Hi,

I've been flooding the forum with questions. I'm currently not licensed yet, so I apologize.

I'm just curious about what the normal procedure for obtaining a listing for a new construction is.

I know a group of townhouses will be built on a vacant lot on my street where I live and I'd like to take this opportunity to see if I can list the townhomes.

Once I'm licensed, would I contact the developer directly? If so, do I invite him to lunch or what? Am I supposed to contact the developer even before construction has begun, or during the construction process?

And also, what are the possibilities of a entirely brand new agent getting a listing for new construction? (The area is very hot right now, btw).

Thanks.

Good luck. Yes the chances are low for a new agent. The developer usually already knows an agent or two. Sometimes they have their own brokerage. However it will never hurt to try. Contact them as soon as possible if youre going to contact them, but what is your selling point? Hey let me list your homes? or is there something you can offer that seems to be different and more useful than the average agent? This is what you have to be hinting at. Whats your average DOM in the area, how can you beat that, how can you get their homes sold faster, etc.

Would I invite the developer for lunch to discuss these things? Seems kind of awkward to me. Or perhaps tea.

If I contact them now before any construction is being done and I find out that the developer does not have an agent representing them, wouldn't I need even more days to sell than the typical agents in the area, since I don't necessarily have a sample home constructed to show? Will they notice that and allow for leniency like this?

You have to walk before you can run.What you lack is experience.Any smart developer does not want someone handling there project who will make mistake after mistake costing them time and money.

If you REALLY like new construction get your liscense and hang it with a brokerage that specializes in this.This way the developer gets the whole team of expertise to move there product fast and for top dollar.

I agree - I'd wait til you've actually worked on the other side of a few new construction deals before you try to market yourself as the answer to someone's prayers.

Unless a builder is willing to train his or her listing agent, you'll be in a heap of hurt by the end of your first day. However, if you're charismatic and persuasive enough to get the attention of a builder, you could certainly try bringing in a more experienced agent to mentor you through the process... who, of course, will want a significant piece of the pie.

Mm... I guess so. Is there really any harm in trying though? I'm not an agent so I don't know, but if the possibilities of a new agent landing a new construction listing is like 1%, then I'm just not going to bother.

I understand that I would need "learn to walk before I can run", but even if I wait, I still will have to deal with the "no experience in selling new construction" afterward when another opportunity comes by. So why not deal with it now?

But I really think that I am able to sell these very easily. These types of properties are very in demand right now, especially in the area they are located in, which is more of a "younger" market. I think even if the homes are going to be overpriced, people will stay pay for them.

If it is that easy a developer/builder would do it himself or hire an hourly worker depending on the size of the development.

It just sounds like you are looking for a quick buck and not interested in new construction.

Making quick money is NOT the reason to choose real estate.People aren't idiots and can tell the difference after someone who is passionate with there work and wants to help and someone who wants to use someone to make a quick commission.

My advice is wait until you get your liscense and doing a few regular deals before going into the advanced stuff. Yes there is no way to know it all but you need to reach a certain level of competency before you learn as you go on the smaller details.

I actually feel a little offended by that reply.

I've waited a long time to get into real estate and that is why I am starting so young, at 18, since that is the minimum age. Everyone has a dream job and this happens to be mine. I'm not wanting to "make a quick buck" like some random local prostitute. Even if I were to make quick money, what could I do with it?

I do have a strong feeling that I am able to sell this if given the opportunity and I just don't want to lose this chance to someone else. I have a desire for anything with a modern and newer feel, and I could ramble on and on and really bring out the stronger points of the house and area.

Yeah, call me nerdy but at least it sells.

Gary - Call the builder and ask him to show you his product, what he does differently from others, what he pride's himself on. Nothing works better with getting to know a builder that letting him talk about his product. Meet him at one of his houses. Take a serious interest in it. Does he offer a warranty, does he like to do build jobs, at what stage can a buyer make a change if the house is already under construction but not contract, etc.

It doesn't cost any money to try.

Try and track the results.

Passing the test gives you a liscense and then the real fun begins. Everyone can have the DESIRE to succeed but you will need a local mentor who can guide you and give you focus an direction and help you so you don't make a bunch of mistakes.

Jbt4re has some good advice. I would also suggest finding an agent who specializes in these types of listings and offer to be an assistant.

Im not licensed yet, but wisdom comes from experience so listen to the advice of those who have been around the block a couple of times. Will usually save you a few headaches.
But ya know what Gary -- the early bird always gets the worm, and If you dont try, you'll never know.
So give it a shot, the worse that can happen is Thank you but No Thank you.
Then find a agent who specializes in this area and get your feet wet.
Good Luck & Best Wishes

jbt4re is on the money with her advice. when you contact the builder don't make it about "listing the property" make it about "learning about them and their product".

When the opportunity comes for you to ask about listing you'll see it...