Tony and Suzanne Marriott's Phoenix Arizona Real Estate Blog

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The Subliminal Messages In Our MLS Comments!

While the MLS is a great place to put key information for Buyers and Buyer Agents who are considering writing an offer - in the Phoenix market that information is best placed as an attachment in the Private Realtor Docs section, and the public remarks used to highlight the features of the property.

This week, I've been showing a lot of houses.  That means sorting through our MRIS information, because I haven't had that much time to preview.  And it's meant reading a bunch of comments that should be meant to get me and my buyer to the front door.

I always use my comments as an opportunity to describe my listing in a way that gets the attention of both colleagues and their clients.  I want to play up the new kitchen with granite and state-of-the-art appliances, the wood-burning fireplace, the large whirlpool tub in the marble bath, the hardwoods, the large rooms, the picturesque tree-lined street - the good stuff! 

But I was so surprised to find things that could only make me wonder whether it was the agent or her clients who are major control freaks or perhaps just total idiots:

  • Earnest money check to be held by listing broker.  (I don't think so, honey!)
  • Seller requires buyer to use Fly-By-Night Title for settlement.  (Oh, sure!)
  • No contracts will be considered until 7 days after commencement of listing.  (Um, this listing has been on the market for 154 days - you might want to edit you comments now!)
  • We need proof of funds to settle prior to showing this property.  (Huh?  You don't think I qualify my buyers before I put them into the Lexus?)
  • Don't let Fang, the friendly Rottweiler, run out the door when you open it.  (Don't worry, I won't even open that particular door.)

Maybe on a good day in 2005 this strategy could work.  There was little inventory, and agents would check it out as it came on the market, and unless it was really awful and smelled like kitty litter, people would be lined up with contracts with absurd escalator clauses.  Getting eaten by Fang was just one of those little risks of the job that we happily put up with.

But those days are gone, at least for a while.

Now we have to go back to serious marketing efforts that make it easy for agents and their clients to love our listings.

I've always felt that the MRIS comments were a wonderful, free advertising opportunity.  And I wouldn't dream of wasting them on obsequious stuff!

Today my buyers wrote an offer on a cute house that lived up to the description in the MRIS comments - the comments that got my attention and theirs.  And the agents were really nice when I spoke to them.  I think we are going to play Let's Make a Deal, and I think we are going to have fun doing it!

As it should be.

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

I absolutely love this post. How about needs a little TLC ( let me get my hazmat suit out of the cleaners)

Posted by Charlie Ragonesi, Homes - Big Canoe, Jasper, North Georgia Pros (AllMountainRealty.com) over 8 years ago

I like to describe the unique and appealing features of my listings as well HOWEVER, some of the comments I am required to enter are directives from my sellers (REO properties to be specific).  I am not permitted to remove verbiage that they have instructed me to place in the MLS - yes I know it has been on the market with 4 brokers for 623 days, I am not permitted to remove the "no offers considered..." phrase.  and YES, I am randomly checked by these sellers so if something is missing I hear about it in multiple platforms.

As far as the earnest money requirement goes.... In investorland, which I am guessing isn't a huge source of your business, the only way to control whether or not funds have been presented/deposited is for the listing broker to have it in our hot little hands, especially since many investors I deal with make offers on multiple properties (more than 10) a day and only want to put up earnest money on the ones they really like.

I am not lazy about marketing remarks but I also don't want to waste my fellow Realtors time.  If the property has no redeeming features I can't make it have any and you would be mad at me if I told you it was a "unique ranch with possible indoor pool" when in fact it needs to be bulldozed (hence the unique) and the basement is full of water from an unknown and recurring source (indoor pool).

Not every property in the MLS is a gem, many in my inventory have nothing good about them but if the utilities can be turned on I will let you know that for sure. The ones that are cute or have potential are marketed as such but the dogs are dogs and I tell it like it is - as pc as possible.

Fortunately all of the "Fangs" are gone from my houses when I get them!

Posted by Denise Tower, Your Neighborhood Realtor (Coldwell Banker Gundaker) over 8 years ago

What a crazy thing to see on an MLS listing write-up.  I mean, talk about chasing away just about ANY Realtor who might have thought about showing the house.  Maybe these agents who write this silliness are having a contest among themselves to see who can collect the greatest number of expired listings.

Posted by Karen Anne Stone, Fort Worth Real Estate (New Home Hunters of Fort Worth and Tarrant County) over 8 years ago

Charlie I was remiss in the early days - just now catching up with comments from blog posts since day 1 - thanks for the comment - hope you are still in the 'Rain!  

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

Denise Tower I was remiss in the early days - just now catching up with comments from blog posts since day 1 - thanks for the comment - hope you are still in the 'Rain!  

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

Karen I was remiss in the early days - just now catching up with comments from blog posts since day 1 - 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) over 3 years ago

Glad I am not the only one who comes and goes on this platform!

My husband would love to move to Scottsdale - if he can ever convince me I'll be in touch.

Posted by Denise Tower, Your Neighborhood Realtor (Coldwell Banker Gundaker) over 3 years ago

Denise Tower Good to hear from you - we would be honored to help!

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

Hey, Tony!  Thanks for the re-blog!  This is one of those blasts from the past!

Posted by Patricia Kennedy, Home in the Capital (RLAH Real Estate) over 3 years ago

Enjoyed this post and want to read more - try this one - Peacocks and Pickles for Christmas 2015!  Merry Christmas!

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

Enjoyed this post and want to read more - visit our website  - HavenExpress.com - where all your questions about buying and selling residential real estate in Arizona are addressed!

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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