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Home Assessments |
All my home evaluations are based on real data from roughly 750 RE/MAX transactions annually.
All statistics STATEC and Observatoire de l’Habitat publish are based on advertised prices, not on actual sales prices. Given that the RE/MAX network does the most transactions, we have the most accurate data.
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Based on list prices as found on online portals. Or even worse, some just guess.
It’s really important to consider that small agencies don’t have a lot of data to base their assessments on other than the list prices on online portals or at STATEC and Observatoire de l’habitat. Note that list prices can vary from actual sales prices by 5 to 20%.
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Home Assessments |
I don't exaggerate home assessments.
The aim of my calculations is to come as close as possible to the true value of your home.
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They’ll overestimate your home value on purpose so you’ll sign with them (so you’ll be signing with a liar).
This is common practice and truly deceitful. They give you hope to sell at a fantastic price knowing all to well that it’s a lie. They’ll come see you shortly after they put the home up for sale to ask you to lower the price as they can’t find a buyer. The issue with this is that the home will be sitting on the market too long which will hurt your sales price. It’s been statistically proven that the best price can always be gotten at the beginning of the sale.
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Home Assessments |
I’ll hand over a printed booklet with my evaluation and other information.
This booklet includes a marketing plan, company information, agent biography, comparative market analysis, staging tips, agent questionnaire, testimonials and more.
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No calculations, no documentation.
Given that they typically sell for small commissions, they like to get away with as little work as possible. You get what you pay for.
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Commission |
You’ll know upfront what our commission is. Typically 3% plus VAT.
Our commission is negotiable but it’s typically 3%. Note that some people decide to pay more.
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They’ll lower their commission as they won’t have any other arguments to get your listing.
No real home evaluation, no documentation, no strong brand, no network, no marketing plan…So, they don’t have good arguments to get you to sign with them other than to lower their commission, making themselves even less motivated to get your home sold quickly and at the best price.
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Network |
We have an active local network of 180 motivated agents, all of which can bring clients to buy your home.
All of these agents have clients that are looking for homes. And all of these agents earn money only when they make a sale. So, they’ll be highly motivated to bring every qualified client.
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No network.
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Brand |
We have a powerful, international brand, represented by our balloon logo that’s recognized by clients worldwide. RE/MAX sells more homes than any other company in the world.
Many clients move to Luxembourg to work for big international companies such as Amazon, Ernst & Young, Deloitte, PWC, Google etc. They often call us first as they’ve already had a positive experience with RE/MAX in their own country.
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Local mom-and-pop shop means no international clients.
You’ll end up losing all of those potential clients that move to Luxembourg to work for large international companies.
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Marketing Plan |
I have in place a proven marketing plan and will implement it from top to bottom.
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They'll put up a sign and post on www.athome.lu, that’s all. You could do that just as easily by yourself.
Why would you pay someone to just go find clients on www.athome.lu when you could do that yourself. You’d be paying that person to take away your own clients. Not all people that end up buying a home search via online portals.
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Marketing Plan |
Professional photos.
The first thing people see of your home are the photos. Our photos are always done by a professional photographer and make people want to visit.
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Badly lit photos made with iPhone.
With bad photos, you’ll lose a number of clients immediately as the home is not inviting.
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Marketing Plan |
Flyers.
I’ll knock on doors and talk to your neighbors face to face to invite them to come see your home and to bring friends and family.
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No flyers.
Without flyers, you’ll lose those clients that live in your neighborhood but aren’t actively searching on www.athome.lu.
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Marketing Plan |
High quality printed brochure.
I'll make a beautiful brochure for visitors to take home. This way they’ll be reminded of your home each time they see the brochure on their coffee table and give it a competitive advantage.
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No brochure.
No brochure, no competitive advantage.
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Marketing Plan |
Open houses.
We’ll invite all people as well as our agents into your home. This way they can take all the time they want to get familiar with your home.
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No open houses.
As a matter of fact, most don’t know what this is.
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Marketing Plan |
RE/MAX branded for sale signs.
Brand recognition at its best.
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Sign from their mom-and-pop shop.
No brand recognition = loss of potential clients.
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Marketing Plan |
Prestige ads on www.athome.lu.
I pay extra for your ads to always appear in the top of the search results on www.athome.lu, and give your home a huge competitive advantage.
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Standard ads.
After a couple of days, standard ads are many pages deep in the search results and thus don’t get viewed as often.
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Marketing Plan |
I also post your ads on Immotop.lu, Wortimmo.lu, remax.lu, Instagram, Facebook, www.marcokasel.com. |
Many small agencies’ budgets are too small to post on all portals, so they’ll use only one.
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Co-operation |
RE/MAX cooperates with all other agencies in Luxembourg, no questions asked.
We can do this because our agents can sell each others’ listings thus we don’t have to keep our listings to ourselves.
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Small agencies don’t cooperate as they don’t want to share their commission.
Given that most agencies only have a few listings, they think they have to keep them to themselves so they don’t have to share their commission.
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Client Qualification |
I only bring qualified clients to showings.
I’ll ask them questions to ensure that they have put in place a financial plan to buy your home. Anyone that can’t show that they’ve put this plan in place will not be shown your home.
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Without a network, they’ll attract less customers and thus will bring those they can find, even the non-qualified ones.
This way you’ll end up with visitors in your home that aren’t in a position to actually buy your home.
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Negotiations |
All purchase offers are made on paper with buyer signatures.
This way there’s a track record of the negotiations.
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They’ll transmit offers aurally so you have no proof of what price buyers actually offered.
In most cases they’ll pressure you to accept the first offer that comes along anyway, as this means less work for them.
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Negotiations |
I’ll lead the negotiations all the way to the end to get you the most money for your sale.
It’s important to work with buyers, even if the initial offer is not as high as you wish. We’ve done many transactions with clients who would not have gotten to a transaction without our help since low initial offers frustrated sellers.
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They’ll push you to sign the first offer they can get.
Many agents sign non-exclusive offers so they’re in competition with other agencies to make the sale. So, they’ll pressure you to accept the first offer that comes along as they’ll risk losing the sale to another agency.
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Contract Type |
Exclusive.
Although we can work with semi-exclusive and/or non-exclusive mandates, I chose to work with exclusive contracts in most cases as it’s the best option for the client. With an exclusive mandate, you’ll buy yourself access to our client base, brand recognition, marketing plan and experience.
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Non-exclusive.
Given the lack of good arguments to convince to you sign with them, bad agents end up signing non-exclusive contracts and find themselves in competition with other agencies. Thus they do as little work as possible, pressure you to accept the first best offer that comes along and over-estimate your home on purpose to get you to sign.
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Salary |
No salary - only commissions.
I don’t earn money if I don’t sell your home. I’ll also have to advance all the money to implement the marketing plan. So, I’ll be highly motivated to sell your home quickly and at the best price.
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Base salary and minimal commissions.
Most agents with small agencies earn a base salary so whether they make a sale or not, they’ll have an income. This makes them less motivated to make a sale as they don’t depend on it.
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