What We Can Do For You: An Overview Of VBSRE!

From just listed to sold and everything in-between, VBS Real Estate can handle it all! Our Real Estate Virtual Assistants work hard to make your business run smoothly so you can worry less and live more! We handle everything from intake of the contracts to managing listings to promoting on social media and sending out monthly e-blasts to bookkeeping and to infinity and beyond! Ok, maybe not that last part - but we do our best to meet all our clients needs and we will go above and beyond to exceed your expectations.

Take a closer look at each area of expertise and make sure you jump at the opportunity to join us during our next open enrollment!


From the moment of executed contract, we handle all aspects of your transaction. Ensuring escrow has all needed items, lender follow-ups, gathering documentation for contingencies, call to clients, documentation review and your internal reporting will be handled with the ultimate care that only VBSRE can provide.



New listings are handled from entering into MLS, One Page flyer, Sellers Handbook, posting to social media platforms, sending out eblasts, Just Listed postcards, and enhancing the listing on all property listing sites. All the agent needs to do is prepare for contract negotiations!



Among the hectic life of a successful agent, there is little time to manage the marketing side of your business. Connect to new clients and stay connected with past clients to ensure referrals still come your way. Find out how we can put into place one off projects or re-occurring campaigns that keep the phone ringing! 



Managing your inbox, returning follow up calls, setting up appointments, and handling your office while you are out of town. This is just a small list of tasks that we can handle with ease and professionalism that ensures your business is moving full speed ahead so you can focus on income producing activities. 


We have much more to offer and you can take a look at everything on our site! See samples of work we’ve done, meet the team behind VBSRE, read up on our blog and events we’ve been doing recently, check out events we’re hosting, and tons more! We cannot wait to help your business grow! Remember to keep an eye out for our next open enrollment session!

Our Class with Judy Hoberman was a Hit!


What a great class with Judy Hoberman on How To Stand Out in A Crowd! Thanks to all of our sponsors and attendees!

Judy Hoberman spoke to attendees on: Understanding how Realtor’s can stand out in the business world today is not only relevant, but critical. The Real Estate market is more crowded than ever before with everyone competing for the same clients, properties and listings. What are the activities that will set them apart? Attendees will learn strategies to become the expert in their space rather than simply blending in. They will be able to create the experience for their customers that will keep them coming back again and providing referrals. Being able to be intentional with their marketing, networking and relationships will rounded out the session. 


Bob Mortgage Jam Session with Owner & CEO of VBS Real Estate, Tiffany Haynes

Bob Mortgage Interviews Tiffany Haynes, Owner & CEO of VBS Real Estate, about her business and how she got where she is today.

If you're even THINKING about starting your own business-
& you dont think you can do it- 
You NEED to listen to this interview!

If you are a Realtor or a business owner & need a right hand man to help you grow, market & elevate your business to the next level? 
You NEED to listen to this interview!

If you think "what you've always wanted to do"- Cant be done & need some motivation- 
You NEED to listen to this interview!

I had such a great time being the Bob Mortgage Jam Session! Please check it out and keep an eye out for our next Open Enrollment if you're interested in our services for your business!

VBSRE Feature: Listing Presentations - Ready to Order!

We provide custom listing presentation templates where you can have a complete modern and professional listing presentation in PPT form so you can add your own images and contact information or request that we finalize the custom presentation for you!

The Ultimate Listing Presentation!

Now Available to Purchase as a template or fully customized with your information and brand! 

You have just found the most impressive and strategically organized Real Estate Listing Presentation that will help you win listings. This custom listing presentation is easy to use, cost effective, and works great for any real estate agent – experienced or not! Our listing presentation can be fully customized to match any brokerage’s identity and branding, any agent’s business model, and will work in any market.

Tip of the Week: Meet Their Expectations

Real Estate Virtual Assistant | Tiffany Haynes | VBS Real Estate | Transaction Coordinator | Listing Coordinator | Marketing | Texas | Dallas | Houston

Demand for homes continues to be strong and, in many areas, supply continues to be lacking. That means it’s a seller’s market, which is good news for homeowners who’ve been thinking about selling their home. But just because it’s a seller’s market doesn’t automatically make selling a home easy.

In fact, in a seller’s market, it’s not uncommon for both sellers and their real estate agents to be overconfident.

The truth is that even in great market conditions, a home rarely “sells itself.” And with a herd of buyers out there competing for relatively few properties, a listing agent who isn’t organized or diligent can get stampeded and cost his or her client both time and money.

How does a seller avoid this?

Sellers can avoid this by finding the right agent — one who will actually sell their home rather than just list it.

Potential sellers might not even be aware of all that’s involved in a relationship with a real estate agent, but there are eight crucial things a seller should expect from their listing agent as they prepare to sell a home:

1. A developed and shared strategy

Good listing agents should be able to explain to sellers their approach for identifying potential buyers and marketing to them.

Marketing has to be targeted. Even in a seller’s market, putting up a sign and waiting will not cut it.

2. Advertising

He or she must invest in advertising a property and have marketing expertise to make the investment pay off

3. Help with getting the home ready

An agent who will help a seller get the best price in the shortest amount of time is one who will guide them through getting the home ready for sale.

4. Proper presentation

Professional photos of the property can be a huge difference-maker in the amount of traffic a home receives from potential buyers.

5. Incentives to buyers

Especially in a competitive market, buyers will need to feel as though they’re getting something extra, whether it be a membership to the local pool, a free home inspection or warranty or even free cooking classes to go along with that gourmet kitchen.

6. Communication

Sellers should receive a report every week so that they know what’s being done to sell their house.

7. Area-specific pricing expertise

The easiest way to mess up a sale is by pricing it wrong from the start. And just because an agent offers a market analysis doesn’t mean he or she knows the area specifically. Proper pricing takes local expertise.

8. Accountability

If a home isn’t selling, especially in a seller’s market, the agent should be held accountable. Sellers who don’t hold their agents accountable when listed properties linger are making a big mistake.

For most people, selling a home means selling the biggest asset they own — probably the biggest investment of their lives. That makes selecting a professional expert agent to sell their home critical to their mental and financial well-being.

In a seller’s market, the temptation is to downplay the role of the selling agent. But even sellers who give into that temptation should have at least these minimum expectations or they will sabotage their own well-being.

Tip of the Week: Constantly Grow Your Business

Real Estate Virtual Assistant | Tiffany Haynes | VBS Real Estate | Transaction Coordinator | Listing Coordinator | Marketing | Texas | Dallas | Houston

You’ve been in business a few years, you’ve learned the ropes, handled some big deals, and created lots of happy clients. But now you’re thinking it might be time to grow your business. How do you do that?

1. Self Assessment

Assess where you’re at and where the local real estate market is heading. Get a snapshot of your business’s financial health and how much money you could budget for this new growth.

Then ask yourself where you want to take your business next. Visualize the type of business you’d love to have. Then look for ways of making it happen.

2. Scout the Next Big Thing

Do an analysis of regional trends in real estate but also demographically and economically. Find the next hot neighborhood. Is a new large employer coming to town? What’s happening in the local community?

Gather as much information as you can in order to predict where the next booming area might be or the next housing trend. When you have a few good ideas of what’s coming, then you can design growth plans and marketing campaigns to take advantage and grow your business.

3. Develop Referrals

Are you hitting the referrals? Personal recommendations are the best form of advertising. People trust the testimonials of people they know more than a marketing email or cold call. The first step to cultivate referrals is to consistently deliver excellent service. Go the extra mile and maintain vigilant communication with clients. Do a few special things or gifts so clients remember you. Then after closing a great deal, ask for referrals. Choose a few of your biggest fans and ask them to write a review online or shoot a short video about how you helped them. Be sure to incorporate great reviews on your website and social media feeds.

4. Time to Start Blogging

By now, you’ve probably accumulated a lot of knowledge, experience, and stories that you could use as raw material for blog posts. Real estate agents are hired for their real estate expertise. A helpful blog is a fabulous way to illustrate your expertise and make the case for why people should hire you.

5. Go Local

Boost your knowledge of the local community, culture, and amenities. Choose a hot market, and dedicate yourself to becoming the agent for that neighborhood. Learn as much as you can about the area. Then talk about local events, trends, and listings on your blog, Facebook, Twitter, and Instagram.

6. Upgrade Your Visuals

You know how important listing photos are to drive interest and get people looking at your listings. It might be time to look at how you could improve the visuals you use in your listing information and marketing. Try to stand out from the competition with interesting angles, engaging scenes, and rich colors.

7. Super Charge Your Networking

Networking is a key element of top agents’ success. A huge part of the agent’s role is bringing people together: buyers, sellers, agents, contractors, and experts. Make sure networking is a priority and implement systems, such as databases, schedules, and reminders. Use all the available technology and tools to meet new people in the community. Don’t forget Facebook, Twitter, and LinkedIn.

8. Boost Social Media Marketing

You may be able to reach new consumers if you commit to active social media marketing. Your social media accounts are great tools for connecting with colleagues, clients, prospects, and fans and promoting listings, events, and your must-read blog posts.

Social media is also an effective way to get beautiful property photos generating buzz about your listings. Twitter is insanely popular, especially with millennials. Instagram is a fun way to draw attention to beautiful houses, unique features, and in-demand neighborhoods.

9. Hire Assistants

When you’re growing your business, you might be expanding into different markets or trends and taking on more clients. Consider hiring an assistant to help handle the increased business. Assistants can implement your new and improved networking systems and marketing plan and do a lot of research on the local market. Our Real Estate Virtual Assistants are happy to help in any aspect you need! From Listing Coordinators to Social Media Gurus to Graphic Design, we do it all! Contact us today!

10. Learn Something New

The real estate industry offers tons of opportunities to expand your knowledge because it is varied and always changing. Explore new trends, local market factors, negotiation tactics, effective communication, staging tips, pricing, or property management. Learning in the digital age is super easy. Online courses make it convenient to learn new things at your own pace anytime you want.

Q & A: What Are the Keys to a Successful Listing Presentation?

Real Estate Virtual Assistant | Tiffany Haynes | VBS Real Estate | Transaction Coordinator | Listing Coordinator | Marketing | Texas | Dallas | Houston

By Inman Staff Writer

The key to listing presentation success involves preparation, listening and acting with intent, she counsels. When potential sellers understand the value you bring to the equation, they have no choice but to select you.

Below are a few tips to convert seller leads into clients from real estate agent team leader Cheryl Fairbanks:

Qualify the clients

Fairbanks developed a two-page interview form she completes during her first contact with sellers. She uses it to begin building and personalizing the presentation.

The script constantly evolves, but the goal remains the same: to determine whether the homeowners are serious or just exploring their options.

Send a packet

Fairbanks’ listing presentation begins before the actual appointment. A few days ahead of time, she sends a folder to the homeowner with information about her business and her success, as well as testimonials from clients. She also provides MLS paperwork for the sellers to complete.

Price with precision

Fairbanks uses the same guidelines appraisers use when coming up with comps and pricing. She explores tax rolls and applies math formulas so the comps she chooses accurately match the home, which helps her price it more accurately. It can take days to pull together everything she needs.

“My credibility depends on presenting sellers with the most accurate information and being able to show how I arrived at my price recommendation,” Fairbanks said.

Establish rapport

When Fairbanks arrives for her appointment, she always asks to tour the house before anything. It’s her opportunity to connect with homeowners on a personal level.

“As we’re walking around, I’m looking for something we have in common to make small talk,” she said. “I just want to help them relax and feel comfortable with me.”

Make the winning pitch

After the tour, Fairbanks sits down with the homeowners and goes over the pre-listing package she sent ahead of time, answering any questions they may have. She then explains how she markets listings and reviews the comps in her CMA. Finally, she asks what they expect in the sales price.

“If it’s within range, I run some numbers to show them what they can walk away with,” Fairbanks said. When and if they like what they hear (they often do), they sign the listing agreement and Fairbanks gets to work doing what she does best – selling the home.

Our Real Estate Virtual Assistants Can Help!

If you're looking for a winning listing presentation, look no further! Our team of Real Estate Virtual Assistants can put together an amazing listing presentation for you! Our custom listing presentation is easy to use, cost effective, and works great for any real estate agent – experienced or not! Our listing presentation can be fully customized to match any brokerage’s identity and branding, any agent’s business model, and will work in any market. Find out more here.

Friday Feature: From Just Listed to Sold

Real Estate Virtual Assistant | Tiffany Haynes | VBS Real Estate | Transaction Coordinator | Listing Coordinator | Marketing | Texas | Dallas | Houston

From listing to sold and everything in-between, VBS Real Estate can handle it all! Our Real Estate Virtual Assistants work hard to make your business easier for you! We have trained Transaction Coordinators that handle everything from intake of the contract to uploading documents to your system of record to contract management and checking in with lenders, title companies and more, to pre- and post-closing, where they double check for signatures, order title reports, communicate with clients on utilities and design 'Just Sold' postcards for you to send out.

Not only can we manage the transaction, but we can also market your listing too! From flyers to brochures to social media posts, our Real Estate Virtual Assistants can design custom branded images that are sure to grab a buyer's attention! They can also coordinate showings, add dates to your calendar and enhance your listing on sites like Zillow and

If you're ready to go from 'Just Listed' to 'Just Sold' in as easy as 1-2-3, give us a call today! It's as simple as that.

Friday Feature: Listing Presentation

Real Estate Virtual Assistant | Tiffany Haynes | VBS Real Estate | Transaction Coordinator | Listing Coordinator | Marketing | Texas | Dallas | Houston

Do I Really Need a Listing Presentation? 

Some agents may be able to get by without one, but there are many benefits to having a great listing presentation. You not only have a better chance of getting the listing, but you also better educate the home seller and set realistic expectations. Brokers can use it as a great training tool for their agents. 

Now Available to Purchase. Fully Customizable just for YOU!

You have just found the most impressive and strategically organized Real Estate Listing Presentation that will help you win listings. This custom listing presentation is easy to use, cost effective, and works great for any real estate agent – experienced or not! Our listing presentation can be fully customized to match any brokerage’s identity and branding, any agent’s business model, and will work in any market.

Find out more here.

Q & A: What Steps Do I Need to Take to Get My Listing Sold Quickly?

Real Estate Virtual Assistant | Tiffany Haynes | VBS Real Estate | Transaction Coordinator | Listing Coordinator | Marketing | Texas | Dallas | Houston

A helpful article by OMAR SPAHI

You just got your listing.

All that matters now is keeping your client happy, which means it’s time to market and sell your client’s place for a price he or she is satisfied with.

Marketing is as simple as Newton’s third law — every action has an equal and opposite reaction. Essentially, the more energy you put into marketing, the more you’ll get back from it.

But marketing isn’t the only base you need to cover.

In order to get a client’s house sold quickly, you’ll need to follow and repeat a series of tips and tricks that are sure to get that listing off the market pretty fast.

1. Have a signed listing agreement

I can’t tell you how many times I’ve worked with someone who changed his or her mind. It’s not real until you have the agreement in writing and signed.

2. Check surrounding listings

What’s on the market close by? It’s good to be aware of nearby listings just in case people aren’t interested yours.

If you’ve got a good sense of the neighborhood market, you can always show the place down the street.

Remember that real estate is a service industry, and it’s about working with clients to find their dream home. Knowledge is power, and it’s extremely helpful to know what’s out there.

3. Book a photographer

A photographer can provide you with a great selection of high-quality photos; just make sure the one you pick shares your vision.

The devil is in the details, so make sure all lights and televisions are on, and all wires are hidden.

People are much more likely to buy a house when it looks absolutely perfect.

4. Use the MLS wisely

MLSs are invaluable to the selling process.

People often search for specific criteria (e.g. parking), so be honest and extremely thorough because people will call you out on misrepresentations.

Take time to upload beautiful photos, and keep in mind that listings with over six pictures are viewed twice as often as those with less.

Also be sure to respond instantly whenever you can.

5. List on all websites

Get your listing on Zillow, Trulia, Westside Rentals, Redfin, Craisglist and VRBO, just to name a few.

Most homebuyers do their own searching online before contacting a real estate agent, so it’s best to get seen early on.

Remember that someone looking at Zillow isn’t necessarily looking at Trulia or Craigslist, too. Every website you get your listing on plants another seed of growth and possibility, so use as many as you can.

Quick tip: Zillow and Trulia posts should be removed and uploaded again every week. Many people disagree with me, but I think it’s worth the hassle since most phone calls come in during the first two days of a listing.

Zillow and Trulia work on time-sensitive platforms that keep the most recent listings at the top, which is where you want to be.

The top listings are the ones people see and call about. Make sure to respond instantly to inquiries whenever you can.

6. Talk to strangers

I know you were told not to do this when you were a kid, but real estate is another ballgame.

You have to come out of your shell and talk to friends and neighbors of the owners, and anyone else who’ll listen. Talk to your own friends and neighbors about it, too; the more you talk about the listing, the more interest it will generate.

Your mouth is your best weapon, so use it wisely. Remember to always be kind, polite and professional.

7. Visit rival agents’ offices

Don’t think of it as fraternizing with the competition; think of it as visiting friends from another firm.

Invite them for coffee and a chat. Talking business with other real estate agents can lead to referrals and sales for everyone.

8. Marketing with flyers

Your social reach may be huge, but you won’t be able to reach people you don’t know. Flyers change that.

Several key terms have been proven to increase sales, so you’ll definitely want them seen. Try the following:

  • luxurious
  • captivating
  • impeccable
  • upgraded

You’ll soon see how powerful a tool language really is.

9. Leverage social media

Post regularly to your Facebook business page and any other social media platform you use.

Videos make the best marketing content. Upload a video showing off a spectacular property to get people interested; or make a video where you’re talking about your favorite listing and giving advice.

Make sure to share, share and share some more. Videos, articles and listings all make great, smart content for your Facebook page.

10. Socialize

Staying home is safe, warm, comfortable and cheap; but it also does nothing for your business.

Get out of the house and go out with friends. Socializing can lead you to the perfect client.

Whether you initiate a conversation or someone just overhears you chatting with a friend, discussing your real estate business in a social setting can be very beneficial.

11. Negotiate renovations with the seller

Are you trying to sell a house with an outdated kitchen? Could the bathrooms use some work?

Ask the seller if he or she would be willing to fix things up a bit. Investing in repairs will not only help the house sell, but it’ll give you something exciting to talk about during showings.

Homebuyers love a fresh, current home!

12. Hold open houses

Make sure the home is staged beautifully, the utilities are on and everything is functioning. Both interior and exterior staging is necessary if you want to impress.

Be present as often as possible; having other agents work your open house means they’ll want a piece of the action.

This is your listing, so work it every which way you can.

13. Talk price with the seller

Price expectations should be realistic.

Have comparisons ready to show your seller, and work with him or her to come up with a fair number.

Look at what your listing has to offer over others, and vice versa.

Sometimes it’s better to have a low price point and get multiple offers than to ask for the moon and get lowball offers.

Make sure you’re being heard by your client. This will ensure you’re covered down the line if you’re client didn’t want to listen and the property doesn’t sell.

Selling is constant push and pull, but the more you do it, the easier it becomes. Enjoy the ride!

Our Real Estate Virtual Assistants Can Help! 

We may not be able to do ALL of the above, but we can help! If you need help with marketing such as e-blasts, flyers, or postcards, we can design any of these materials and more to get your message across, while keeping everything true to your brand! Our Real Estate Virtual Assistants can also help push out your listings on social media with custom images, promoting Open House events and more! If you'd like help getting your listing closed quickly - give us a call!

Tips & Tricks to Getting Listings

Real Estate Virtual Assistant | Tiffany Haynes | VBS Real Estate | Transaction Coordinator | Listing Coordinator | Marketing | Texas | Dallas | Houston


Key Takeaways

  • The most simple mistakes most real estate agents make is not staying diligent, not getting out of their comfort zone and being afraid to ask for listings with that in mind.

The biggest problem that new real estate agents face is getting listings. Getting sellers to list with you instead of buyers to list with you guarantees you get a commission if the property sells.

If you’re working with a buyer, and you don’t have a buyer’s listing agreement, then you risk losing your client — and thus, your commission. Unfortunately, this happens countless times, and it’s a painful reality of real estate.

Below are eight tips for getting listings as a new agent.

1. Call everyone you know

Grab your phone and start going into your contacts. Call your best friends. Call that guy you just barely know. Call anyone and everyone you can, and slowly build your network, even if it means going out for coffee or drinks with people you barely know.

Make sure you talk about real estate and ask where they’re living, if they’re planning on moving and anything else related to real estate. Connections are key in this business because even if they don’t need your help now, chances are they could use your help down the line, or they know of someone they could refer to you.

Growing your list of clientele will take patience and time, but it will all be worth it once everyone starts referring their friends and friends-of-friends to you. It’s also very important to follow up with your contacts, so create a spreadsheet on Excel, and make sure you know where you stand with each of your prospects.

2. Talk about real estate in person

Meeting in person really helps to solidify the connection you have with your clients and builds a stronger level of trust. Phone calls, emails and text messages are great for quick conversations or updates, but if possible always try to meet them in person, even if it means you have to take extra time out of your day.

Your clients will appreciate the effort you are putting forward to build a relationship with them. If they trust you, they will be much more likely to continue working with you.

3. Contact local major developers

This is easier said than done, but you should aim to know one or two local developers in your area. In some ways real estate is a lot like dating, and sometimes feelings can get hurt in the process. Often the developers might already be working with another agent, but if you can also form a relationship with them and they like you, they can decide to help you out if they get any new listings.

4. Cold call and door-knock

This is the hardest way to get listings, but it can work if you work constantly at it. If you can, call as early in the morning as possible. Property owners usually sign up with either the first or second agent who calls them. So be persistent, and call early and often.

5. Post about it on social media

Social media is an immensely powerful tool, not only for sales, but also for recognition. It may not get people jumping to list homes with you, but it will bring clients in slowly and surely.

6. Get recommendations

Work so hard that you don’t have to introduce yourself. After you get a couple sales done, you’ll notice that your happy clients will pass your card around to their friends, and your name will spread by word-of-mouth. Therefore, it is especially important to build up your network and client list so you can reach a broader scope of people.

7. Go to local real estate offices

Walk in and introduce yourself. You never know where your next real estate allies will come from. Being in real estate means breathing, living and dreaming about real estate. Don’t be shy, go up to people, introduce yourself, and pass out your card. Building relationships is the name of the game, and it’s not done behind a computer screen.

8. Invest in yourself

Ads aren’t a simple process. It takes a lot of impressions to create and build comfort with a brand. It’s not cheap, but anything you invest in for yourself, whether it be ads, flyers, business cards or email blasts, will eventually payoff in dividends. Just beware it’s a slow burn.

Being a successful real estate agent isn’t about some magical formula; it’s constantly pushing and following up. It’s about making things happen and serving your clients’ needs.

Always act with integrity, and never stopping working hard — the listings will eventually start pouring in.

Our Real Estate Virtual Assistants Can Help!

We can't get you the listing, or the listing interview, but we can help in other ways! Our Real Estate Virtual Assistants can work diligently to help your business grow and prosper. From Lead Generation calls to social media posts, from drafting email templates for recommendations to setting up monthly eblasts and developing postcards, we can help get your message across! And once you've locked in that listing, we can be there every step of the way as well! Check out our Listing Package for more information. We look forward to working with you soon! 

Q & A: Are "Coming Soon" Listings Effective?

Real Estate Virtual Assistant | Tiffany Haynes | VBS Real Estate | Transaction Coordinator | Listing Coordinator | Marketing | Texas | Dallas | Houston

An interesting article from Andrew Wetzel

Listing agents deserve to be excited about getting a new listing. It is a personal victory!

Some agents want to get a jump on traditional marketing rather than waiting for the MLS and syndication to third-party sites to get the word out. But much has to happen between hearing that we have been hired and uploading the property information online. These tasks include getting the paperwork signed and processed, installing a for sale sign and other largely administrative details.

Meanwhile, we have a secret we want to share now. That is where the hope of a quick sale, perhaps to our own buyer-client, even if doing so “in the seller’s best interest,” hits the proverbial wall of rules and regulations that are intended to protect the public and ourselves.

The ‘Coming Soon’ Listing

When we rush into marketing properties, just as when we add barriers to scheduling showings, we can frustrate interested prospects and, most importantly, jeopardize our duties to our client. Good intentions will not overcome poor execution!

The current version of this scenario is the “coming soon” listing. The concept, while creative, brings up many questions. They include the following:

  • What is the owner’s expectation of the marketing process?
  • Is there a fully executed listing contract?
  • How does the public, including other agents, gain information in a timely manner?
  • Coming when, exactly?

There will always be situations in which agents tell others about an upcoming listing so that they will keep it in mind for their buyers. Perhaps a listing agent would allow others to see the property before it hits the MLS (all agents need to know and comply with their MLS rules).

Does either really work? Do they satisfy the “best interests” of the seller while being “honest” with all others?

Thinking About Intent

If the goal is to generate enthusiasm, such as the hype generated by open house showings, that could work, although the enhanced competition may scare away some potential prospects.
If it was to allow some access, but not all, there could be fair housing law questions as well as questions about fair dealing — meaning, was the agent trying to serve both sides?

Traditional real estate is all about marketing, plain and simple. You have a house to market and sell, and you need prospects to see it so that someone will buy it.

Generally speaking, we have two marketing models: a “shotgun” approach or a “rifle” approach.

The shotgun approach suggests that you expose your product to as many prospects as quickly as possible, whereas the rifle approach is more targeted, which may work for unique properties (such a historic homes).

I would suggest that most houses require the shotgun approach, or exposure to as many people as quickly as possible, because we cannot determine where the most likely prospects currently live or when they may decide to make an offer on something.

Ineffectively managing the marketing process may increase the marketing time, perhaps resulting in needless and costly price reductions and causing some prospects to think there are unreported issues with the property that should concern them.

If an agent believes that using the “coming soon” strategy is appropriate and has a client’s permission to proceed, at the very least he or she must promptly respond to all inquiries and treat all parties honestly.

If their intent is to “promote and protect” the interests of their client (Article 1 of the Realtor Code of Ethics), that should not be an issue.

Help Sellers See the Big Picture

By  Beth Franken , Realtor Mag Contributor

By Beth Franken, Realtor Mag Contributor

Sometimes, sellers get in their own way. Maybe they refuse to lower the price of their home, even when a lack of showings offers a clear sign the asking price is too high. They might resist staging, arguing they can make their home show-ready on their own, or push back against making a needed repair. When sellers get hung up on such issues, they delay their ultimate goal to reach the closing table. So what can you do to make clients see the big picture and keep their home sale on track? Try these five methods to help sellers get unstuck. 

Show them where to get a second opinion. Provide your clients with referrals to professionals who can address their specific concerns. “If they’re worried about decluttering or repainting, there are people who specialize in that,” says Kristi Weinstock, sales associate with Coldwell Banker Burnet “I can help by giving them information.” Sending your clients to people who can corroborate your advice will also build trust, and sellers may be less apt to question your suggestions moving forward. Have a list of three painters or three handymen available to give your sellers options.

Present the math. Sellers often struggle with decisions concerning how to price their home and timing for a potential price reduction. This difficulty can usually be addressed in a thorough market analysis. “Most people want the facts behind our suggestions,” Weinstock says. “If we’re all looking at the same facts, that makes it much easier to come to a common conclusion.”

A smart tip for how to present financial information is to “boil it down to an Excel spreadsheet,” says Pat Slechta, sales associate with Coldwell Banker Residential Brokerage. “Then it’s just numbers. You can’t argue with that.” She sorts data on home features, assessed value, list price, sale price, price per square foot, and days on market for all her active, pending, and sold listings. This data helped her recently with a seller whose home bordered a major thoroughfare. She used the spreadsheet to point out listings in the neighborhood and show a price difference between homes that were near busy streets and homes that weren’t. “You’re putting the data into a format that tells a story,” she says. “It’s a good sanity check and a way to confirm the case I’ve built.”

Such information can prepare your clients up front, says Darren Kostival, sales associate with RE/MAX of Reading. The best way to help sellers avoid paralysis over pricing is to make your suggestion and then let the sellers decide. “I tell clients, ‘I’m willing to try any price you want. Just know that in three weeks, if we have no activity, we’ll need to drop the price,’ ” Kostival says. When you put that idea out there right off the bat, it can grease the wheels for the whole process.

Allow for time to reconsider. Whatever the seller’s issue is, “sometimes, people just need to sleep on it,” says Alisa Cunningham, sales associate with Teles Properties. When she senses a client is at an impasse, she’ll say, “You know what? Nothing will happen right away. Let’s talk tomorrow.” Remember, Cunningham warns, that while real estate professionals sell houses every day, homeowners might do so once or twice in their lifetime and need time to process their decisions.

However, “you can’t give the seller too much time,” Slechta says, particularly when the seller is contemplating a counteroffer to a buyer. “You can’t take forever. The longer the time frame, the more opportunities there are for the deal to fall apart. I usually say, ‘Take an hour, talk to your spouse, and get back to me.’ ”

Uncover underlying emotions. When sellers resist a buyer’s request, they often use a vague argument like “It’s the principle of the thing.” There’s almost always an underlying factor behind such opposition—and it’s often about money. Slechta encountered a seller who was unwilling “on principle” to fix a tub that wasn’t draining properly, and the buyer threatened to walk if she didn’t. Slechta was able to determine that the seller’s resistance was fueled by the resentment she was already feeling over having agreed to allow the buyer to move in early. The seller felt she had already “given something away” and didn’t want to make any more concessions. The buyer’s concern was that the drain would grow into a more expensive problem. In the end, it turned out to be a $150 repair, and Slechta convinced her seller she could easily absorb the cost and keep the deal on track.

Validate sellers’ fears. Cunningham recalls a client who was selling her home in an area populated with horse farms. The best offer came from a buyer who planned to tear down the barn on the property. Cunningham’s client couldn’t bear the thought and wanted to pull out of the deal. In situations like that, “you can’t say, ‘You can get over that,’ ” Cunningham says. She didn’t try to talk her client out of her feelings, which usually breeds resentment, she says. Instead, she helped the seller refocus on her ultimate goal, which was getting a good price for her home.

Whatever sellers might be hung up on, it’s helpful to try to refocus their attention away from the immediate hurdle they’re stuck on so they can view the transaction as a whole. You can’t achieve that by convincing them their issue isn’t worth worrying about, Cunningham says. You do it by showing them another avenue to their final goal. “I don’t fight them,” she says. “I give them their options. It’s a matter of figuring out how to change the energy and help them work through it.”

Q & A: How Can I Write Creative Property Listing Descriptions?

Real Estate Virtual Assistant | Tiffany Haynes | VBS Real Estate | Transaction Coordinator | Listing Coordinator | Marketing | Texas | Dallas | Houston

Do you have a hard time coming up with enticing property descriptions? Do you feel like you use the same adjectives over and over? I mean, how many times can you say a home is beautiful before you just want to scream? It can be difficult to express in a simple paragraph why buyers should want to view a home in person, but that's part of the job - you've got to reel them in! 

If you are having trouble writing a captivating property description, try these tips from Agent Image, where they share, "6 Steps to Creating Property Listing Descriptions That Sell."

#1: Set the scene, tell a story.

How many times have you read a listing title that read “excellent view” or “great amenities”? The answer is likely hundreds, if not thousands of times. Describing your property with generic, worn out phrases will not get you the attention you want.

Instead of focusing on adjectives to describe your properties, set the scene for your readers, as if you’re touring them in person:

  • Let them imagine themselves sitting in that reading nook overlooking a calm view of the lake.
  • Let them visualize doing family barbecue nights in that outdoor dining area.
  • As they say, “Don’t just tell them what they are about to eat; tell them what it tastes like.” Your listing descriptions will stand out if you can paint a picture for them with your words rather than plain bullet points of how many rooms or square feet the property has.

#2: Avoid repetitive info and using canned text.

One of the biggest mistakes that we see for listing descriptions is repetitive information. It’s likely that your MLS already lists the number of bedrooms and bathrooms as bullet points in the features list. If so, why take up precious character count to restate the obvious in the description section?

  • Think about what you would point out if you were showing the house to them. Some of the points to mention in the listing descriptions include things like:
  • The history of the house or neighborhood
  • Any recent additions or renovations
  • Proximity to schools and parks
  • Nearby shopping centers and restaurants

#3: Highlight Best Features

Surveys show that homebuyers are willing to pay more for properties that have made big improvements to the function of the house like roofing, updated entryways, and HVAC systems.

  • You want to hit those points and also highlight the property’s best features. Is there a home office, landscaped garden or walk in closets? Is there a newly built in-ground pool?
  • Put yourself in the buyer’s shoes and consider what about that property would be most attractive and highlight that feature in your listing description.

#4: Mention Practical Amenities

A previous report from the National Association of Home Builders says that more than 90% of homebuyers are looking for homes with a laundry room and more than half would turn down a home without one.

  • Other important amenities that should be mentioned in your description are things like:
  • Newly installed exhaust systems
  • Built-in kitchen appliances
  • Energy efficient windows
  • Security systems
  • Multiple car garage
  • Detached storage sheds
  • Solar panel systems and more

#5: Use Specific Wording

One study conducted back in the early 2000s found that certain words can even reduce the sale price on a home. They were mostly words like “must sell”, “vacant” or “clean.”
These word choices might imply some sort of deficiency about the home and can turn buyers off, even if subconsciously. Listing descriptions that sell include words like:

  • energy efficient
  • granite
  • state-of-the-art
  • gourmet

The takeaway point here is that buyers want to be able to picture what you are describing when they read your descriptions. Even using specific brand names to describe appliances or fixtures will tell them the quality of those items better than using descriptors like “top quality” or “wonderful.”

#6: Captivate with Headlines

Finally we come full circle to the headline titles. Those browsing your listings go from image to headlines to descriptions.

  • Your goal is to get users to look at your headline and main photo, browse the rest of the photos and continue on to read your listing descriptions.
  • That means you need to say something that will make it hard for them to resist clicking on the link for more detail.
  • Some would think that it means changing the font to make the headline more dramatic with capitalization or exclamation points. No. What you want to do is show visitors why they need to click further.
  • Including geo-targeting / location words is one way of doing it:
  • For a home in the city with limited parking, the headline could read something like: “Beautiful Home with Private Parking in Downtown San Francisco”
  • If the property is on the waterfront, the headline could be something like: “Best View of Lake Muskoka from 5-Bedroom Luxury Cottage”

Our Real Estate Virtual Assistants Can Help!

If you need assistance creating captivating, lead generating, attention-grabbing property listing descriptions, give us a call TODAY! We'd love to help you and your business capture leads from the moment they read that headline. Call us to discuss our listing package options as every agent's needs are different. We look forward to working with you!

Friday Feature: Virtual Assistant

Real Estate Virtual Assistant | Tiffany Haynes | VBS Real Estate | Transaction Coordinator | Listing Coordinator | Marketing | Texas | Dallas | Houston

If you're feeling overwhelmed and like you have too many tasks to handle, what are you waiting for? Hire an assistant…but not just ANY assistant, you need a Virtual Assistant. More specifically, a virtual assistant that understands your business and your needs, such as a Real Estate Virtual Assistant.

VBS Real Estate is a full service virtual assistant company. Staffed with US based virtual assistants specializing in Texas Real Estate, equipped to support in Transaction Coordinating, Listing Coordinating, Real Estate Marketing, Graphic Design, and Real Estate Administrative Tasks.

Our company mission is simple: to help real estate professionals increase productivity, strengthen the bottom line and ensure their clients expectations are met and subsequently exceeded. All due to the part we play by removing the tasks that slow them down and completing them with the robust and thoughtful way they always envisioned. 

If you are reading this you have found the right 'solution' for your business, the efficient vehicle to your next level and you are moments away from actually gaining a team that cares about your trajectory!

We KNOW this business. We GROW your business. Find out more of what we can do for you and give us a call to discuss your needs:

The Listing Interview Done Right

Real Estate Virtual Assistant | Tiffany Haynes | VBS Real Estate | Transaction Coordinator | Listing Coordinator | Marketing | Texas | Dallas | Houston

Who's Asking the Questions in the Listing Interview?

You cannot be totally on board for this consulting approach to a listing interview unless you agree that:

  • we market, but don’t sell homes, while we do sell ourselves; and
  • we should be asking the questions instead of the seller.

When seeing other professionals (such as a doctor, attorney, etc), you probably experienced something more like this:

  • a meeting across a desk with certificates and degrees on the wall;
  • you are asked to describe your situation or problem;
  • then you were asked a lot of questions;
  • once they knew the extent of your problem, they let you know how they could help.

It's a lot like the "consultative sales" strategy, but we're really getting the information we need to do our job properly.  In the next step, let's see how we can begin the differentiation process by becoming the interviewer.

Turning Around the Listing Interview.  Be the Consultant

We don’t get the office setting for a listing appointment, but all the rest is the way we should be conducting business. Instead of a “show and tell” of what we intend to do for them, how about an interview where:

  • after a home tour, we ask permission to ask a few questions;
  • we ask about their reasons and urgency for selling;
  • we get their idea of value and approximate debt on the home;
  • our questions determine their opinions of the home’s condition;
  • we ask them to compare their home with neighborhood competition;
  • they give their requirements for a listing broker/agent;
  • by asking, we learn which marketing methods they think most valuable;
  • we ask about previous good and bad experiences with Realtors; and
  • we ask what problems they might envision in selling their home.

The best way to conduct this interview is with a form you’ve created with the questions and space for you to write their answers. Taking notes shows that their answers are important to you. What have we accomplished at this point?

  • We’ve turned the interview around.
  • Our approach differentiates us from the competition.
  • We know their opinion of their home and experience with Realtors.
  • They’ve told us their situation, concerns, and urgency.
  • We know what they think their home is worth BEFORE we show our CMA.

Instead of the “show and tell” the competition is doing, we’ve come in as a consultant and gathered information in order to see how we can help. In the next step, let’s see how we present our solutions.

Provide Solutions and Get The Listing

Up to this point, other than our business card, we have not given the listing prospect any materials, nor made a presentation. What we have done is to find out what we need to show them and what we need to talk about first. Unlike the competition, we aren’t going to take off on a “show and tell” of all the things we do for our listing clients. Because we asked, we know what their concerns are, and we know which of our services are likely to be of most interest to them. So what do we do next?

  • Begin with their concerns and show how you can solve each problem.
  • Try to address the most important or most troublesome issues first.
  • When pricing is involved, defer it to last.
  • Show them how you do the marketing they valued.
  • Show them other marketing you do that they didn’t mention in the interview.
  • Before the CMA and pricing, ask if they have questions.
  • Present the CMA and discuss pricing and commission.
  • Ask if you’ve addressed all their concerns and answered all questions.
  • If not, do it. If so, ask for the listing.

You will find that people are quite forthcoming with information when asked. You will also find that they are appreciative when you address their specific concerns and questions instead of pushing services at them. Your conduct through the entire listing meeting has been quite different from the competition. You will get more listings using this consulting expert approach.

Friday Feature: Social Media Listing Transactions

There is no greater feeling then having a signed listing agreement! But we know all too well that the clock begins immediately once it is signed. The client is now refreshing your website waiting on everything that was promised!

Take the pressure off yourself and allow VBS Real Estate to set your listing live with all the bells and whistles and within our 48-hour guarantee, equipped with a full property brochure, social media posts, one page flyerž, eblast, and just listed cards designed and sent! 

Take a look at how we take your Listing from Featured Just Listed post to Just Sold -- and everything in-between! We can post your listing to all your social media platforms and brand your images to fit your style! 

Real Estate Virtual Assistant | Tiffany Haynes | VBS Real Estate | Transaction Coordinator | Listing Coordinator | Marketing | Texas | Dallas | Houston
Real Estate Virtual Assistant | Tiffany Haynes | VBS Real Estate | Transaction Coordinator | Listing Coordinator | Marketing | Texas | Dallas | Houston
Real Estate Virtual Assistant | Tiffany Haynes | VBS Real Estate | Transaction Coordinator | Listing Coordinator | Marketing | Texas | Dallas | Houston

Our Real Estate Virtual Assistants Can Help!

If you're interested in our Listing Management services, take a closer look at what we can provide and give us a call to discuss your options:

Q & A: Is It Really Beneficial to Spend Money On Professional Listing Photos for Higher-End Homes?

Real Estate Virtual Assistant | Tiffany Haynes | VBS Real Estate | Transaction Coordinator | Listing Coordinator | Marketing | Texas | Dallas | Houston

The difference between a week on the market and 3 months can be a professional photo shoot away. There are many things that real estate agents can agree upon, and one of these is that most people are finding their new homes via the Internet. It is absolutely essential for any real estate agent to advertise online if the agent wants to be successful. The online presence is probably the most important aspect of realty in the 21st century.

Once you have your website up and running, you need to provide as much information as you can to potential buyers. People are looking at homes and basing their opinions on the things that you write and the pictures they see. The pictures really do so much to make buyers want to see the property, so the best real estate agents hire professional photographers to take these pictures for the website and other forms of marketing.

The biggest difference between hiring a professional photographer and taking the pictures yourself is the fact that the professional knows how to make something ordinary look spectacular. These professionals also have all of the equipment needed to create stunning, high-definition images. They understand how the sizes and colors of objects impact a photograph. Photographers have spent thousands of hours learning how to take the best possible pictures, while real estate agents likely have not done so. Save yourself the heartache and hire a professional, establish a relationship with a local photographer and call the same one every time they will be accommodating and work harder for you if they know you provide consistent work. You will also be presented online as a polished professional if all your past listings have remarkable photos, making it that much easier to get new listings. 

Our Real Estate Virtual Assistants Can Help!

If you need help contacting photographers in your area, or if you would like us to refer you to someone, please give us a call. We would love to help you establish a relationship that is beneficial to you and your business, as well as to the photographer and his or her business.