Flat Fee MLS Listings in Alaska, Arizona, California, Idaho, Louisiana,
Montana, Nevada, New Mexico, Oregon, Texas, Utah and Washington

Archive for March, 2009

Colorado Rule F Forms

J. Andrew English J. Andrew English
Wednesday, March 25th, 2009

Documents that fall under Rule F in Colorado include Purchase Contracts, Addendums, Sq Ft Disclosures,  Counter Offers, Agency Disclosures, etc… So what is a rule F form? The first thing to keep in mind is that this only applies to Colorado and has nothing to do with any other state, thus, if your property is outside of Colorado, you can completely ignore this entry.

Taken from the CO Dept of Real Estate Website:

F-7 Commission Approved Forms

Real estate brokers are required to use Commission-approved forms as appropriate to a transaction or circumstance to which a relevant form is applicable. In instances when the Commission has not developed an approved form within the purview of this rule, and other forms are used, they are not governed by Rule F. Other forms used by a broker shall not be prepared by a broker, unless otherwise permitted by law.


So what does this really mean?
It means the state of Colorado produces specific documents that they force CO Real Estate Brokers to use when the particular document applies to that situaion. In basic terms, the state feels they can better protect everyone if they force Real Estate Brokers to use pre-printed contracts approved by the state. It is very important to keep in mind that this only applies to Real Estate Brokers. Two unlicensed parties can still draft a contract without the use of a Rule F form if no broker is involved.

Las Vegas Listing information

J. Andrew English J. Andrew English
Friday, March 20th, 2009

The Las Vegas multiple listing service is operated by the GLVAR. The Las Vegas MLS does a very good job of policing statuses within their system. What this means is the MLS ensures that properties that have sold are marked sold in a timely manner, properties that show active in the MLS must really be active, etc.. (for example, a pending property can not show active) What this does is help agents and sellers price their property with the most possible accurate data. (and saves agents time by not showing properties that are not available)

The Vegas MLS is one of the few MLS’s left that still allow for gate codes and mechanical lockbox codes to be placed within the system. Sellers in gated communities and with mechanical boxes should strongly consider taking advantage of this. This allows an agent to go right to the property and not have to make an appt to acquire the gate code, etc.. anytime a seller can eliminate potential barriers to a showing, that’s a good thing. The Vegas MLS also has very clear showing instructions that sellers should utilize to their advantage.

Vegas Showing Codes and Definitions:

KeyAny – On E box and vacant
KeyCall – On E box or M box – call before showing to confirm
ApptOwn – No box – must call owner to make appt
ApptTen- No box – must call tenant to make appt

By utilizing all of the various nuances of the Vegas MLS, sellers can actually increase the #of showings on their homes.

Nebraska Listing Tips

J. Andrew English J. Andrew English
Tuesday, March 17th, 2009

Nebraska is a state that does not have written minimum service laws, however, the NE Real Estate Commission has made it very clear that they do not want FSBO or by owner marketing materials at a listed property. Most notably, a sign. What does this mean to our Nebraska sellers? Unfortunately, it means you can not use a FSBO sign or any other sign featuring the terms by owner. This applies to all NE brokerages. Any brokerage placing a property in a NE MLS may not allow a seller to utilize a FSBO sign. Sellers are encouraged to utilize flyers and other print marketing, however, the NE Real Commission request that these documents not contain the words For Sale By Owner, etc..

So how does this affect our listing program? It really doesn’t because we already recommend that sellers do not utilize FSBO signs or FSBO print marketing in any of our markets.

DFW Tips

J. Andrew English J. Andrew English
Wednesday, March 11th, 2009

In the Dallas Fort Worth Metro area, sellers can do a few things to help move their propert quickly. The first thing I would recommend is not using  a For Sale by Owner sign. That being said, their is no rule that prohibits this within the NTREIS MLS system, however, I have found that FSBO signs do confuse buyer agents in the DFW area. Secondly, I would consider using CSS for my listing, even if the listing is appointment owner. The reason is that most all full service brokerages utilize Centralized Showing Service for their listings in the DFW metroplex.  By using CSS, your listing is blending in with all other Full Service Listings with respect to showing codes.  (The same listings that other sellers are paying 5-7% for.) Finally, I have found that agents in DFW tend to be more web savvy than most. They love to email offers and utilize the various attachment field of the MLS. Thus, if you have disclosures, plat maps, etc.. we can upload these for you and the other agents can actually pull these files straight from the MLS.

Direction of our blog

J. Andrew English J. Andrew English
Thursday, March 5th, 2009

One of the biggest perks of calling Congress Realty is that you can speak to your local broker (b/c myself or Donald = that broker) prior to listing. This can be beneficial for a # of reasons, but to name one, we can help guide you on specifics of your MLS because we are the actual members of your MLS. We can provide you with little tips that apply to you in particular and not just a general audience. For example, if you were to contact a national company and ask how many photos can you place in TARMLS in Tucson, they will have no idea. On the other hand, I can tell you point blank the answer is 16. I can also tell you that NWMLS in Seattle will not allow a mechanical Lockbox code to be placed anywhere in their system, etc… (I can’t tell you how many sellers become enraged when a national company sells them a lockbox in Seattle, never stopping to realize the customer they are selling the box to can not even use this box in the local MLS)

Over the next few months, I am going to start adding various tips by area that our sellers can benefit from, such as with the latest Midland entry I did this week.  The information in that entry only applies to Midland and has nothing to do with… let’s say Austin. Two completely different areas with very different policies. We  want our sellers and potential sellers to realize that each area is different and that you can not generalize or stereotype large areas with blanket instructions. (as many national companies try to do)

Midland, Texas

J. Andrew English J. Andrew English
Tuesday, March 3rd, 2009

Our Flat Fee program in the state of Texas has been an enormous success over the past 3 years. We have enjoyed working with Texas homeowners and landowners, as well as Texas Realtors(R). Midland, Texas is an area we added about a year ago to our coverage area. Through our experience, we have found that the Midland Realtors(R) do things a bit differently than all other Texas Realtors(R). As a result, I wanted to point out a couple things our Midland sellers can do to operate more efficiently through our Flat Fee Process. The biggest thing is to not use a FSBO sign or any other FSBO related marketing material. This has caused confusion for Midland Realtors(R). Secondly, if a Realtor(R) asks if you are represented, the answer is yes, Congress Realty is my listing brokerage. Finally, if the Realtor(R) wishes to write an offer, advise them to fax the offer to our fax # at 866 314 7201. We will get the fax and fwd this to the seller as a PDF attachment. There is absolutely no charge for this service and we are always available to do this. Attempting to force the agent to present the offer to you directly may result in the agent not writing the offer at all.

If you are in Midland and have questions, give us a call at 800 657 6579  and we can walk you through this process.