 9 years ago

    I have found and believe that it is always better to sell yourself based on your merits rather than someone else's shortcomings.  Just my two cents...

    Posted by Meredith Drews, Excellent Communication, Skilled Negotiations and (Keller Williams) almost 9 years ago

    There is SO much talk about disclosure, and yet real informtion is kept from the public. You can take almost any set of information and create statistics that support your cause.

    Reporting such as you suggest would put an end to "spinning" statistics for the desired effect. But I think it should not just apply to short sales - it should apply to all sales.

    When an agent advertises a low DOM or a high list to sell dollar ratio for closed sales - but doesn't mention those listings that expired unsold - the public sees numbers that are deliberately misleading.

    I don't think it unethical to expose false information... but I think there's a strong leaning toward "sticking together" as an industry and not tattling on fellow agents. (Just as doctors, lawyers, etc. do not expose each other's unethical practices.)

    Posted by Marte Cliff, Your real estate writer (Marte Cliff Copywriting) almost 9 years ago

    It's true that as consumers, Americans aren't very informed and simply listen to the marketing hype. I grabbed a sales sheet on central A/C and was floored with all the marketing fluff, i.e. stainless steel screws, power paint, etc.

    Pretty scary but hopefully people are learning their lesson now that they've got to research & understand before they buy.

    Posted by Tina Gleisner, Home Tips for Women (Home Tips for Women) almost 9 years ago

    Hi All - thanks for the comments - keep them coming.  We're driving to Anaheim to attend the Tom Ferry event that starts tomorrow - so will respond to all comments either late tonight or early tomorrow.  Stay tuned!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    I don't have the time to complain about my competition's marketing practices, I focus on mine and my goals and objectives. Those false advertisements may get their phone to ring but somebody still must convert them and I'm betting they're not very successful.

    Unscrupulous marketers whatever the industry will fail eventually and only the strong will survive, regardless.

    Posted by Kimo Jarrett, Pro Lifestyle Solutions (WikiWiki Realty) almost 9 years ago

    I think a great post would be to use ARMLS to determine how many short sales TOTAL have closed.  Then, compare YOUR #'s to that percentage.  Let the numbers do the talking for you. 

    So, if ARMLS states a 72% (I think the last stat I heard was actually more like 48%) close ratio of short sales and you can prove your #'s at 89%, then the #'s in black and white will speak for themselves.  You won't need to say anything negative!!!

    Maybe, when the actual #'s are posted, educated buyers will "get it." 

    Unfortunately, when sellers are in their short sale mindset, they're so stressed out already, I think they grasp at any life line that comes along.

    Posted by Juli Vosmik, Scottsdale/Cave Creek, AZ real estate 480-710-0739 (Dominion Fine Properties) almost 9 years ago

    I recently pointed out that I needed an "honest agent" to work with on a deal because the last one wastn't that ethical, and I was sent a few disgruntled remarks from other agents stating they didn't appreciate my comment.  Well, I didn't appreciate being lied to by the other agent and costing my client grief.

    I too find it offensive sometimes when the public "bashes" our profession, but sometimes it warranted.  However, if you've got agents in your area being blatantly deceitful then as long as you don't name names, and stay within the regulations of what you can do, then by all means raise those red flags, as well as posting what are the REAL results.

    Posted by Randy Elliott, REALTOR : Lodi / Stockton, CA (RE/MAX Gold) almost 9 years ago

    If the seller even asks this question they are ahead of the game.

     

    My question would be, is it that they close more than anyone else but use Phoenix as a generic term? 

    I might be in violation as well.  I don't actually close very many city of Atlanta deals but to an Atlantan, Atlanta is almost 30 counties and 100's of zip codes.  Yikes!

    To me it depends on the tone.  There are a bunch of #1 agents out there and I'm fine if that means #1 for something, it's the I'm the best in the world and you are not attitude that gets me.

     

    I always like to think that anyone that uses the competition are people I don't want to work with anyway!

     

    Posted by Joshua Jarvis, Moving Families Forward. (Virtual Properties - Atlanta Real Estate) almost 9 years ago

    I appreciate the need to not "bad mouth" the competition. Taking anyone's claims on in the public square is a poor idea. Just talking about your own record is all that makes since there.

    But someone who claims to have done hundreds of short sales had better be able to prove they have done hundreds if macro-data from the MLS shows that to be impossible.

    If a COE compliant doesn't do much in Arizona that is too darn bad for AZ.

    But do you not have a state real estate agency that frowns on lying?

    Posted by Jim Hale, Eugene Oregon's Best Home Search Website (ACTIONAGENTS.NET) almost 9 years ago

    Tony & Suzanne...interesting post.....

    You know....... to have to lie about anything means things are not working out for you using the truth, so you make up your own...false truths. This says a lot about the practitioner and is usually a cry for help. It also becomes an addiction if not checkmated or confronted. If you have the proper motive and want to help...if you see the vision and are clear....launch your mission with charity and bring back this person who strayed too far to the left or right and help bring them back to the center. Only God knows we have all done it.....

    Posted by Richie Alan Naggar, agent & author (people first...then business Ran Right Realty ) almost 9 years ago

    Agree with the folks who said that calling these liars out is a waste of time and energy.  Eventually the liars will go out of business as their results will align with their ethics.

    Posted by Kent Dills, Real Estate 817-495-8028, Bellingham, Washington (Broker, Dills Real Estate) almost 9 years ago

    Another ggod post. This is an issue that needs to be discussed. But if you have concrete numbers that can prove your point then you should disseminate that information.

    Posted by Robert Amato (Bob Amato of Empire Home Mortgage Inc) almost 9 years ago

    We say we are "professionals".  I believe we are not if we don't make an attempt to clean our own house, ie be self-policing.   If we know other agents are misrepresenting and do nothing, we are part of the problem.  In my former profession, I was a registered nurse, so I am accustomed to standards that hold me equally guilty of wrongdoing if I am aware of such activity by a peer and do not correct or report the error.  We need to hold each other to the truth.  Honesty is a good thing!

    Posted by Marge Piwowarski, Phoenix AZ Horse Property, LLC (Phoenix AZ Horse Property) almost 9 years ago

    Example of how just a few bad apples have hurt us all.  They are the reason not everyone considers those in the real estate profession trustworthy.  Shameful!  Thanks for bringing this out into the open!!

    Posted by Pat Haddad, ABR, CRS, ePRO, GRI, Carmel, Fishers, Westfield IN Real Estate Expert (Keller Williams Indianapolis Metro NE) almost 9 years ago

    Hello Tony! I agree with you on this point. The Standards are very clear.

    Posted by Matthew Bartlett (Century 21 Masters/Lic. #01353034) almost 9 years ago

    Tony, my feelings are mutual!  I love meeting with like-minded professionals, and would love to have lunch one day to share war stories/come up with new ideas.  Let's do it!  Better yet, if you're going to be at RainCamp in Prescott, I'll buy you a beverage!

    Posted by Bob Hertzog, Designated Broker (Summit Home Consultants) almost 9 years ago

    We really can not fight those that are unethical.  We can only go on our own honesty and hope that it helps bring in business.  There will always be those out there who lie and give out industry a bad name.  Good for you for bringing this out into the open.  There are bad apples in all industries...luckily, we do have standards that we must adhere to.  Those that break the rules...don't practice for very long...they lose their licenses.

    Posted by Leslie DeLuca, No One Knows The Monterey Peninsula Like DeLuca (DeLuca Real Estate ) almost 9 years ago

    Phil - #65 - Unfortunately that does always seem to be the case.  The question is - how to effectively combat it.  Given that these lies lead to a foreclosure for the homeowner, this is particularly disgusting.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Brian - #66 - Thanks for the perspective.  This is really more about outing the liars than it is about getting more business for us.  I suppose that one would lead to the other - but my main concern is that homeowners not be deceived into making a bad decision.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Scott - #67 - Thanks for highlighting the false advertising issues in the home inspection business.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Kathleen - #68 - That's the way we see it - but have to be sure to be in compliance with all rules, regs and ethics

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    John - #69 - Isn't that the truth!  The board will definitely be included.  How effective they will be we'll have to see.  They mean well - but keeping these complaints and the results confidential doesn't seem too meaningful.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Eric - #70 - Good ideas.  And perhaps an attorney contacting the listing agent after the property goes to foreclosure to investigate the discrepancy between fact and fiction may help. 

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Paul - #71 - I'm with you.  The point here is to protect the consumer.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Gary - #72 - I agree - this will be a multi pronged effort - and will include letting the various agencies know of the others involvement.  Perhaps an investigative reporter would be helpful....

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Gene - #73 - I have no issue with claims that are accurate.  If it's a team production then that should be part of the "advertising".  Here's a good one.  A team claimed to have closed more than 500 transactions in 2009, actual closings were less than 460.  They claim to specialize in Short Sales.  They closed 2 out of 12 short sales.  The rest of their listing transactions were REOs!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Meredith - #74 - When it comes to selling oneself - I agree.  When it comes to protecting the consumer - I don't care if the business comes to me - I'm more concerned that they don't make a bad decision based on lies.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Marte - #75 - An interesting perspective.  I agree that much of this comes down to that four letter word "spin".  But there are situations where "spinners" need to be outed.

    How about a student pilot claiming to have hundreds of hours of flight time and based on the claim having passengers ride with them in an airplane.  Consequences there could be fatal.

    Foreclosure, while not fatal, is extremely damaging to consumers.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Tina - #76 - True.  Part of the issue is the reliance of what you see and hear as "gospel".  Another is how to decide what to believe.  It would be more credible for the statistics to be published by a real estate governing body or impartial, recognized 3rd party authority.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Kimo - #78 - In this case it's about protecting unwitting consumers, not about marketing for more business for us.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Randy - #80 - Here's the $64K question.  If names aren't named - how are we helping to protect the consumer?

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Joshua - #81 - The claims are usually not city specific (unless for SEO purposes).  I think it's safe to say that in the Phoenix metro area, unless specified otherwise, are taken to be throughout the MLS area.  Sounds much like the Atlanta area.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Jim - #82 - Agreed about the impotence of the complaint process.  The DRE is definitely a port-of-call for this consumer protection effort.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Richie - #83 -  Sounds like we are philosophically aligned on this.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Kent - #84 - Usually I would agree.  Here - unsuspecting consumers are being led like lambs to....

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Robert - #85 - Thanks for the support.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Marge - #86 - Thanks for the perspective.  That's how we see it.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Pat - #87 - Thanks for the support!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Matthew - #88 - Thanks for the support!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Bob - #89 - I look forward to it.  Suzanne and I are in Anaheim attending the Tom Ferry Summit this week - so won't be in Prescott. We did attend the LAX Raincamp in May - you'll have a great time!  Will touch base when back next week.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Leslie - # 90 - I think we can fight them - we just need a winning strategy!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    We see this puffery here in the Triangle too Tony.  It's a shame.  I agree that the public should know - that's where you doing the writings, advertising that you are doing comes in.  But I don't believe we should publicly call out another agent/or company by name.  By educating the public on what to expect they will know what/who to call.  You've gotten some great comments on this featured post!

    Posted by Lee & Pamela St. Peter, Making Connections to Success in Real Estate (Berkshire Hathaway HomeServices YSU Realty: (919) 645-2522) almost 9 years ago

    I'm not sure how they got the violation about the stats there? I think that is a clear violation to lie & say you've closed 'hundreds' when the number is 2.  You know 2 without the other zeros!  I think it's about time that some of these agents meet up in an ethics complaint with their erroneous calculators.  You know that one that keeps adding those pesky zero's.

    Posted by Lyn Sims, Schaumburg IL Real Estate (RE/MAX Suburban) almost 9 years ago

    A few months ago I was showing a short sale home in Peoria.  The seller boasted that the listing agent was a short sale expert.  My buyer asked me to check, the agent had not closed any short sales in 2009 and 2010.  This is an excellent reminder about inflating the truth, ethics and code of conduct.

    Posted by Sun City Grand Homes Surprise AZ Real Estate Leolinda Bowers Designated Broker Leolinda Realty, Sun City Grand in Surprise Arizona (Leolinda Realty) almost 9 years ago

    Lee & Pamela,  Thanks for the stopping by and the comments.  The dilemma is, if the public doesn't know who the culprits are, how can they avoid them?

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Lyn - Perhaps we should hack their calculators? :-)

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Leolinda - Thanks for the confirmation of how this is an issue in the Phoenix area.  I wonder if the Seller knew - or had been conned into the listing.  Obviously it was important to the Seller - or they would not have mentioned it so "proudly".

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Unfortunately, the general public expects most of what Realtors advertise to be a lie. Agents just shrug it off as marketing.

    I bring proof to my appointments and I show the prospective client exactly what my numbers are and how we rank in the county.

    Then I give them a list of questions to ask any other agent who they might be interviewing and I suggest to them that they ask for proof of any claims. If you closed 100 deals this year, Why wouldn't your bring a portfolio of the Listings?

    Works like a charm!

    Posted by Mark Hall, Homes for Sale Vancouver Washington (Realty One Group Cascadia) almost 9 years ago

    You would be better suited to expound your virtues than deride the competition. The cream will rise to the TOP!!!

     

    Kelly in the KEYS

    Posted by Kelly Willey, Florida Keys Luxury Sales, Marathon, Key Colony (Coco Plum Real Estate, Kelly Willey, FLORIDA KEYS) almost 9 years ago

    Mark - That's sad if that's what the general public really thinks.  Thanks for the comment.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Kelly - I hear what you're saying but not sure how that protects the public in this case.  Can you explain?

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    OK I have not read all these comments as there are to many, but will point out a few things that cannot be factored in.

    What if I get an approval letter and the attorney i use advises the seller at the end this is not a great deal do a foreclosure instead, or get an approval letter but MI company is askign for to much money and will not negotiate these go to foreclosure or canceled but this is really not a failure by the listing agent. I dont see how those numbers can be taken into account. Or how about (a little bitter about this becuase happened today) you get an approval letter the servicer just needs an updated bank statement and the seller dropped 50k in stocks they sold last week in there and has a good solid 60k balance and all of a sudden the approval letter is retracted and they want some money. Now it looks like it is going to foreclosure, but is it the listing agents fault that the seller DID NOT LISTEN TO THEM. /rant

    So while I agree with the sentiment of your article I think there are some things that can go either way.

    Then there is the case too of an agent gets an approval the buyer cannot get financing, put it back on the market and the lender will not extend the foreclosure date.

    I guess the point that I am making is closed vs approved short sales are not always the same thing and someone can say we get approvals on x% of our short sales which is different than close. And they will always be different.

    ALSO for some who seem to lie about the number they have closed you need to remember that when they change brokerages those old ones with the old brokerage do not show up on the mls search by agent name any longer.

    Posted by Dean Ouellette (RE/MAX Diamond) almost 9 years ago

    Those things can be expected to apply fairly evenly to all Short Sale listing agents, as can the variance between approvals and closings and can be reasonably be expected to already be factored in to the results in the MLS.

    A full search in the MLS by member DOES show their history - even at other brokerages.

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 9 years ago

    Enjoyed this post and want to read more - try this one - Peacocks and Pickles for Christmas 2015!  Wishing you a prosperous and Happy New Year!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) over 3 years ago

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    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) over 3 years ago

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    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) over 3 years ago

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    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) over 3 years ago

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    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) over 3 years ago

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    Listed, Sold and Closed 100% of listings taken (dozens of them) since June 2011!

    Real Estate.  It's What We Do. Best!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) about 3 years ago

    Planning to sell your home in Scottsdale, Arizona?  Give us a call for a free, no obligation, consultation!  Haven Express

    Listed, Sold and Closed 100% of listings taken (dozens of them) since June 2011!

    Real Estate.  It's What We Do. Best!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) about 3 years ago

    Planning to sell your home in Scottsdale, Arizona?  Give us a call for a free, no obligation, consultation!  Haven Express

    Listed, Sold and Closed 100% of listings taken (dozens of them) since June 2011!

    Real Estate.  It's What We Do. Best!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) about 3 years ago

    Planning to sell your home in Scottsdale, Arizona?  Give us a call for a free, no obligation, consultation!  Haven Express

    Listed, Sold and Closed 100% of listings taken (dozens of them) since June 2011!

    Real Estate.  It's What We Do. Best!

    Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) about 3 years ago

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