In an effort to improve the impact of the marketing of listings, I randomly choose current listings around the country in a variety of price ranges and comment on their effectiveness. No current clients of mine are used, nor do I know any sellers or buyers or have any additional information about the property.
8156 S. Luella Ave. 3 + 2 $275,000
A classic example of a property that could be marketed much better than it is in this advertisement.
In this instance, the choice of the primary photo is not a good one. Just because it is the only exterior photo in the spread should not make it an automatic choice. The big tree takes away from the exterior view while the wide shot serves to diminish the big size of this home, as touted within the description. In addition, the first line of the description copy indicates "Double Corner Lot", even though one cannot tell that due to the angle of this photo.
Ideally, the exterior photo should have been taken from a closer angle without the tree in the way and showing the scope of the corner lot. Furthermore, at least 2 of the interior photos in this spread would have better served to have been the primary photo and demonstrate the size and luxury of this home. For that matter, it appears that the leaves are falling off the trees, meaning this photo could well have been taken last fall (or earlier), and this ad appears at the end of March. Not exactly a "fresh" looking property based on the one exterior photo.
Most of the interior photos are the strongest selling points for this home, showing the size and lavish potential.
Not only is the description copy far too brief, but it fails to prioritize the selling points. Starting with "5 Minutes To Lake" is not an important consideration for the majority of potential buyers considering this community. Especially with a custom built home on a "double corner lot" located in Chicago. Listing an approximately 2,600 square foot home within a large city for under $300,000 is a significant headline, yet there is such little emphasis on this fact.
The picky potential buyer will also notice that the "Details" under the photo show "3 bedroom 2 bath" before the brief description copy shows "3 br, 1.5 ba", and that is a negative to, in effect, 'take away' 1/2 of a bath from a potential buyer.
In addition, the onslaught of abbreviations makes it appear that the advertiser was more concerned about saving money on the ad than presenting the selling points of the home. Even with my experience, I had to stop and think of what a "custom designed wbfp" is. I'm sure that will be another potential selling point that will go untouched by any potential buyers who stick around beyond the primary photo.
Yes, what might have been. A primary photo of one of the wide interior shots and a description about the large size and custom features for under $300,000 would make a huge difference for this seller, who should be very disappointed in the agent's efforts.
Note: This commentary is uncompensated and for marketing purposes only and is no reflection on the featured property. Its accuracy is not guaranteed. Neither Dave Kohl nor First In Promotions shall be held responsible for any representations.
At this time, I have openings for more realty agent/office clients to critique current and brand new listings on an hourly basis. No current or past client listings are featured on this blog.Random listings are chosen around the country.
Your comments are most welcome!
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