I've got a 2.25 million dollar home and I need ideas on how to market this. My company willput it in the high end magazines but I need to do some heavy work and have no idea what to do.

thanks

Largest employer(s) in town
Chamber of commerce
Robb Report
Prayer

DuPont Registry and a little feng shui never hurts:
Feng Shui Palace or Holly Ziegler

company CEO's, go where rich people hang out. Send gift baskets to other very nice houses in the neighborhood and ask them if they have any friends or family interested in the area to let them know of the house for sale.

Market to the surrounding golf courses. If you can work out a deal with the Golf Club then all the better. I've been successful at having my flyer stapled and handed with their receipt.

Market to big city markets, like SF, LA, Miami, NY, Chicago, ect.

Dupont Registry as stated above is a good marketing tool for high priced homes. Get a farm from the title company and send an issue with your ad to the 100 most expensive homes in your area or homes a little less than your listing, along with an info packet of the house. Go door knocking in the neighborhood (there's probably a few multi million $ homes in the area right) You might come out with another multi-million $ listing if they want to upgrade or relocate, or they might know someone with the $$ like them who wants in to move to the area.

Your buyer is basically 1% of the population so market accordingly. Don't waste your time and money doing stuff like sending "just listed" postcards to 100-500k homes, ect.

Would you describe how the deal with a golf course works? I need some insight. I really appreciate the repsonses!!! Please, if you have any ideas at all, keep them coming. My Broker isn't able to help me out with ideas...he's too far away and I'm just a small office in this town.

What is a farm from the title company? assuming you meant "form" what kind of form? And do you mean any title company in town?

"My Broker isn't able to help me out with ideas...he's too far away and I'm just a small office in this town."

What do you mean by "he's too far away"? Unless he's mentally incapacitated (which in Florida is grounds for losing your license... at least, temporarily) he's just as close as anybody on this forum. I know I'm straying from your topic/question but I think you may have a bigger problem on your hands than just how to market a high-end listing. You may need a new broker.

I have considered leaving but if I do, the Broker will take the listing and I'm not willing to give it up.

He's difficult to speak with...he's extremely busy, when we speak on the phone it's difficult to get his meanings and he's always impatient.

I also wanted to leave becuase he says he's not going to give me an incresed commission for this...I'm at 50/50. I can't do a lot of the chasing around for listings due to a disability so I don't bring much into the office. I do understand the 50/50 for that reason, howver, I think I should get more for this one. I need to have a sit-down with him but I just don't know the questions I should ask him...when I asked about the 70% he simply said...we'll see...we have to ask all the sales people if they have a problem with it.. They tend to do things by the consensus of the entire organization. Those people do not know anything about me and they will certainly not approve of my getting a higher commmission. They will only see the low sales. I do appreciate the question.

Sounds like a tough situation for you, 2004Ferne. I wish you the all the best... hang in there and work hard. It will pay off eventually.

Since I noticed your post - no, get a FARM report/list/package from a title company. Is there a title or escrow (here they are the same) company that your brokerage normally uses? You contact a sales executive with a title co, you give them the address, and request a farm package. It will normally include a profile of the property, the neighborhood, and mailing labels for 200 properties surrounding the home. Or you can tailor the addresses you want - ask for the three adjacent communities, etc.
--A

Network with the agents that typically handle the high-end homes in the area. Make sure they know about it, and invite them for a catered tour. High end agents love to have a reason to get together and talk about their new cars, boats and golf.

In my area, many homes like this are not listed on the MLS, so the only way to sell is by networking with relo companies, high class magazines, local wine clubs, yacht clubs, and golf communitiies etc... You will need to throw some of your own money at this.

As far as the golf club thing, there are advertising companies that specialize in advertising at golf clubs, try to find one in your area.

The broker I used to work with had an advertising department especially for high-end homes, charged us between $500-1000 for a marketing plan and they took care of everything, it was great. The above mentioned were things they did. We had a 90% market share for homes over $1 million in the area.

Good luck,

Great ideas...thanks

I think it is absurd for you to expect to get a higher percentage for one plum listing. First of all, you haven't sold anything. A listing is NOTHING. It is potential but it is not a closing. Second, it may be an overpriced albatross that will eat up advertising and never sell.

A 70% split is reserved for successful agents who keep bringing it. You shouldn't expect it until YOU are bringing it.