What's My Franklin TN Home Worth?: Did Your Listing Agent Enter Your MLS Data Correctly?

Did Your Listing Agent Enter Your MLS Data Correctly?

Did Your Listing Agent Enter Your MLS Data Correctly? Franklin Homes Realty LLCDid your listing agent enter your MLS data correctly? Sellers can live or die by the data entered into their local multiple listing service (MLS). This information is usually syndicated to a variety of real estate search websites including Zillow, Trulia and Realtor.com. Due to Broker Reciprocity this data is also syndicated to local brokerage and agent websites. Franklin Homes Realty LLC is one of the latter sites.

Our website is designed to assist home buyers in finding their search queries easily. However, the listing data is pulled directly from our MLS. The pages on our website are only as good as the information entered by listing agents. If an agent hasn't entered listing data correctly, buyers will have a difficult time finding a home.

While we see this mistake made more often than it should be, unique properties are usually the ones that are most neglected by agents. These properties may have fewer buyers searching for them but can sell quickly when the listing agent makes them easy to find.

What's a unique property? Any house or property that has a feature designed for very specific buyers. Examples include homes with a woodworking shop, guest house, over-sized garage, barn, stable, storage building or waterfront access. Fencing and cross fencing are also important to those looking for horse properties.

All of these features are available in our local multiple listing service. Buyer's agents rely heavily on the data input to that source. If a listing agent hasn't included this necessary information, it's likely a buyer will NOT find your house.

We were contacted today by buyers looking to purchase a home with a guest house in Franklin TN. Like many home buyers, they wanted to begin their search online. They were having difficulty finding these homes and reached out to us. In truth, the very best thing buyers can do, especially those looking for unique features, is contact a local real estate agent. While agents rely heavily on the MLS, we also regularly show and preview properties. We may be aware of a home that wasn't entered correctly into the MLS meeting your criteria. 

Did Your Listing Agent Enter Your MLS Data Correctly? Franklin Homes Realty LLCLet's take this buyer's request for a home with a guest house. When I performed a search in our MLS for Franklin properties with a guest house, only 19 results were returned. I recently showed a house that has a guest house but it didn't appear in my search results. At first, I thought the property had either sold or been withdrawn. Upon further investigation, I found it's still an active listing.

Much to the seller's misfortune, the MLS data doesn't include this guest house. A guest house that brings in an additional $20K in income to the sellers. That sounds like a pretty good incentive for a buyer to purchase. But, oops, buyers can't find the property.

Our MLS has a search field titled EXTERIOR FEATURES. All the listing agent needs to do is click GUEST HOUSE and this property would show up in a search. Because the listing agent hasn't done this, the property is hidden from prospective buyers. Buyers who may be specifically searching for this feature. Did I mention this is a $2.2M property?

I did contact the listing agent to alert her to this omission. As of yet, she hasn't made the change in our multiple listing service. This is unfortunate for the sellers, but just one example of mistakes we see listing agents make every day.

A recent National Association of REALTORS® survey showed that 92% of home buyers begin their search online. The majority of these buyers won't have a real estate agent working on their behalf in the beginning. Listing agents who exclude vital information online, may not connect with the right buyers for a home.

When a seller's home isn't being seen by the right buyers, it doesn't sell. This usually leads to price reductions; sometimes costing sellers thousands of dollars. After many months, these properties may sell for much less than they should--all because their agent didn't enter their listing data correctly.

Another area in the MLS we often see agents making mistakes is the property description. Many agents don't recognize that this description is actually indexable by the search engines. You're probably wondering what that means. The phrases used in the property description can be picked up by the search engines. For example, I performed a search with the keywords "Franklin TN homes for sale with a gourmet kitchen". Below is a photo of several of the results. Did Your Listing Agent Enter Your MLS Data Correctly? Franklin Homes Realty LLC If you were able to click on the above links, you'd be taken to actual property listings with gourmet kitchens. As you can see, our website ranked for 4 of the 10 search results on page one of Google.

Any phrase that might be used by a buyer should be used in your property description. However, your agent should choose the words carefully. Our MLS only allows 250 characters, not words, in the property description. That's not much longer than a TWEET. You want to make sure the agent you hire knows how to use the right search phrases so your house can be found.

Did your listing agent enter your MLS data correctly?

Not sure how to find an agent who is diligent about inputting the correct information to your MLS? Fortunately, we are well-versed in how to get your house in front of the right buyers using the property description and listing data. Don't be like the sellers in this post who have been trying to sell their house for over four months. Instead, use an agent who will provide the right information in the multiple listing service making it easier for buyers to find your home.

Call Franklin Homes Realty LLC today at (615) 495-0752!

Tammie White, Franklin TN REALTOR®

About Tammie White, Franklin TN REALTOR® 

Tammie White is a REALTOR® and Principal Broker/Owner of Franklin Homes Realty LLC in Franklin TN. Tammie works with relocation buyers looking to purchase a home in Franklin and the surrounding Williamson County area. She understands the way buyers search for homes making her an invaluable asset to Franklin home sellers.

Tammie's website, www.FranklinHomesRealty.com, has become the premier search tool for buyers moving to Franklin Tennessee. She has been writing a real estate blog since 2009 and has been quoted in various publications including the LA Times, Realtor.com, Skype.com, The Tennessean and Williamson Source. Trust your home sale to the company who has sold 100% of their listings since 2012. Call Franklin Homes Realty LLC today!

Tammie White, Managing Broker/Owner
Franklin Homes Realty LLC
Franklin, TN
(615) 495-0752 
GET REAL. GET LOCAL.
 
This posting with the content written here and photographs displayed are the intellectual property and opinions of Tammie White of Franklin Homes Realty LLC. Any party who uses this material without the permission of Tammie White is subject to copyright infringement and possible lawsuit.
Comment balloon 40 commentsTammie White • April 10 2017 03:13PM

Comments

Tammie White as the firms Broker I review every listing my agents put up as well as what my secretary enters for me. I always make spelling corrections and often have to give lessons on how to better describe a property to make it as attractive as possible.

Posted by Bob "RealMan" Timm, Bob Timm Owner/Broker National Marketing Realtors (National Marketing Realtors) 2 months ago

AMEN Tammie!!  This is another fantastic illustration of how choosing the RIGHT agent can make the goal of selling a reality.  I see inaccurate sub-areas frequently in our area which keeps so many potential buyers from connecting with a property.  It doesn't have to be that way!!  In Franklin TN connect with Tammie White & get it done right the first time.  Great post!!

Posted by Brenda Mayette, Getting results w/ knowledge & personality! (Miranda Real Estate Group, Inc.) 2 months ago

Hi Tammie

We see issues like this in the MLS all the time. It's a shame for buyers, who might miss the perfect property, but it certainly is a disservice for the sellers. Some things are typos, but often there are serious inaccuracies or omissions. Buyers in your area will appreciate all that you do for them in their home searches!

Jeff

Posted by Jeff Dowler, The Southern California Relocation Dude - Carlsbad (Solutions Real Estate ) 2 months ago

So many sellers are underserved by their agents. It is a shame. So many times properties are entered into the wrong area and even the wrong designation - condo instead of house and vice versa. And the sloppiness of the photos if they even bother to take them. This really is't brain surgery.

Posted by Jane Peters, Connecting you to the L.A. real estate market (Home Jane Realty) 2 months ago

Tammie, You hit a few hot nerves here with me on this post.  I cannot help but think ... sellers need to do better jobs in selecting who they hire and educate their self, as this post educates, that all agents are not created equal AND there is more to selling than a shoddy MLS entry and/or a sign in the yard. 

Having all fields and all features and benefits added in the MLS also helps appraisers. 

Thank you for participating in the contest.  

Posted by Kathleen Daniels, San Jose Homes for Sale - Probate Broker (KD Realty - 408.972.1822) 2 months ago

Agreed.  Good listings are important.  They are also used by good Home Inspectors as well, but it is important the information on the listing is correct and complete.  An incomplete or inaccurate listing is worse than none at all.. serves little meaningful purpose.

Posted by Robin Wells, Inspected Once, Inspected Right. (Wells Home Inspection Services) 2 months ago

Interesting that even after you pointed out to that listing agent that she really ought to have the guest house in the MLS, she didn't do it. If I overlook somerthing, I welcome comments or suggestions from anyone, other agents, sellers, buyers, etc. We should always be willing to learn.

Posted by Hella M. Rothwell, Broker/Realtor®, Rothwell Realty Inc. CA#01968433 Carmel-by-the-Sea 2 months ago

Tammie, you are singing to the choir here--I have always been baffled at what appears to be complete "laziness" when it comes to entering listings.  We all miss things, but to not correct it when pointed out makes me wonder--hmmm...is it a LEGAL guest house with proper permits...or is it a lackadaisical agent?  Great post, congrats on the feature.

Posted by MaryKay Shumway, Door County, Door County Wisconsin's Real Estate Expert (The Kellstrom Ray Agency, Inc. (Est. 1948)) 2 months ago

Bob - I'm not sure how a Principal Broker would do this when he oversees 600 agents but I like your style.

Brenda - My son is in the process of buying a house. He has narrowed the search to one neighborhood so our searches in the MLS are set up to reflect that. While out there on Sunday, I saw a house that didn't appear in our search. Lo and behold, the agent had entered it in a town 20 miles away. Ugh!!

Jeff - Sellers are being cheated as well.

Jane - Don't get me started on photos...

Kathleen - And yet these agents still seem to get listings. I can't figure out why.

Robin - And appraisers.

Hella - I often find agents don't like to be told better ways to market their listings.

MaryKay - I happen to know it is.

Posted by Tammie White, Franklin Homes Realty LLC, Franklin TN ((615) 495-0752 or www.FranklinHomesRealty.com) 2 months ago

We all make mistakes but once you pointed it out to the agent we can only say laziness is the problem here.  The sellers deserve better! 

Posted by Amy Gutschow, Professional Real Estate (RE/MAX) 2 months ago

Tammie I see this as well, quite often frankly and it boggles my mind. What these agents are leaving out are top selling features that buyers and agents do search for frequently - and add great value to the property. Great post!

Posted by Anna Banana Kruchten, CRS, Arizona's Top Banana of Real Estate! (Phoenix Property Shoppe) 2 months ago

Tammie White  This is the long short tale of listing and selling houses

Posted by Hannah Williams, Expertise NE Philadelphia & Bucks 215-953-8818 (Re/Max Eastern inc.) 2 months ago

Describing the property so the other end of the real estate signal can "see" the place. The yes, no, maybe and number fields and limited remark sections of two lines does not help the buyer differentiate. So your images better be crisper, wider, more plentiful and help in the information transfer. The videos, the helpful links to floor plans added beyond the MLS quick down and dirty that leaves a lot out better be in the marketing broadcast. Better job going in means quicker sale and the buyer's sort out the matchmaking you help create on their own late at night while you sleep. The problem starts when the front desk lady with the beehive hair do and cat eye glass frames does the best she can to read the listing on her desk thrown her way with scribbled hieroglyphics. So all the descriptions end up sounding the same. Nice this, nice that.. be happy here (hurl). Excuse me. Thanks Tammie White !

Posted by Andrew Mooers, Northern Maine Real Estate-Aroostook County Broker (MOOERS REALTY) 2 months ago

Tammie- this seems to be a common thread today with Sandy Padula and Norm Padula, JD, GRI NMLS#1483386 featured post as well.  Because buyers begin with the MLS or what they find on the Internet, it is even more important that the information be correct, not misleading, and include key features of the home. 

Posted by Kathy Streib, Home Stager - Palm Beach County,FL -561-914-6224 (Room Service Home Staging) 2 months ago

As a real estate appraiser missing or incomplete info on MLS listings drives me crazy.  From there the misinformation, such as including the basement in the gross living area of the dwelling, wrong site sizes and wrong room counts causes all sorts of additional issues.  There are actually under writers and reviewers who look up properties on ZILLOW, TRULIA and several other of these type web sites for information.  They will then question the appraiser about differences in what they see and what is in the report.  Guess what, it slows down the appraisal process as the appraiser then has to respond to the ""stips"".  I actually had one that argued about the GLA of a dwelling.  I gave him the phone # of the town assessors office and told him to call them himself.  From there with the UAD reports (which are farmed by a cpu program) if lazy appraisers do not verify the MLS info with a 2nd source, use the "bad info"" from a listing then the cpu program believes the wrong info.  Then when a report goes in where the appraiser took the time to do the right thing and include the right info, it gets kicked back with a stip saying that the info does not match what is in other reports.  This also slows down the loan process.    

Posted by Anthony Vosilla (Tony's Appraisal Services) 2 months ago

Good evening Tammie White ,

A listing in the MLS is only as correct as the operator imputing the listing. I see many giving this task off to an assistant..not good. Take time to make sure all the data is imputed correctly..it makes a difference!

Posted by Dorie Dillard, Serving Buyers & Sellers in NW Austin Real Estate (Coldwell Banker United Realtors® ~ 512.346.1799) 2 months ago

Amy - Agreed.

Anna - And yet no one ever seems to care.

Hannah - Too bad more sellers don't really look at their listing data.

Andrew - Excellent point and worth adding to the list of mistakes I often see.

Kathy - Absolutely.

Anthony - I experienced this recently when a listing agent had not provided good information in the MLS. The appraisal came in extremely low. So low, the bank ordered another.

Dorie - Any entering data should proofread the data once entered.

Posted by Tammie White, Franklin Homes Realty LLC, Franklin TN ((615) 495-0752 or www.FranklinHomesRealty.com) 2 months ago

There seem to be 4 types of agents operating in our space.  Professionals, Full-time competants, part-timers and wannabes. 

There is no requirement to be professionals. 

Makes it easier for those who are. 

My 2c worth.

Posted by Mick Michaud, Your Texas Lifestyle is Here! (Distinctly Texas Lifestyle Properties, LLC Office:682/498-3107) 2 months ago

I was looking at new listings in my MLS yesterday and house caught my eye and I looked through the photos to see if I was going to send it to a client and found several dreadful mistakes and a couple of portrait photos uploaded in landscape. I thought.... "don't sellers look at their houses on line?"

Posted by Tammy Lankford,, Broker GA Lake Sinclair/Eatonton/Milledgeville (Lane Realty Eatonton, GA Lake Sinclair, Milledgeville, 706-485-9668) 2 months ago

A seller's agent has the fiduciary responsibility of representing the seller/owner, marketing the property and providing factual pics & details. I'm reminded of a personal story from last summer. I represented a young couple who were interested in a specific property for rent. The MLS  listing was not correct. I brought the questionable listing items up to the listing agent, which were disregarded. The couple ended up renting the home but issues ensued. They are now in litigation with the listing agent and the property owner.  So thankful I'm not part of the litigation. Accurate MLS data is crucial.

Posted by Melissa E. Spittel, "Achieving Results Together " (Coldwell Banker Residential Brokerage) 2 months ago

Tammie White - information is the key - and yes, you are right, there are some agents who need some help in this department.

I usually share the listing sheet with the seller and get the approval from the seller for the correctness of the data. This helps me help them when I prepare the marketing material - including MLS listing sheet.

Posted by Praful Thakkar, Andover, MA: Andover Luxury Homes For Sale (eXp Realty) 2 months ago

I agree. The boxes that can be easily checked could help buyers find the right house. Often those boxes and the descriptions are missing a lot of important details.

Posted by Kat Palmiotti, The House Kat (Grand Lux Realty, 914-419-0270, kat@thehousekat.com) 2 months ago

Tammie White "The pages on our website are only as good as the information entered by listing agents. If an agent hasn't entered listing data correctly, buyers will have a difficult time finding a home."

Right on target - and - re-blog!

Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (Haven Express @ Keller Williams Arizona Realty) 2 months ago

Good morning, Tammie White the success of selling a listing is as good as the abilities of the listing agent to market it....

Posted by Barbara Todaro, "Franklin MA Homes" (RE/MAX Executive Realty ) 2 months ago

Hi Tammie! Wrong information is definitely an issue. I recently helped homeowners whose listing had expired 2 previous times, and one of the reasons was wrong or incomplete MLS information. What a shame for homeowners that think agents are doing their job! The good news for these homeowner, for starters, was I marketed the home properly in the MLS...and they sold their home for more than they thought...with multiple offers...in a few days!

Posted by Tricia La Motte, CRS, Santa Clarita Real Estate - Guiding the Way Home! (661-212-2896 John Hart Real Estate) 2 months ago

Congratulations on the feature Tammie White. I see this so often, so many mistakes or missing info. Only if the sellers knew 

Posted by Scott Godzyk, One of Manchester NH's Leading Agents (Godzyk Real Estate Services) 2 months ago

All good information here written by you, Tammie White and this should be required reading for all new agents and students. Hint, Hint!

Posted by Sandy Padula and Norm Padula, JD, GRI NMLS#1483386, Presence, Persistence & Perseverance (Realty One) 2 months ago

Hi Tammie, there's a high-end listing in my area that's been on the market for almost a year, listed as having a pool, what's on the property is one of those blow up pools selling for $100.00. This can't be a mistake, it's just misleading. 
This is a great post for all sellers and agents to read.

Posted by Beth Atalay, Cam Realty of Clermont FL (Cam Realty and Property Management) 2 months ago

Hi Tammie. You wrote another informative post for home buyers in Franklin TN and elsewhere. Buyers should work with a Realtor to get the expert service they deserve. Sellers should review their listing to make sure it is correct, all features are listed, and the pictures look great.

 

Posted by Jill Winchel, We make it easy. You make it home. (Royal Shell Real Estate - Koffman & Associates ) 2 months ago

What a great emphasis on the importance of correctly and completely entering data for a property.

A sale depends on it.

Posted by John Wiley, Lee County, FL Real Estate GRI, SRES,SFR,PSA (Jones & Co. Realty) 2 months ago

I actually enjoy launching a property and take great care to do so

Posted by Richie Alan Naggar, agent & author (people first...then business Ran Right Realty ) 2 months ago

Great Post!!!! It save allot of time when information is entered correctly in the MLS. 

Posted by Malendaz Coleman, FLAT FEE MLS LISTING SERVICES - LIST LOW AS $69.00 (FLAT MLS LISTING SERVICES ) 2 months ago

Professional agents know that the information they put into the mls is what sells the house. Crisp pix and great descriptions, accurate property details. Come on...if it were my agent, they wouldn't have my listing any more. I know that some homes have lots of detail, even better reason to pay attention and get it right. 

Posted by Kathy Goldman, Social Media & Marketing for Real Estate (REVA Online | SEO Boost For Real Estate, Social Media Marketing for Real Estate and Real Estate Blogging Expert) 2 months ago

It's the listing agents duty to go over the listing with a fine toothed comb and with the seller. I have checked on the history of some listings for anything extra that may have been overlooked for the buyer and  the seller.

Posted by Theresa Akin (CORPUS CHRISTI REALTY GROUP) 2 months ago

 

I often see listings in the wrong MLS area or with obvious mistakes that are the result of agents working in areas they aren’t familiar with, being in a hurry or letting an unlicensed assistant that doesn’t really know what they are doing enter the info. On the other hand I see some doing it on purpose. One top producer in my area always lists properties by the SF on the builder’s floor plans when the properties are priced right but he’ll exaggerate the SF on over priced listings, sometimes by more than 10%. I’ve also seen room dimensions exaggerated.  An REO agent in my area just cancelled and relisted a property that had been on the market for over a year and changed the street name (from 17TH to Seventeenth) to hide the prior listing history and make it look like a new listing. It’s bad when it’s done by mistake, it’s fraud when it’s done on purpose.

 

Posted by Patrick Willard 2 months ago

Dear Tammie,

In our MLS, I do not believe you can search for guesthouse. That would be awesome. I would also like to see some other, more simple features, such as fully fenced. We finally got a bunch of green features to search for, in case someone is partial to ground source heat pumps or some other feature like that.

Posted by Dörte Engel, ABC - Annapolis, Bowie, Crofton (RE/MAX Leading Edge) 2 months ago

Great post, we so often see agents select a sub division of a much larger development as the listing location, most buyers and agents won't search that so the home is missing in the searches, you need to use the larger sub division name because that is what everyone searches. When we search we need to leave the parameters as wide as possible as so few agents enter information, if you use that as a search feature it will not find the home.

Posted by Nick & Trudy Vandekar, 610-203-4543, Tredyffrin Easttown Realtors, Philly Main Line (Long & Foster Real Estate Inc 610-225-7400) 2 months ago

Mick - Sellers believe all agents are created equal.

Tammy - I actually send the MLS listing to sellers and ask them to review the listing data and all the photos and send an email of approval. I want them to know exactly what their listing says.

Melissa - Other agents just don't care what we have to say. You were wise to stay out of it.

Praful - I do the same.

Kat - Apparently agents don't proofread their work.

Tony and Suzanne - Thanks for the re-blog.

Barbara - I absolutely agree.

Tricia - I've had that same experience. It's amazing what a difference accurate information can make.

Scott - It is their responsibility to know.

Sandy and Norm - The Principal Brokers should be doing this.

Beth - I saw a listing the other day that showed it had a barn. It was actually a lean-to. Ugh!!

Jill - Agreed.

John - Now if we could only convince all listing agents of that.

Richie - A big thumbs up!

Malendaz - It sure does.

Kathy - Agreed.

Theresa - I do the same.

Patrick - I've also seen agents exaggerate SF. These things need to be better policed.

Dorte - We have some great items to choose from in our MLS. If only the agents would choose them.

Nick and Trudy - I once saw an agent use Franklin as a location when they knew damn well it was another town. I'm sure it was so it would appear in the Franklin search which garners more money. I simply contacted the MLS and they corrected the location. I'm sure that agent never even recognized what had been done.

Posted by Tammie White, Franklin Homes Realty LLC, Franklin TN ((615) 495-0752 or www.FranklinHomesRealty.com) 2 months ago

Listing all the correct information, professional photos plus using descriptive search friendly words will set the seller up for a quicker sale. I always check and double check my mls data.

Posted by Melissa Jackson, REALTOR® Matching Buyers & Sellers (United Country Real Estate FW) 2 months ago

Tammy

A listing agent putting bad information on an MLS listing could cause the listing not to sell . . . . 

Good luck and success.

Lou Ludwig

Posted by Lou Ludwig, Designations Earned CRB, CRS, CIPS, GRI, SRES, TRC (Ludwig & Associates) about 1 month ago

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