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Category Archives: Broker Buzz with Kerry

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7 Vital Listing Responsibilities

There is a limited amount of time you can spend on any activity. 
Focusing on these 7 vital listing activities will help you create results.

1. Lead Generation (Finding) 

2. Lead Conversion (Attracting) 

3. Administrative Preparation 

4. Marketing and Exposure 

5. Presenting and Negotiating 

6. Closing Preparation 

7. Post-Closing Activities

There are 24 hours in a day and 7 days in a week so success and life balance demand you organize your time and efforts.

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5 Ways to Consistently Build Your Business

Consistently building success takes commitment and systems, here are five ways you can begin…

Identify your passion – then go for it!

Whatever it is, pursue your passion and share it with others. People love to connect with passionate people and in the end your clients will want to engage with the genuine you.

Commit to the profession.

Prepare yourself financially so you can commit to be a full-time agent.

Set actionable goals.

“Make more money” is not a specific goal. Paying off debt, buying a new car or saving for retirement are actionable goals that you can build strategies around. Start by charting a path for yourself with each of the steps to take to achieve your goal.

Become an expert.

Study and immerse yourself in the specifics of your market. What type of housing is being built or sold, where are buyers coming from and what are the community demographics? Having these insights will help you become a resource for others and help with clients and prospects.

Avoid the ups and downs.

Work on your business as well as in your business. Prospecting is an activity that there should always be time for.

If you are looking to put a business plan together that includes all of the above, get with Kerry and let’s rock your plan!

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Can Condo Associations Ban Smoking on common ground or in individual units?

The next time you take a listing or showing a condo you should consider checking their bylaws regarding smoking. More and more Condominium’s are banning smoking at common areas and some are working towards banning smoking in individual units.


The Florida Clean Air Act applies to all types of tobacco smoke and is generally accepted to apply to both condominium and homeowners’ association’s indoor common elements. In addition, community associations also have the power to create smoking bans even for outdoor common elements not specifically covered by the Clean Air Act, such as pools, tennis courts, dog walks and playgrounds. Because a board’s rule-making authority is derived from the governing documents, such rules are generally enforceable, provided they are “reasonable.” These restrictions on smoking can even be extended to limited common elements, such as balconies, by a proper vote of the board provided that the governing documents provide such rule-making authority. Banning smoking within the units is far more complicated because, unlike common elements and limited common elements over which the association has certain ownership rights (as defined the association’s declaration), the units themselves are owned by members. While the majority of declarations have included “nuisance” clauses that allow associations to regulate and prohibit nuisances, such clauses rarely specifically reference smoking as a nuisance. Because of this, it is unlikely that a court or arbitrator would stretch a nuisance clause to cover smoking if it is not expressly included in the clause.Therefore, if an association wishes to ban smoking within the units, the governing documents must be amended to include this specific prohibition within the nuisance clause. Although amendment procedures may vary from association to association, the declarations need to be reviewed by an experience attorney to determine the proper procedure for your association and whether such nuisance rules can be incorporated into your existing documents.

Make sure you are protecting your buyer or seller by addressing this up front!

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Marketing Pitfalls: Be Cautious!

It can be frustrating to have no results from marketing efforts; however, there are much more serious problems than an ineffective marketing campaign.  Some kinds of marketing are illegal under federal and/or state law, and regulators and private attorneys are on the prowl, looking for violations.  Be vigilant and ensure that you are not opening yourself up to liability under these statutes that could significantly harm your business ventures.

For this reason, we are providing below a reminder of some of the key laws you should always keep in mind when engaging in certain marketing activities.  This list is not exhaustive, but highlights some of the laws that are behind many current lawsuits. While this article is intended to give you a basic understanding and reminder of the law in this area, it is always best to carefully review your specific situation, applicable local laws and your policies for compliance with your legal counsel.

CAN-SPAM (applies to marketing e-mails).  The federal CAN-SPAM Act establishes requirements for commercial emails, gives recipients the right to have you stop emailing them with marketing messages, and spells out tough penalties for violations of up to $41,000 per email. 

All commercial email messages are included in this law, which has the following main requirements:

  • Don’t use false or misleading header information.  (The “From”, “To”, and originating email address must all be accurate and identify you as the sender)
  • Don’t use deceptive subject lines to try to grab attention (such as “important message” or “open me”); subject line must accurately reflect the content of the message, and show that the message is an advertisement.
  • Do include a valid physical postal address in your email.  Every marketing email  must have a physical address contained in it (i.e. in your signature block) at which you can be reached.
  • Do tell recipients how to stop receiving future email marketing messages from you, and honor such “stop” requests within 10 business days.  Note:  any “unsubscribe” button must remain active for the recipient for 30 days.

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Elite BackAgent HUB

Looking for Marketing?

Looking to reserve conference room?

Looking for upcoming events?

Make sure to check out our Elite HUB in backagent! https://remax.backagent.net

Looking for your login? Get with your Branch Manager and they will assist you!

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Listing Price Adjustments Scripts

Broker Buzz with Kerry

Wondering how to get a price adjustment on a stale listing?
It’s always best to ask for the price adjustment in person if you can. 
Please see attached scripts, I hope they are helpful to you.

Also: For the formulas to calculate months of inventory and chances of selling please see below.

To find the months of inventory:

Active Listings ÷ Total Sales = Months of Inventory

12,774 ÷ 1,727 = 7.4

To find the Chance of Selling:

Total Sales ÷ Active Listings = Chance of Selling x 100 = Percentage

1,727 ÷ 12,774 = 0.135 x 100 = 13.5%

Listing Price Adjustment (Reduction)

Hello, this is with .
• I wanted to touch base with you regarding your home, is this a good time to talk?
• There have been a total of showings since we listed and I understand we have kept in touch and passed along all of the showing feedback.
• Our marketing strategy is in full force and it has been days since we listed your home and I wanted to express a few concerns I have at this point.
• There are only 4 things that will stop a home from selling:The list price.

  1. The list price.
  2. The condition of the home.
  3. Access to the home.
  4. Exposure to the market.

• In terms of the exposure, we have executed an aggressive marketing and advertising
campaign for your home that will continue, but our marketing has left no stone unturned, so we are confident your home is getting maximum exposure.
• We’ve also had a large number of showings since we went to market, so exposure and
activity is also not the challenge.
• The condition of your home is great and you have allowed us ample access for all the
showing requests so this is not the issue.
• (If the condition of the home should be improved or you have not been allowed ample access
for showings, discuss at this point)
• This brings us to what I feel to be the reason your home is not sold. The price.
• Unfortunately, the market has changed and there have been a few new developments that I
wanted to discuss with you.
• (Review new sales or new listings at this point) I am recommending that we have a price adjustment that is appropriate to the marketplace. With this adjustment?

• I recommend that we adjust the price to $ . This will create a surge of activity and I feel very confident it will generate offers that will lead to a sale.

• You still want to be moved by , correct?
• In this case, I strongly recommend a price adjustment. Would you like to go ahead with this adjustment?
• If no, continue on.
• I am committed to helping you achieve the highest possible amount for your home and feel it is important that I am honest with you and tell you what needs to be done to get your home sold.
• I strongly recommend, as I stated earlier, that we adjust the price to $ to remain competitive in your local market and attract the new buyers coming into the market right now.
• Shall we go ahead with this adjustment?
If they agree to the price adjustment, give them an idea of the procedure that will take place because of the adjustment.
• Do you have any questions or concerns that need to be addressed?
• Thank you for your time. Rest assured we are doing everything possible to get your home sold. If any questions or concerns arise please give us a call at any time, it is our pleasure to serve you. Otherwise, I’ll give you a call next week to give you another update.

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5 Easy Ways to Refresh Your Referral Network

Heading to conventions and networking events this month? Adding some new ones to your list? As you ramp up your networking in the new year, these five simple tricks can help you refresh your referral network. We’ll give you a few peer-to-peer suggestions as well as ways to get referrals from customers.

1. When networking, look to build relationships with power partners – people who may have connections you can benefit from, like high-quality videographers and low-cost printers. If you feel a connection with one or want to build a stronger relationship, ask to be referred to their preferred vendors. It’s an all-around win.

2. At conventions with your peers, take time to find agents who specialize in areas outside your wheelhouse. Consider ways you may be able to co-market and share costs and customer lists. Rather than seeing others as competitors, look at ways to work together to get a bigger draw.

3. Identify a few connected members of your contact list – the woman who always throws well-attended parties or the man who leads the bowling league. Find ways to build deeper connections with your former clients who do more and know more people in the community.

4. Contact a few of your ideal clients and ask them specifically for testimonials. Ask to post it on social media and tag them – this puts your name in front of their contact list, something they likely haven’t done despite their fondness for you.

5. Send a survey to your database asking some fun, nondiscriminatory questions. The information you gather can help you better identify ways to add value to your database and get more business from people just like them.

Need more ideas for expanding your network? Feeling stuck? Let’s talk about how to get you more powerful connections. Give us a call, or text us to schedule a meeting today.
We are always available to meet or answer any questions you may have. You can reach Justin Brown directly at (321) 369-7653, Kerry Ramage at (321) 863-2746, or Heather Holliday at (321) 704-4018. We respect your privacy and guarantee you that all meetings will be kept strictly confidential. We look forward to hearing from you soon.

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5 Ways to Revive a Stale Listing

You haven’t had a showing in weeks and you don’t know why? Here is a quick checklist for your listing… and some ideas on getting more eyeballs, showing appointments and of course an offer on that property!


Price… That is always the number 1 go to whenever a listing isn’t being shown… The market is constantly changing so redo those comps and see if anything new has hit the market, sold or gone under contract. Make sure to truly compare other active and contingent properties to your listing as if you were a buyer. Compare price per sq ft, upgrades, curb appeal, and everything else about a property to see why a buyer would chose yours over the other active properties in the area.


Did you use professional photos? What do your photos look like? My biggest pet peeve is non – professional photos, all of my agents knows this. To me, not only is this crucial for displaying your listing in the best possible way, it is also representing you and the way you do business! As a buyer choosing an agent I know that I would be checking out any agent I am considering by checking out how they are marketing their other listings (regardless of price)! Your listings are representing you, your business as well as any listings you have. Make sure you are showcasing your listing in the absolute best way and using a professional photographer who knows the way to capture this is my #2 (Pretty close to #1)


Make sure you are looking at the Feedback from other agents and buyers about the property and discussing this with your Sellers. More often then not we are looking at our listings from a REALTOR view versus a Buyers view and this feedback is crucial for the sale of your listing. Whether it is pricing, smell, paint, curb appeal, layout, clutter, etc. Make sure to address the small things that you can improve with little to no money.


What are you doing as far as marketing? Yes, your listing goes into the MLS which will feed the listing everywhere. However, you have many other opportunities that are free or advertising at a minimal cost! For example, at RE/MAX Elite you could take advantage of the marketing material that gets emailed to you automatically (property website, flyers, postcards, social posts, youtube video, adwerx FREE web&social ads) as well as property landing pages you can use for Facebook Advertising and we also have several agents always looking to advertise your listing for you! If you want some help with advertising and marketing your listing, contact Heather and she will send out an email to our lead team and they will advertise your listing to try and bring you a buyer! Win Win!!! Don’t forget we have a Listing Checklist, check that out as well for some marketing ideas!


If all of the above is great and the listing is still stale OR you have made improvements to the home and need to get the Agents / Buyers back in for another look, consider doing an Open House or a Broker Open! Partner up with a Lender and / or Title Company to help you with the cost of food, games and marketing to reach the maximum amount of people! Make sure to get feedback from everyone who attends! Check out our Open House Checklist, make it a MEGA Open House by inviting the neighbors over for an exclusive sneak peek! Even better, knock on the doors with a flyer to the neighbors to invite them!

Overall, make sure to look at every aspect of your listing from a Buyers perspective to analyze why you are not getting showings! Some items will be a quick fix but some things like location, curb appeal, uniqueness, repairs, etc of course will make the property harder to sell because you will be looking for a very specific buyer.. but hey, you may be able to target that ideal buyer with a facebook ad! If you are looking for more information, guidance or help, set up your appointment with Heather today!

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2018 Market Share in Brevard

RE/MAX Elite is the #1 Real Estate Company in Brevard!

The Real Estate Leaders of Brevard!!!  This was made possible by having some of the most dedicated Realtors on the Space Coast consistently delivering extraordinary results for our Elite Nation Fans! With our support personnel, lead generating systems, tools, technology coaching, business/accountability mentoring we will continue to inspire to achieve greatness tomorrow.
#weareELITE #remaxROCKS #remaxhustle #sellyeah

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