Friday, May 18, 2018

Expired Listing Specialist | Configuring Your Listing in the MLS | blog.davidbarrhomes.com

We're seeing a lot of expired listings in Sarasota and Venice.  That should be disconcerting to you as a home owner, since you were probably expecting that your home would sell in a hot market.

Your Sarasota home may have expired in the MLS because of other issues besides price and condition.

Technology and real estate marketing are moving quickly beyond the aptitude of low tech Realtors.  One example of this is the ability to understand why and how to make sure your Sarasota property for sale shows up on other Realtor's websites.

We have something called IDX, which means internet data exchange.  Brokers who belong to our MLS can agree to allow their listings to be shown on other broker's websites.  It's been a boon to consumers, as you can go to highly ranked and visited real estate websites like mine, davidbarrhomes.com and sarasotadavid.com, and view all the available homes and condos, based on your search parameters.

Did your Sarasota home expire in the MLS?
Your Sarasota home for sale may have expired in the MLS because of your low tech agent

However, some brokers (seemingly, most of the smaller ones) are not opting in to IDX, and some low tech agents don't understand IDX and why it's important that your property listing display on other Realtor's websites.

Anything that limits potential home buyers to view your Sarasota property for sale is a major mistake, and could be one of the reasons your home is now expired in the MLS.

May I suggest that if your former agent didn't understand this concept, they certainly didn't understand how to market your property online with a strategy beyond the cookie cutter plans most major brokers provide?

As your #Sarasota and #VeniceFL #expiredlisting specialist, I can identify the problems with the previous efforts to market your property, improve and add to them, so we can find the right buyer for your home or condo.  Contact me when you're ready to put your Sarasota property back on the market.

Sunday, May 13, 2018

Expired Listing Specialist | Venice FL | blog.davidbarrhomes.com


Today’s topic is especially for you, if your Venice FL home was listed for sale but expired in the MLS. This is one of the reasons why I named this podcast Get Real. The topic of real estate marketing I think is a fuzzy one for many home sellers. You interview real estate agents to tell you how they will market your home for sale and attract a buyer. The flashy graphics showing you the 950 real estate related websites your home will appear on look great, but lets get real. Every major broker does this. I’m here to tell you the straight up truth that the next level of real estate marketing is upon us, and is probably one of the reasons your expired listing didn’t sell.

So, let’s get real.

I’m a bit of a different Realtor. I sometimes feel like a Martian in my real estate office. I devour anything I can get my hands or eyes on when it comes to online marketing, whether it’s real estate or any other business. I am obsessed with keeping ahead of how consumers are acting online, and what devices they are using. I study web design and apply it to my own business. Attracting clients through marketing my business online is about 99% of my bread and butter. If I don’t succeed in that space, I’m going to be a broke agent.




Thankfully, I’m not a broke agent. I walk the walk of what I’m about to tell you. My online strategies are working for me, and they’ll work for you in selling your home or condo, especially if it became an expired listing.

Let’s cover some of the basics in my strategic outlook. 1) I am not mass marketing for keywords such as “venice fl real estate”. Why? Consumers doing that are learning about the market. They are probably in the comparison stage: Venice, or Sarasota, or Naples, or Bonita Springs? 2) The best buyers for your expired listing are those buyers looking now for your specific neighborhood, or even your address. Guess what? They’re driving around right now looking for information on their phones. 3) A real estate agent who says your home for sale will show up on Realtor.com and Zillow and the broker site is a dime a dozen. How is a buyer going to differentiate your home in a sea of red dots on a Zillow map?

They can’t. Remember, your home for sale listing was already in all these places, and it didn’t sell.

So what makes me different from the typical 70 year old real estate agent who lets their broker “list them online?”

Video is king and audio is queen when it comes to online marketing. Do you think an HD video tour of your home for sale, watchable on a cell phone, might attract a buyer interested in your neigbhorhood while they’re driving through it, and get them to visit in person? Did you know that Google can rank relevant, high quality video on the first page of Google search results? That’s one way to make your home stand out in the crowd.



Audio is queen: Listen to my podcast: http://bit.ly/2KjV30m


Some agents talk about producing single property websites. The majority of those don’t work because those agents don’t know how to optimize it to rank in a search. My solution is to provide a landing page on my website for your property, with photos and video tour, that WILL rank on the first page of Google.

Here’s two case studies:

1) I listed a beach condo in Venice. The two previous sales before mine took more than twice as long to go under contract. Why? The buyers found the video and the views this unit had of the beach and Gulf of Mexico.

2) I have a current listing (as of this production date) of a home in South Venice that has received an offer in just under 2 weeks on the market. The home is small but gorgeous. It doesn’t compare that well based on a price per square footage basis to others in the area, but the HD video tour I produced for it ranked on the first page of a Google search for the property address, along with my website page for the property on my website. Video connects with a potential buyer’s emotions and creates images of them living in your property.

Besides video, you’ll get a blog post, pod cast, and a constant social media campaign of images of your home on Pinterest, Instagram, and Facebook. More exposure off a broker site for your individual property across the internet is more likely to attract an interested buyer.

Expired listing? My strategies and marketing program produce maximum exposure for your property, beyond what every other broker has been doing as a plug and play for years and years.

Did I get real enough? If so, I invite you to contact me about your Venice or Sarasota expired property listing, so I can help you get it sold.


Saturday, May 12, 2018

Advanced Online Real Estate Marketing | Venice FL | blog.davidbarrhomes.com

I talk a lot about real estate marketing, because it's changing rapidly and because most Realtors are falling behind the technology curve.

Home buyers today are more informed than ever.  Many times, they don't need a Realtor to send them a list of properties from a search request on Zillow or Realtor.com.  In my experience with my own websites, I'm finding many buyers don't want to sign up for listings updates.  They just keep coming back to my website again and again, to check on available properties for condos and neighborhoods they are interested in.

That's why, when I take your listing, I market your Venice FL home or condo to the actual buyers, not other Realtors in the area.  Buyers are driving neighborhoods, looking for Open Houses, and using their phones to do it.

What if I told you that with my advanced marketing, the best buyer prospects looking for homes in your neighborhood, could find your individual property easily on their mobile device?

This property I listed in South Venice has 3 of the top 10 positions on the first page of Google search results

Do you think a buyer interested in your neighborhood would like to take a video tour of the home before visiting in person?   Or, would being one dot in a sea of red dots on a Zillow map help a buyer single out your home? 

On Zillow, you're one dot in a sea of red dots

Showing up in a long list of properties on a broker website, Realtor.com, or Zillow, won't cut it anymore.  You need a Realtor like me who understands the importance of giving buyers direct access to your property for sale, with multiple links and content to dominate the competition.

Has your Venice FL home expired without selling in the MLS?  It may not be because of the price or condition.  It may be due to stale marketing.  Contact me about how my advanced online marketing will sell your home to the best potential buyer.


Thursday, May 3, 2018

Lake of the Woods Homes for Sale | Venice FL | blog.davidbarrhomes.com


So first of all, where is Lake of the Woods? Travel east on Tamiami Trail from Jacaranda, and turn north on Venice East Ave. It’s a huge area with about 800 total homes. Lake of the Woods is the master association but there are four separate neighborhoods: Lake of the Woods, Grassy Oaks, Park Estates, and The Lakes of Jacaranda. 

 For convenience purposes for home buyers, I have a page on my website listed under Lake of the Woods that includes homes for sale and video from all 4 neighborhoods. You can find that under the neighborhoods tab on the main menu on my Venice website, davidbarrhomes.com



Lake of the Woods is considered one of the Venice area’s nicest upscale neighborhoods. The homes sit on large lots and aren’t right on top of each other, and there’s a lot of mature oaks and palms. There are nicely winding streets and lots of lake views. 

Most homes here are 3 bedrooms and 2 baths, and a good number have private pools. Most homes have 1800 to 2400 square feet under air. The construction of the homes here is concrete block with tile roofs, and I would call the architectural style mostly Mediterranean.

A lot of buyers interested in Lake of the Woods will probably be interested in other Venice neighborhoods like Sawgrass. Lake of the Woods is a bit less expensive and the homes are a little older, but are in general very well maintained. 

 To me, Sawgrass feels a bit more tight as far as density of homes on smaller lots. There are a lot more 10,000 square foot and over home sites in Lake of the Woods than in Sawgrass. It’s a toss up when it comes to curb appeal between the two.



Listen to my podcast about Lake of the Woods


If you’re looking at Sarasota as an option. Lake of the Woods compares well to Stoneybrook and Turtle Rock in Palmer Ranch, with overall better prices. I think Lake of the Woods looks very similar to Turtle Rock with it’s mature landscaping and water views.

I’ll keep the sales statistics here to a minimum. I look at 4 criteria when evaluating neighborhoods. In 2016 and 2017, the sale price to list price ratio was 97%. That’s a good sign that sellers are pricing accurately and home buyer demand is high. 

 The overall number of sales went from 39 to 49, and the median sold price per square foot went from $155 in 2016 to $164 in 2017, even though days on market increased. These are all good signs that Lake of the Woods is a healthy micro-market and the area is in demand by home buyers.

So, the bottom line on Lake of the Woods: If you’re a home buyer, you have a good list of available homes for sale right now. If you’re a home seller, you have more competing homes on the market and you may expect a bit longer time on the market because of this. If you’re interested in buying or selling a home in Lake of the Woods, please contact me to help you navigate to the best price and a smooth transaction.

Thursday, April 19, 2018

Luxury Real Estate Year to Date | Sarasota FL | blog.davidbarrhomes.com

The Sarasota luxury real estate market is lagging from a marketing point of view.

I've been posting recently about the state of our local luxury market, and it doesn't seem to have the same vibrancy as other areas such as Miami/Fort Lauderdale, the Florida Keys, or Los Angeles. 

Why is this?  I have some numbers to back up my suspicions, as well as reasons why luxury home owners should consider other alternatives when it comes to selling their properties in the Sarasota area.

So, first the numbers:

Luxury Homes Sale Price $1,000,000 and above (all figures median):

1/1/2017-3/31-2017   # Sold: 83  $/Square Foot Sold: $452  Days on Market: 96  LP/SP ratio: 94
1/1/2018-3/31/2017  # Sold: 100  $/Square Foot Sold: $455  Days on Market: 78  LP/SP ratio: 93

The number that jumps out at me is the list price to sales price ratio.  The median sales price of a home priced over $1,000,000 in Sarasota County in 2018 was $1,509,000.  A 7% decrease is $105,630.  That's a lot of money to be wrong.

Compare the 93% list price to sales price ratio to the 97% for homes priced under $1 million in 2018.

In a time of widely advertised rising real estate values in Sarasota, the $/square foot for sold luxury homes is flat.


Flat prices and bigger percentage off the listing price should prompt you as a luxury home seller to broaden your choices.   When you are ready to sell, interview Realtors like myself who are using state of the art technology and advertising media, especially social media, to expose your property to the right buyers.



Wednesday, April 18, 2018

Luxury Home Real Estate Marketing | Sarasota FL | blog.davidbarrhomes.com


Luxury real estate. Ah yes, the sweet excitement of getting to list and hopefully sell a million dollar plus property in Sarasota and Venice. That was the subject of a sales seminar I attended this week. And it fell totally flat, at least for me. Did I really need to attend a luxury real estate seminar, only to find out that my car should be clean for clients, and that I should wear nice clothes to meet luxury home owners? No, no, and no!

My suspicion before attending the seminar was that the speaker would be a prime example of what Sarasota luxury real estate represents to many agents. Unfortunately, my suspicion was dead on. In short, her message was that we need to look the part and speak the part to connect with you, Mr. and Mrs Luxury Home Owner, as potential clients.




None of this superficial BS matters to a potential buyer, when it comes to selling your Sarasota luxury home.

I will not spend a dime on old school real estate practices, such as a catered broker open, to pour wine down the throat of an agent, just so they can tell you what an amazing house they toured for you yesterday. I will, instead, spend that dime on investing in more and bigger exposure to reach your potential buyer directly, in the places where they spend time, and today, that’s online.

So what exactly does that mean? I alluded to it about broker open houses. Here’s another example: I take my own drone footage and create my own stunning videos of your property and neighborhood. Old school real estate dictates that an agent pays a drone operator for video. In my experience, a lot of drone video today misses the point. These operators for hire can fly and take footage, but they do not possess the real estate eye we do as Realtors. Example: One of my competitors posted a video of a country club. The drone footage this competitor paid dearly for, was a partial view of a stone column with the country club slowly revealed in the background. One man’s “artful view” is another man’s waste of viewing time. I create direct, memorable, and beautiful property video, that is not a waste of time to the viewer.



Like the example of broker open houses, I take the money saved by not having to pay for a mediocre drone video, just like the broker open, and re-invest those dollars to make sure your property is in more places, with more memorable, relevant content, that your best potential buyers are looking for, and will want to see.

Let’s look at the facts in our current market. The speaker at this luxury real estate seminar said we have a glut of luxury properties for sale. Everyone who attended from my brokerage agreed. So why is our luxury real estate, priced at a tremedous discount on a price per square footage basis, lagging, when luxury markets like Miami and Los Angeles are on fire? Could it be that our local real estate market is indeed lagging in luxury real estate marketing?

If you think that’s a good question, then we should talk about listing your Sarasota or Venice luxury home for sale. It’s time to shake up our market’s luxury real estate marketing by taking it out of the hands of a few. Visit sarasotadavid.com or davidbarrhomes.com and give me a call, text, or email, and let’s get started.

Monday, March 12, 2018

Listing Your Home for Sale | Real Estate Marketing | Sarasota FL

When you sell your Sarasota real estate, you should be interviewing Realtors who are already marketing your neighborhood or condo to buyers who are searching for it online.

It's no longer enough for a real estate website to rank high for "sarasota real estate" searches on Google.  Those potential buyers are comparing Sarasota to other areas in Florida and are at the early stages of their buying cycle.

Google your Sarasota neighborhood before hiring a Sarasota Realtor
Google your neighborhood or condo before hiring a Sarasota real estate agent

The best prospective buyers for your Sarasota real estate are searching for information for your specific neighborhood or condo.  These buyers are the best potential prospects to make an offer on your property.

Once these buyers find your Sarasota real estate for sale, you don't want your property to appear in a long list of competing properties.  I can provide a premium banner advertisement with a link to your individual property information on my website, ensuring that buyers looking for your neighborhood see your property first.

Contact me for a case study and more information about my high tech online marketing designed to sell your Sarasota property as quickly as possible for the best price.