By: Rich Levin

“Gosh darn it” (or stronger) Sean McDonald (name changed to protect the not so innocent) exclaimed. “That’s the second listing presentation that I went on this week that the owners chose someone else. What do I need to do to stop this from happening?”

When Sean doesn’t get a listing he calls the seller to ask why. There is no consistent answer.

This is typical.

Sean hired me to work on his listing presentation. He knows that I work with Agents who take over a hundred listings a year. He asked me what these Agents do that he needs to learn.

Twelve Distinct Skills

There is a lot. It is all simple, not easy, but simple. There are twelve distinct skills and proficiencies below. They are listed at the end of this article.

Reputation

First, the Agents are known. Most of their listing appointments are with people who know them or know of their reputation. You can easily create this same advantage.

Your marketing and networking establish the foundation for your success. It is how you become known.

Do you communicate regularly with your primary sources of business, that is, your past clients and your Spheres of Influence? Is there a geographic market you wish to dominate, perhaps just your street? Do you send them something regularly to those markets? Does it have a significant presence of you? Is the main message that you sell Real Estate?

Presentation Structure

I asked Sean to talk me through his normal listing presentation. It was obvious that he was winging it.

Do you have a structure to your listing presentation? Does that structure begin with your preparation and continue through to twenty four hours after the presentation?

Preparation

Preparation is both the key to your confidence and the key to the seller’s confidence in you. How much time do you take to prepare pricing, your marketing plan and review your entire presentation as it applies to a particular client?

Your First Impression

OK, let’s say you are well prepared. You are standing at their front door as they open it. What kind of first impression do you make? Do you take subtle control with your questions? Are you careful with what you wear? Do you bring them a small gift? Do you have a structured process from the time you walk over their threshold until you are sitting down with them beginning your presentation?

Your first impression directly relates to the ease with which you get agreement and have the seller’s trust on pricing, negotiations and whether or not they send you a steady stream of referrals.

You only have one chance to make that first impression. The seller’s first impression of you will open the door to a permanent great relationship and an easy transaction or end the relationship at that appointment.

Your Opening Questions

OK, let’s say you made a great first impression and begin your presentation. Do you have a thorough set of questions that uncover the seller’s motivation and urgency, plus questions that show you care more about them than about the listing?

Actively Listening

Those opening questions, plus your ability to actively listen, and your sincere attention to them are enormously powerful and important to your success.

Your Marketing Plan

OK, let’s say you have their rapt attention. Do you have a structured marketing plan, the things you do to attract buyers and get the property sold and closed? Do you have a marketing/listing book, computer (PowerPoint) presentation, or a folder of materials to show examples of your work?

Here’s a subtle advantage that can be the difference between success and failure. Do you present your marketing plan powerfully, showing the advantages, benefits and asking for agreement as you go? Or do you simply review a bunch of items?

The strength of your marketing plan and your skill at presenting it determines whether you get a commission challenge, whether they choose to go for sale by owner, or whether they choose to interview other Agents. The strength of your marketing plan and your skill presenting it impact whether you get a priced right listing with a cooperative, enthusiastic seller on the spot or not.

Presenting Pricing and Value

OK, let’s say that so far they are impressed by you, perhaps even more than they expected. Now it’s time to present pricing and value.

There are two reasons that most listings expire. Either the Agent did a mediocre job preparing pricing and value or presenting it.

I always refer to this as pricing and value because the most common mistake of even the best Agents is that they treat the price as if they controlled it. “My price,” they will say.

Let’s get this right. It is always their price, the seller’s price. You advise the seller on price. They choose it. When you master the language and attitude around this subtlety you will never lose a listing you wanted because of pricing.

Do you take an overpriced listing? I say, trust your judgment. There are times to take an overpriced listing and other times to pass.

Gaining Agreement and Signatures

OK, let’s say you have agreement on pricing. They like and trust you. How do you proceed to getting the listing paperwork signed? Do you use a seller’s net sheet? Do you have the paperwork mostly filled out ahead of time? As you complete the paperwork, are you involving the seller, gaining their agreement as you go?

Then do you call within twenty-four hours to reinforce their decision and assure them that you are already working to get their property sold?

The Critical Key: Practice

On the whole, there is one simple yet critical key to perfecting your listing presentation. It is the main reason someone taking a hundred or more listings a year will beat you in a competitive situation. It is this. They get lots of practice. They are conducting two to ten listing presentations a week.

The simplest and most critical key to perfecting your listing presentation is practice. Do you schedule one to two hours once a week to rehearse your listing presentation, so that those weeks when you don’t have a live one you still get stronger?

Facing Fewer Objections

Once you have a structured well rehearsed listing system objections become easy to handle. Top listing Agents confront fewer objections because each time they hear the same objection a second time, they build a strong answer into the structure of their presentation to prevent it from arising in future presentations.

The strength of your listing presentation can dictate the success of your career. A successful listing presentation is more than getting the listing. It is creating a relationship that gets the property sold with cooperation and ease. This leads to your being the Agent they will refer for as long as your marketing and reputation keeps you on top of their mind as their REALTOR®.

Sean MacDonald is getting most of the listings he goes after, now. The biggest hurdle for him was recognizing that great listing Agents don’t have to have the latest tools or the fanciest scripts.

Top listing Agents simply worked long and hard to build and practice a solid strong presentation.

Once the basic structure is mastered, you work on your sales and presentation skills. Once you get the listing you constantly work on delivering the service your promise.

There is a lot to learn. It is all simple, not easy but simple. With dedication, hard work, and practice a great listing presentation is in your future.

Following are the twelve skills and proficiencies that lead to the strongest possible listing presentation.

1. Reputation
2. Presentation Structure
3. Preparation
4. Your First Impression
5. Your Opening Questions
6. Actively Listening
7. Your Marketing Plan
8. Presenting your marketing plan
9. Presenting Pricing and Value
10. Gaining Agreement and signatures
11. The Critical Key: Practice
12. Building the answer to objections into presentation.

Rich Levin is one of the most successful Real Estate coaches in the nation by virtue of the measurable results of his clients and creator of the Real Estate Hierarchy of Success, a working model for understanding and planning your business.

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By David Frey

Direct mail is perhaps, one of the most powerful marketing mediums in use today. Few other marketing tools can deliver your message with exact precision at such a low cost. The amount of mail in your mailbox everyday attests to the effectiveness of this medium (If it didn’t work, your mailbox would be empty!).

Here are eight reasons why I believe direct mail is still king of the marketing mediums:

Reason # 1: It works when you’re not: Like the old saying goes, “In rain, sleet, or snow” the mail arrives. Whether you’re sleeping, vacationing, working, or walking, your direct mail is working for you. It gives your best sales presentation over and over again without you having to be present.

Reason # 2: It leverages your efforts: Do you want to know how to waste your time? Give your best sales presentation to one person at a time. If you do this, you’ll only sell one widget at a time. Send out thousands of letters and your best sales pitch is being presented to thousands of people simultaneously. That’s called “leverage!”

Reason # 3: Allows you to target with precision: Instead of “spraying and praying” your message to people who may or may not be interested or even qualified to take advantage of your offer, direct mail allows you to pinpoint the people who fit your psychographic, demographic, and geographic profile.

Reason # 4: You get an immediate response: Once you send out your direct mail piece it doesn’t take long to get a response. Within one to two weeks you’ll receive about 80 percent to 90 percent of all those who are going to respond. If your campaign works, you’ll know about it quickly. If it’s a bomb, you’ll that quickly as well.

Reason # 5: It’s easy to track your return on investment: If you’re a small business owner you can’t afford to waste a single penny on wasteful marketing. With direct mail marketing you can code your mail pieces to determine the exact number of responses you received from each campaign.

And as I said before, the results of your direct mail campaign come back fast, so once you know what worked and what didn’t, you can immediately start to “tweak” your mail piece to increase your response and hold your marketing dollars accountable.

Reason # 6: It’s relatively inexpensive: With just $.34 (at the time of this writing) you can send out a direct mail piece that includes your full marketing message. It is amazing what you can get into a small business size envelope and keep under the $.34 limit. Photos, newspaper articles, letters, special reports, and more can be put in these envelopes for under $.34. This means you can reach 100 target prospects for only $34. Comparatively speaking, that’s a bargain!

Reason # 7: It gets one-on-one attention: One of the best things about direct mail is that it gets one-on-one attention from your target prospect. Unlike billboards or radio and television commercials that get your attention while two to three other things also have your attention. Direct mail is opened one piece at a time and read one piece at a time. It gives you the best chance of catching your prospect’s attention and keeping it for a period of time.

Reason # 8: It’s something you can touch and feel—it hangs around: Direct mail is something that you can hold in your hand. It’s not made of electrons that can be deleted with the twitch of a finger. It’s not a radio frequency signal that is here and then gone a moment later. It is physical. It is something that can hang around for a period of time. It has “lingering” marketing effects.

All these reasons I’ve mentioned make direct mail a very powerful marketing medium that, if done right, can have a very high return on your marketing dollar.

David Frey, President of Marketing Best Practices Inc., a Houston-based small business marketing consulting firm.

Say it with a post card. A well designed, colorful, high impact postcard in the mail box of your prospect is your best ticket to a new customer. For your existing customer, a marketing campaign which includes frequent post cards is the perfect start to new sales - this is one of the key small business marketing strategies.

“That’s almost 900 calls in per week more than just 4 weeks ago.”
“We’re already planning our next post card mailing and are quite certain that this was one of the best investments in promotion to our existing customers we have ever made.”

Ron Nedd at Kevis Rejuvenation Programs, Inc., Beverly Hills, California
Now that is postcard marketing done right!

So how do you do it?

Direct mail marketing. When it comes to marketing your product or services there are two basic challenges:

How do you obtain new customers or clients?

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How do you get your existing customers to come back for more?

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• Direct mail/direct response marketing answers both these challenges admirably (it’s not the only way to do it but it is a proven method that always works). You can ALWAYS rely on DIRECT MAIL MARKETING.

The postcard-direct marketing’s secret weapon?

One of the simplest and most cost-effective forms of direct mail marketing is the POSTCARD. Because postcards work so well they can be considered one of the key small business marketing strategies.

“I switched from sending out a monthly newsletter to my mailing list, to sending out full color post cards.

Not only did it save me money on the cost of printing, but it saved me the hassle of having to prepare the mailings.

Feedback has been very positive from our clients and the leads have been pouring in. Plus my website hits have increased due to promotion or it on our post cards!” - Kerry Fuller, Realty Executives

Direct mail marketing strategies?

To get new customers all you need to do is:

·   Get their identities (mailing lists do this).

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·   Reach them (direct mail does this).

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·   Attract their attention and get your message across (post cards do this perfectly you don’t have to open them!).

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·   Get them to contact you. (Your mailing piece, letter or, preferably, postcard, will do that if it’s well designed and written.)

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·   The rest is up to your ability to sell.

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To get your existing customers to come back for more all you need to do is:

·   Keep accurate records of your customers (anyone who has ever bought anything from you) in a database and keep it current.

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·   Send them frequent mailings. Postcards are excellent. You can send out a newsletter. You can send out personalized letters. But keep contacting them. Tell them about new products or services. Get them to respond.

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·   Obviously you have to deliver excellent service or a great product. You will get results with these marketing techniques even if you don’t deliver good service or a great product, but it won’t last long and you won’t be able to maintain it.

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·   Remember, the size of your customer base and the number of mailings to it determines how much income you make. Fact.

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So, do it correctly and you cannot fail.

A friend and I just finished a wonderful conversation on how perfect a time it is to use real estate postcard marketing as an effective means to reaching prospects. Here are three things we concluded on the benefits of real estate postcard marketing in today’s market:

Open Mail (no need to open)
When mailing brochures, packages, and envelopes, you’re left hoping that prospects take the time to open and read your message. However, with postcards the visuals and message go to work immediately without any need for opening. Prospects are hit upon contact. This is important since research shows that your marketing pieces have only 3 seconds to capture the attention of potential clients.

Effective -vs- other methods
Unlike emails or websites, postcards are held in hand while read. The act of consciously picking up a postcard is the first step toward opening up your prospect to your message. Remember, the prospect is physically holding your message and has to interact with your postcard (turn it over) for more information. This experience makes for a loose personal contact between you and your prospect from right within their home.

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Personal Interaction
Aside from being cost-effective, real estate postcards beat out other real estate marketing methods by sheer circumstance. Unlike an ad, your postcard competes with only a handful of items in the mailbox on that day, rather than with the 250-300 ads in a typical newspaper or magazine.