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My Usual Suspects Moment- Real Estate Lead Generation



Hand could no longer hold the Kobayashi coffee mug that smashed into pieces all over the office floor. Eyes paced back and forth piecing together snippets of information that had appeared unrelated just seconds ago. Keyzer Soze.


At the dusk of my real estate career, I was thoroughly confused at the apparently inverse relationship between effort and results. At first, it was all effort, no results: you sent letters, mailers and postcards and made endless phone calls. Crickets. In a few months, it seemed like deals were falling on your lucky lap even though you had already stopped all that inefficient marketing. A few months later, pipeline fresh on empty, back to square one. Made absolutely no sense to me.


Russell Shaw was speaking to a roomful of Phoenix Realtors – as always, candid and funny. Then came this:

Every commission dollar you make today

can be traced back to something you did to earn it 60 days ago

My mind started doing backflips when I heard that. It explained everything – the lagtime between marketing and checks, the later “luck” as well as the drop off after the slack off. HVCC induced longer close times may have pushed the sixty days closer to ninety, but  the principle holds as true as ever today. Understanding it single handedly transformed our business – it made us clench our teeth and push forward even when it felt like we were wasting our time and taught us to not let today’s celebration ruin tomorrow’s harvest.


So what’s this to ya and why should you care? How about this: You can devise a plan today to crush it in the next three months and every quarter after that. First, divide your pipeline into three sections: Our CRM calls them Leads (90days), Opportunities (60days) and Customers (30days). When a prospect contacts you via your website (or other marketing efforts) and parts with their contact information, they’re in your lead section. (Quick digression: Please don’t start with me about the negative connotation of the term lead – you know what I mean and I don’t have the time). When you make contact with that prospect and either a representation agreement is signed or you start showing properties, move the prospect to the opportunities section. Once a deal is in escrow, they’re in the customers section. With me still? Good. Your 30, 60 and 90 day pipelines are the food, water and air for your business. In other words, if either one is neglected and becomes scarce, your business’ future prospects aren’t looking too good. If your customers section is vibrant and deals are closing, but your opportunities pipeline is weak, you’re headed for a drought in a few weeks. If your leads pipeline is not being fed, the whole system comes to a screeching halt. And if you can get them to escrow but can’t close them, what’s the point?

Now for the most important step: Watch each of these three sections like a hawk. If your leads pipeline is looking like an open house during Christmas, you need to attack it . Whatever you do to generate leads, you must double your normal efforts. If you are generating leads but you can’t get them to commit, you might want to refine your skills — Think: Why should they work with  you? Finally, if your exclusive clients aren’t buying, it could be that you are not showing them the right properties (or showing too many) etc etc. The point is: Do something about it before the inevitable happens. You aren’t closing deals today because sixty days ago you didn’t take the necessary action to bring those closings about. There are no accidents.

Houston Real Estate Rainmaker and Uberproud Father/Husband (not necessarily in that order). When I'm not skinning cats or changing diapers you can find me on Twitter or Facebook. I blog about marketing, social media and real estate. I might not always be in agreement, but you can rest assured I'll be honest. Oh, and I can cook a mean breakfast...

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  1. Joe Loomer

    October 17, 2009 at 8:07 am


    Awesome post – made me look over my shoulder to see if you where in my head!

    When I joined my wife in the trade in September of 2003, it was not an easy transition. Twenty-one years in the Navy makes one focused on immediate and tangible results, be it – a) your enemy is dead, you’re not, move on to next enemy – or b) the mountain of paperwork is done, move on to the next one. The apparent inefficiency and dog-eat-dog world of the traditional employee-broker model had me astounded at the lack of help agents gave one another (visions of convicts protecting their meal with one arm wrapped around their tray and the other shovelling food).

    When I realized “if it is to be, it’s up to me,” things got a lot better.

    “He who has so little knowledge of human nature as to seek happiness by changing anything but his own disposition will waste his life in fruitless efforts and multiply the grief which he purposes to remove” – Samuel Johnson

    Navy Chief, Navy Pride

  2. Atlanta Real Estate

    October 17, 2009 at 11:12 am


    Good post and creatively done.

    In all my years at this, I’ve only had a few transactions that occurred on a time frame much shorter than the one you described.

    If you are doing nothing today, you will probably be doing nothing in 3 months from now.

    But, it’s never too late to change it!


  3. Missy Caulk

    October 18, 2009 at 9:30 am

    Excellent post, that pipeline is critical to our future closings. Nice advice on if you aren’t getting them in the car, change up what you are saying to convert.
    LOL at calling them leads…I’m sick of the debate too.

  4. Paula Henry

    October 18, 2009 at 8:56 pm

    Erion – I haven’t had the good fortune to actually see Russell speak, but caught the very same statement from one of his blogs once and it was an Ah – Ha moment. The shuffle between six closings one month and none three months later was directly related to our activity when we were busy. If I ignore contacts when I am busy, I’ll suffer later. Great summary!!

  5. bficker

    October 18, 2009 at 9:07 pm

    This may be a question for Russell, but what do you do for seller lead follow up? I was passed a bunch (about 300) names, phones, some emails) of people who do not qualify to receive a loan modification. I am trying to figure out the best way of attacking this. How long would I keep them in my DB, what type of follow up, etc. Obviously, the newer names are a little more hot but I don’t just want to toss the 200 or so names that inquired before July. Any ideas?

  6. Ken Brand

    October 18, 2009 at 9:40 pm

    That was an awesome movie! Truer words….etc.


  7. Doug Francis

    October 19, 2009 at 4:58 pm

    Actions certainly result in reactions… and real estate is a contact sport.

    Having a blog and using Facebook are all good ways to add an additional “touches” to my peeps, and opens up additional topics for conversations.

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Austin tops the list of best places to buy a home

When looking to buy a home, taking the long view is important before making such a huge investment – where are the best places to make that commitment?



Looking at the bigger picture

(REALUOSO.COM) – Let us first express that although we are completely biased about Texas (we’re headquartered here, I personally grew up here), the data is not – Texas is the best. That’s a scientific fact. There’s a running joke in Austin that if there is a list of “best places to [anything],” we’re on it, and the joke causes eye rolls instead of humility (we’re sore winners and sore losers in this town).

That said, dug into the data and determined that the top 12 places to buy a home are currently Texas and North Carolina (and Portland, I guess you’re okay too or whatever).

They examined the nerdiest of numbers from the compound annual growth rate in inflation-adjusted GDP to cost premium, affordability, taxes, job growth, and housing availability.

“Buying a house is a big decision and a big commitment,” the company notes. “Although U.S. home prices have risen in the long term, the last decade has shown that path is sometimes full of twists, turns, dizzying heights and steep, abrupt falls. Today, home prices are stabilizing and increasing in most areas of the U.S.”

Click here to continue reading the list of the 12 best places to buy a home…

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Housing News

Average age of houses on the rise, so is it now better or worse to buy new?

With aging housing in America, are first-time buyers better off buying new or existing homes? The average age of a home is rising, as is the price of new housing, so a shift could be upon us.



aging housing inventory

aging housing inventory

The average home age is higher than ever

(REALUOSO.COM) – In a survey from the Department of Housing and Urban Development American Housing Survey (AHS), the median age of homes in the United States was 35 years old. In Texas, homes are a bit younger with the median age between 19 – 29 years. The northeast has the oldest homes, with the median age between 50 – 61 years. In 1985, the median age of a home was only 23 years.

With more houses around 40 years old, the National Association of Realtors asserts that homeowners will have to undertake remodeling and renovation projects before selling unless the home is sold as-is, in which case the buyer will be responsible to update their new residence. Even homeowners who aren’t selling will need to consider remodeling for structural and aesthetic reasons.

Prices of new homes on the rise

Newer homes cost more than they used to. The price differential between new homes and older homes has increased from 10 percent traditionally to around 37 percent in 2014. This is due to rising construction costs, scarcity of lots, and a low inventory of new homes that doesn’t meet the demand.

Click here to continue reading this story…

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Housing News

Are Realtors the real loser in the fight between Zillow Group and Move, Inc.?

The last year has been one of dramatic and rapid change in the real estate tech sector, but Realtors are vulnerable, and we’re worried.



zillow move

zillow move

Why Realtors are vulnerable to these rapid changes

(REALUOSO.COM) – Corporate warfare demands headlines in every industry, but in the real estate tech sector, a storm has been brewing for years, which in the last year has come to a head. Zillow Group and Move, Inc. (which is owned by News Corp. and operates ListHub,, TopProducer, and other brands) have been competing for a decade now, and the race has appeared to be an aggressive yet polite boxing match. Last year, the gloves came off, and now, they’ve drawn swords and appear to want blood.

Note: We’ll let you decide which company plays which role in the image above.

So how then, does any of this make Realtors the victims of this sword fight? Let’s get everyone up to speed, and then we’ll discuss.

1. Zillow poaches top talent, Move/NAR sues

It all started last year when the gloves came off – Move’s Chief Strategy Officer (who was also’s President), Errol Samuelson jumped ship and joined Zillow on the same day he phoned in his resignation without notice. He left under questionable circumstances, which has led to a lengthy legal battle (wherein Move and NAR have sued Zillow and Samuelson over allegations of breach of contract, breach of fiduciary duty, and misappropriation of trade secrets), with the most recent motion being for contempt, which a judge granted to Move/NAR after the mysterious “Samuelson Memo” surfaced.

Salt was added to the wound when Move awarded Samuelson’s job to Move veteran, Curt Beardsley, who days after Samuelson left, also defected to Zillow. This too led to a lawsuit, with allegations including breach of contract, violation of corporations code, illegal dumping of stocks, and Move has sought restitution. These charges are extremely serious, but demanded slightly less attention than the ongoing lawsuit against Samuelson.

2. Two major media brands emerge

Last fall, the News Corp. acquisition of Move, Inc. was given the green light by the feds, and this month, Zillow finalized their acquisition of Trulia.

…Click here to continue reading this story…

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