When I list a house for sale, I enjoy getting a variety of photos.
One of my favorites is getting a series of shots at dusk, with all the lights on and the house looking warm and welcoming. It requires a special trip back to the house, but the results make that quite worthwhile. I usually use one of the dusk photos as a feature photo on the Triangle MLS, and Realtor.com
Here are a few listing photographs I shot in Cary and Apex:
Photographers call dusk “Magic Hour.” I think a nice dusk photo of a pleasant home helps curb appeal, exposes the home for sale in a nice fashion, and makes the listing stand out to Home buyers. And, home sellers always like to see their property shown in the best possible light.
You see it more and more. Real Estate Signs blaring “COMING SOON!!!” “COMING SOON” riders hung on signs for weeks. And the big day never arrives. The home never “Comes.” It just “Goes,” as in Under Contract. A listing goes to Contingent status, under contract, in Zero (0) Days On Market.
“Wink, wink. MLS rules say I cannot show it to you while it says ‘Coming Soon.’ But, for you….” When you drive past a Coming Soon sign in a hot Cary neighborhood and see folks going up the sidewalk to the house from a car with a REALTOR® sticker on the tailgate, you just know that “Coming Soon” means “Came Ahead of Schedule.”
REALTOR® members of the Triangle MLS agree to post all listings to the MLS, unless the seller wants it “Withheld.”
This convention of membership does a few things:
It assures sharing and cooperation between brokers, as they have agreed.
It helps assure that the sellers’ properties are exposed to the market, to garner the seller more chances of receiving the highest possible offer with the best possible terms. This is a fiduciary responsibility of the listing agent.
It supports OUR MLS as the “Go To Resource” for legitimate real estate listings, data, and history.
And we are seeing those points undermined by a marketing fad. The issue has become pervasive enough that the NC Real Estate Commission had to weigh in on “Coming Soon!” in the latest Real Estate Bulletin. Sometimes folks ought to read the Articles before gleefully leafing back to the Punishment Porn to “Tut Tut” about whoever got their wrists slapped for DWI.
Why do agents post “Coming Soon?”
To build market interest for a quick sale? Heck, we are in a hot market. If the house is right and priced right, just going “Active” on the MLS is enough to generate enough traffic to get it sold in a week. It is happening all over the place in Cary, Apex, Raleigh, Morrisville, Holly Springs, etc.
To get phone calls and milk buyer clients from the listing? We might be getting a little closer there. “Sorry. That one isn’t ready. Are you working with a buyers’ agent?”
How does that serve the owner of the listing, to divert a buyer by prematurely putting up a sign?
Well, that hotbed of buyer leads may go under contract in a few days. When it is Contingent or Pending, the sign calls may decline or cease altogether and it serves the agent well to keep a sign up for as long as possible to get sign calls and buyer leads…
Whoops! Just wait a second on that second point.
Since when is the purpose of a listing agreement with a fiduciary role supposed to serve the listing agent? I think “Never.” Tell me I am wrong.
This update was just installed by the good folks at IDX Broker. IDX Broker is my vendor for my No Hassle Property Search, and they do a great job.
A couple of weeks ago, the Triangle MLS announced that listings in “Pending” status would be released to our IDX vendors. This means that visitors to this site can see “Pending” listings, or even search specifically for “Pending” listings in my Advanced No Hassle Property Search.
You can see a property’s MLS status when you look at the Details.
At the bottom of the right column, you will see “Property Status.” That will be followed by either “Active,” “Contingent,” or “Pending.”
It has been confusing for a buyer to see properties “disappear” from search results, when we know the sale hasn’t closed yet.
Formerly, TMLS withheld Pending listings from IDX because those are homes that cannot be shown to buyers. That is the meaning of the “Pending” status. But, for the sake of transparency and clarity, the TMLS board recently decided to allow those listings to be displayed.
I think it is a little nifty benefit for people trying to search for homes.
At $247,000, this appealing home with a cheerful quality kitchen represents one of the best values in Apex, NC.
This HUD-Owned home is just waiting for your offer. You need a HUD-Registered agent to write and present it. I am a HUD-Registered agent and can show it and write up your offer. Bidding is open daily for all bidders, including owner-occupants and investors. Learn more from my No Hassle Home Search.
This nearly new home has 4 bedrooms on a quiet culdesac, stainless steel appliances, granite, wood flooring, a “Welcome Home” front porch, low maintenance vinyl exterior, a great two car garage, 3 1/2 baths, a sunny deck in a fenced back yard, and a great floor plan flooded with light from many windows.
505 Spencer Crest Court is a lovely home, nearly new, in Bexley at Weston, in north Cary.
505 Spencer Crest Court offers:
3252 Square Feet
5 bedrooms, including one on the main level
3 full bathrooms, all with tile
Granite tops in the kitchen and master bath
Stainless steel appliances, including gas cooktop
Hardwoods on the main level and the entire staircase
Excellent bonus room for media
Large open 2nd level loft for reading nook, school desks, etc.
Exterior is brick on four sides, with stone and fiber-cement accents
Low maintenance lot, with reclaimed water irrigation and attractive landscaping
Wonderful and convenient N Cary location
Access to points of interest is excellent, including Raleigh, NC State University, RDU Airport, NC State Museum of Art, the NC State Fairgrounds, Umstead Park, North Cary Park and Town of Cary Greenways, and Wake County Lake Crabtree Park.
505 Spencer Crest Court is located outside the RDU Air Traffic mandatory notification zones. There may be occassional air traffic, but not at a level that mandates disclosure.
We are seeing more and more Cary homeowners test the market with For Sale By Owner, AKA FSBO, offerings.
I think right now that approach takes some guts, as even the Cary NC real estate market is a little soft at some price points. Hopefully, the FSBO Owner is trying to present more affordable home pricing to potential buyers and their Buyers agent.
But, I stop short of harassing For Sale By Owner sellers to convince them they are mistaken if they do not use me as their listing agent. Whether they are listed on the Triangle MLS or not, I assume that most people are sharp enough that IF they want a listing agent, they will hire a listing agent.