Mary Pope-Handy, CRS, ABR, E-Pro, SRES

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I don't think that all sellers want a bunch of bells and whistles and be told that they need to pay Neiman Marcus prices for them. While I'm pretty sure that not having multiple pictures is a big problem for sellers, I'm don't for a minute believe that missing an IVR system or a video hurts a seller's chances of selling for top dollar. As a side rant: IVR systems are totally overblown in what they do for sellers. Yes, with toll free numbers we can phone prospects back immediately but will that result in the home selling much more frequently or faster? If so, that means you're lining up for dual agency, which I believe is often not in the client's best interests. (Additionally, how do we as agents want to run our businesses and our lives? Do we want to be on call 24/7 for phoning people back? I don't think so.) I do have a toll free number that I use but think that it would be a poor excuse for charging more - it is essentially something that benefits me more than the seller. What DOES make a huge difference is knowledge, marketing ability, and strong negotiation or representation. Some of these are very hard to measure. Here's where an experienced agent with lots of strong client referrals or testimonials can shine as being atypically good. Whether it's about the commission or just about being hired, differentiation is important since there are some consumers who do not understand or value what a good agent does. What does work in being paid more than a minimal commission is showing the seller that your listings sell for more, on average, then your competition's listing, or showing that they sell faster and closer to list price. Or, when helping buyers, showing them by comps and testimonials, that your sales have resulted in purchases at less than appraised values. At the end of the day, I don't think it should be about everyone charging a certain percentage, but about the agent having a decent return on the risk, effort, and education/background that goes into the transaction and the client care before and afterwards. Some agents want a certain dollar amount out of every commission, for instance. Others are happy with a fee-for-service arrangement. Agents need to be business-saavy and figure out their true cost of being in business before deciding that they will take less or offer rebates. If more looked at their numbers carefully, rather than emotionally charge or emotionally discount, they might make better decisions for their own business. Mary Pope-Handy Keller Williams Co-Author, "Get the Best Deal When Selling Your Home in Silicon Valley" www.PopeHandy.com (site) www.LiveInLosGatos.com; www.ValleyOfHeartsDelight.com (blogs)

What a hard way to learn the lesson of how important it is to communicate clearly for both you and the tenants! I have a story that's the flip of yours. Another agent, Dave, and I once had a listing under contract. When our clients, who were quite messy, moved out, Dave went to the condo to make sure they'd taken all their stuff and left it clean for the buyers. The home was clean enough, but he found an odd assortment of stuff in the unit - a porcelin piggy bank with some coins in it, for instance - and threw them out in the dumpster. Within a day or so, the buyer's agent called to complain that his clients' stuff was missing! They did not have permission to move anything in ahead of the close of escrow, and they did not tell us that this was an important cultural thing for good luck.(Apparently throwing out their prized pig with antique coins wasn't good luck.) We'd have OK'd it if they had asked for permission, but the agent presumed rather than communicated, which resulted in lots of upset on both sides of the deal. Like "measure twice, cut once", it's such a headache saver to call and be clear when possessions are involved. Mary Pope-Handy Keller Williams Co-Author, "Get the Best Deal When Selling Your Home in Silicon Valley" www.PopeHandy.com (site) www.LiveInLosGatos.com & www.ValleyOfHeartsDelight.com (blogs)

John, I like it a lot. When I write something, Google sees it very quickly and it gets a lot of weight. That is gratifying!! Even so, I just started with them a few months ago and have not given it my full attention as I've been dealing with a family situation (lots of hospital time since Feb, and intense since May 8). Blogging, like any other kind of marketing, takes a while to translate to clients - not a quick fix except in RARE cases. Think of it like mailing postcards. It's a lot like farming in my experience. If I were giving my all to that blog, I would look for results in 6 months or so, but since I've been doing non-realty stuff as a first priority, it will be a lot longer til I see the payoff. With my Live in Los Gatos blog, it took a year to kick in but now I'm getting those business results. Best, Mary Mary Pope-Handy Keller Williams Co-Author, "Get the Best Deal When Selling Your Home in Silicon Valley" www.PopeHandy.com (site) www.LiveInLosGatos.com (blog)