Navarac, I have figured it out.

You really need to quit watching "Glengarry Glen Ross" on a daily basis. Calm down.

Somebody just highly recommended that movie to me, but I couldn't find it in Blockbuster. I'm going to see it real soon. Maybe I'll be even more irascible after I watch it. Let's hope so.

Wow!! kind of pissed huh?

I have recently sold over 2 million in properties, both comeercial and residential..It's not as good as the others in the company.

Wow!! kind of pissed huh?

I have recently sold over 2 million in properties, both comeercial and residential..It's not as good as the others in the company.Oh, it's not an overpriced albatross as you so adroitly noted. It's less than the certified appraisal. I'm not as stupid as you wold like to think.I do quite well for someone who's partially blind and can't drive at all.

I didn't say you were stupid. I said you don't deserve to be paid 70% on the basis of bringing in one high priced listing that may or may not sell. If it sells you still arent't worth more than 50%. 70% is reserved for top earners who bring in big sales and big listings on a repeating regular basis because they are the best in the industry. Sell 20 such listings and call me in the morning.

I may regret saying this, but I think navarac's irrascability adds spice to this BB. There's always something in his messages that is worth thinking about even if it annoys the hell out of you as you read it.

Ferne, I have a disability as well and I know how difficult is to do this business given the additional obstacles a disabling condition imposes. In response to your question about how to market a luxury property, first of all, I charge an additional amount in commission to help cover the costs of advertising as it is expensive to do so. First of all, you need to hire a professional photographer with a wide angle lens who can shoot high quality digital photos. I also have a virtual tour company come out and take photos on the same day. Then you need to get these photos up on www.luxuryportfolio.com and www.luxuryrealestate.com, www.nytimes.com, (and your area www.boston.com). You should also do print advertising in a Boston Globe display ad, New England Home magazine, and depending upon the exact location in Massachusetts, there are other options. Hope this helps.

Wow...that's odd...I know many brokerages where I am that regularly start out new agents at a 70/30 split and then increase it from there...there's even a brokerage here that STARTS YOU OUT at 100% with $69/month desk fee & 349 out of your first transaction every month....70% is definitely not "reserved for top earners"...it's the starting point...at least in my market...

You deserve whatever you can convince someone you are worth. If your broker doesn't feel you're worth that much, and you can't convince them of it, and you're not willing to go to another broker who might - then maybe you yourself don't believe that you're worth more...or you'd go get it...just mho.

-Josh

Good Luck!!! As most people mentioned network or sen a personalized nice invitation card to preview the home with catered food from high-end place. Few agents I know service high end listings do take a retaining fee depending on the listing price. I know one agent get helicopter view picture shot for her listings.

Those are good ideas and I thank you for them. I"m going to use the luncheon one for sure and work in the others. Thanks.

I've never seen a luncheon sell a high end home. The people who buy high end homes and even the agents who sell high end homes are way too busy to attend luncheons. You need wide exposure to buyers and agents in the luxury market through print and Internet media. The chances that someone local will stop by and buy the home are not impossible, but pretty slim, and high end agents won't take you seriously if you just focus locally. This will put you at a real disadvantage when it comes time to negotiate an offer as they know they won't have much competition (without wide exposure to high end buyers, you won't have many offers) and figure they are dealing with an agent who isn't experienced at the high end of the market (which means they can play hardball as they will bring up comparable properties that you haven't seen to justify their offer). Getting a high end listing is only part of the battle, getting it exposed to the right buyers and agents is equally important.

In my market area, 11 homes went on the market for over a million, only 5 sold (and of those, only 4 sold for over a million). I listed one of the ones that sold and I can tell you I was in hardball negotiations three times before we found the right buyer, but we had lots of showings due to an extensive print and Internet marketing campaign and the sale was the highest sale price to list price of any of the million+ homes sold.

I agree...this is why I've enlisted a broker who does nothing but high-end, inns and B&Bs. So, no one will know that I don't do them on a regular basis. I don't anticipate a problem with that part. We do an extensive mareting campaign anyway..we're on Realtor.com and this property is there 4 times at any one time. We are Megabrokers INternational...and largest land dealer in NE...But my work is just starting as I want to hit the attorney's and physicians in the cities around me. I will put it in their trade journals too.

This is my first post (under my new anonymous name) - so sorry if I come off like I know something.

In my area of expensive houses - $2.5 is about the middle price range at the high end, and as far as I know, 95% of homes for sale go through an agent that lists in the MLS. Our board prohibits listings that don't go in the MLS unless clients first sign a consent form.

But why wouldn't a client want the home listed in the MLS?

Isn't that the whole point of going with a real estate agent who uses the MLS - so you can have 30,000 agents potentially working for you (instead of just one?)

If a client expected me to sell their home without benefit of the MLS - I'd want more than 3% commission.

#1 Tip: Price it right (If the sellers want too much - why waste your money and time?)

#2 Tip: Don't look to your broker for advice if he's not prepared to give it. But do take his money - if he's prepared to pay for the expensive magazine ads. (No doubt you're going to have to do all the leg work, in re photos, copy etc, and make sure he places the ad!)

#3 Tip: Consider using Range Pricing

I'd research how high end homes are marketed in your area and maybe network with select brokers/agents who have shown success selling those properties.

They may be happy to provide ideas, especially if they think you might come and work for/with them after you sell this listing.

At least they know you're capable of getting such a plum listing and that ain't nothin to sneeze at.

Good Luck

P.S. - Like the golf club idea, but who wants a full flyer (or any advertising/spam) with their receipt at the Golf Club?

Better to offer something of value instead - that can be passed out to members. Half Sheet - one side: flyer and your name on one side of sheet and valuable Coupon for X Dollars Off dinner at a local eatery (local eatery would have to agree of course, etc.) Then since your bringing the local eatery business, they should be willing to put your Full Flyer somewhere on the counter, then put a coupon on their counter with your flyer and discounts at the Golf Pro Shop. Wash rinse repeat until your flyer is all over town where the rich do eat, drink, and play. Be sure to leave the Price off the flyer and have words such as Call for Current Pricing.