The Facebook Live Revolution

The Facebook Live Revolution

The Facebook revolution is happening right in front of our eyes. I am talking about the fact that a majority of Facebook posts contain video. In my Video Masterclass I’ve been encouraging agents to use video. We predicted that 80% of Facebook will be video in 2018. It’s happening right now.

Over the weekend I noticed that many Realtors are promoting their listings using Facebook Live. Some of you also record video clips to advertise your services or simply educate your followers.

Very impressive! Great job!

Here’s a sample of an agent duo presenting a market update (please note that they are not from Columbus).

View the Video Here

Attention & Top-Of-Mind

Video is all about grabbing the attention of your followers and staying top of mind.

Live videos get the most attention, because Facebook promotes live videos over all other content. This means your clips will show up in the news feeds of all of your friends and followers.

To stay top of mind you have to post Facebook videos and live broadcasts on a regular basis. Consistency is the name of the game.

Here are my suggestions:

Establish a regular broadcasting schedule and give your Facebook Live sessions a name like the “Joe Doe Realtor Show” – broadcast once a week.

Post short clips every day and give your audience a peek into your life as a Realtor. For instance, comment on unique features of a home you are showing or introduce your viewers to your home inspector.

Interview a client and ask questions about her home buying experience, and how she liked to work with you (customer testimonial).

If you feel comfortable doing it include personal clips showing your dogs, activities with your kids, even vacations (WARNING: I do not recommend showing live streams while you are on vacation and everyone knows your home is vacant. Always be cautious with social media.)

Consistency Matters

Broadcasting your first Facebook Live video fills you with excitement. Unfortunately, that’s where most agents stop. You have to broadcast and post consistently if you want to build a brand and get referred by your audience.

There’s this saying “A 100-mile journey starts with a single step“.

After your first Facebook Live broadcast you completed the first step. It’s the start of your journey. Establish your video broadcasting schedule and keep creating videos consistently.

Always remember to cover topics that people find interesting and want to watch. Your audience will quickly tune out if you only post listings.

The Brand Rant – Personal vs Corporate (part 1)

The Brand Rant – Personal vs Corporate (part 1)


This article was inspired by a discussion we had during a recent mastermind meeting. One of our agents brought a neighborhood magazine she received at her home. So, we decided to search for Realtor ads, discuss how effective they may be, and how we could possibly improve them.

Where Are the Realtor Ads?

First off, it was difficult to separate the real estate ads from all the other ads in the magazine. Not a single one of them stuck out.

They blended right in with the rest of the ads from landscapers, dentists, chiropractors, lawyers and others who paid a lot of money hoping an ad in this magazine will elevate them as the local expert.

What surprised me was that none of the Realtor ads featured a recognizable brand.

Here’s why this is a problem. If readers look at your ad and don’t know instantly what you are offering, they will skip to the next page.

Some of the agents partnered with a lender to share the cost of the ad. In that case the lenders’ logo overshadowed the agent leading to more confusion with the reader.

I mention this because these agents are with brokerages whose name readers would immediately recognize. Yet, the agents decided to promote their own “personal” brand over the well-known brand of their brokerage, and lost out.

The Myth of a Personal Brand

Creating your personal brand on social media seems to be the silver bullet of marketing these days. Most coaches talk about how to promote yourself on Facebook, Twitter and Instagram.

If you follow guru’s like Gary Vaynerchuk or Tom Ferry you may believe that personal branding is the only road to success, that posting on social media will generate all the referrals you need.

While social media is “free”, you may be missing 2 critical facts:

  • personal branding is a very long term strategy – you have to do it consistently for years to see real results and become the most recognized Realtor of your neighborhood.
  • you have to supplement your personal branding efforts with paid advertising on Facebook and Instagram to extend your reach beyond your sphere and grow your audience.

Next week I will explain why you need a strong Corporate Brand. Why social media will NOT replace a well recognized brand. And why you are probably wasting money if your brokerage gives you the “freedom to brand yourself”.

To be continued…

Real Results from 2 Facebook Ad Campaigns

Real Results from 2 Facebook Ad Campaigns

Today I am going to share with you the real results of 2 Facebook ad campaigns we ran in December and January. Facebook ads seem to be a hot ticket for generating cheap leads. At least that’s what many gurus promise.

Honestly, I’ve been running FB ads on and off for the past 3 years, with mixed results. Most of the ads were for open houses. And I noticed that their cost has increased substantially in 2017. So, we decided to test new FB campaigns to generate both buyer and seller leads. Here’s how we did it and what we found.

The Buyer Leads Campaign

The objective is to get potential buyers to submit their name, email and phone number to see the interior pictures of one of our listings.

The FB ad shows a picture of the outside of a property. It announces a Hot Listing Alert and prompts the viewer to click a link to see inside pictures of the specific property.

Here’s a picture of the ad:

When a viewer clicks the link, they are forwarded to our IDX website. We are using a Chime as our web platform. When the viewer arrives at the landing page they are prompted to enter name and email (they may also use Facebook or Google+) to log in, before they can see the photos.


Click through rate: 8% of people who saw the ad clicked the link.
Cost per click: $​0.61
​Form completion rate: 4% of visitors completed the login form.
Cost per lead: $3.49

When a viewer clicks the link, they are forwarded to a landing page and asked to enter their address. After they enter their address, but before they see the home valuation, they need to submit their name, email and phone number. When the form is completed, they see an instant home value and comparable sales.

The landing page we’ve been using for the past 4 years is Home Value Leads, a very affordable service that computes surprisingly accurate home values.


Click through rate: 3.51% of viewers clicked the link.
Cost per click: $​0.61
​Form completion rate: 19.3% of visitors gave us their contact info.
Cost per lead: $3.16

Lead Quality and Follow Up

The cost of leads from both campaigns was super cheap!

By comparison, leads generated with Commissions Inc cost about $10 a piece, that’s without the cost of their platform (which runs $1500 a month). I recently talked to a sales rep from, and he tried to sell me on leads costing $100!!

The leads we generated from both FB campaigns require immediate follow up by phone, email, and text. The key to converting the leads is to get them to communicate with you, ideally on the phone.

Most online leads are not ready to buy or sell immediately. They may be 6 or 12 months out and will require rigorous and consistent follow-up to become a real customer.

We are currently working with a number of buyer and seller leads that came from these campaigns. None of them closed a transaction, yet.

My bottom line: Facebook advertising is still the most cost-effective way to generate online leads!

Your Social Media Cheat Sheet

Your Social Media Cheat Sheet

Are you unsure which social media site to use for your real estate business? There are a confusing number of choices and trying to use several at once can be overwhelming. Here is a cheat sheet you can reference to select and use the social media site (or sites) that would work best for you.


Primary Users: Men & Women 18-64

Strategy: Use your personal page to stay in touch with your sphere of influence. A mix of business and personal messages works best. Video gets priority on Facebook, so including footage of listings or of yourself sharing real estate information will get you in front of more of your contacts.

Notes:  If you use only one social media site, make it Facebook. More people use it than any other site, so it’s likely most of your contacts will use it on a regular basis.


Primary Users: Men & Women 30-49 who are college graduates and have relatively high household income

Strategy: Build a strong profile that includes recommendations, endorsements, certifications, awards, and a summary of your expertise and experience. Connect with your current sphere and add people as you meet them at networking events or around town. Post market reports, local information, and real estate related articles.

Notes: LinkedIn is a great place to show off your expertise and experience because you can publish content. Potential clients often use the site to learn more about you, and that’s why a strong profile is a must.


Primary Users: Men & Women 18-49

Strategy: Promote your username on all your marketing materials. Ask your sphere to follow you.  Then, tweet often. You can share links to articles and videos you find, write, or record. You can also tweet about new listings, open houses, and local events.

Notes: Twitter can be a great way to drive people to your listings, website, and blog. It’s also a good way to reach younger buyers and sellers. Because you must tweet often, Twitter is often best for agents with assistants or teams who can manage the profile.


Primary Users: Women 18-49

Strategy: Pinterest is best used to stay in touch with the women in your sphere (only 16% of men use the site). Mix business and personal pins for the best results.

Notes: Pinterest is popular among stay-at-home moms. If you work a lot with that demographic, Pinterest can be an excellent resource.


Primary Users: Real estate agents and those serving the real estate industry

Strategy: ActiveRain is useful for two purposes – generating referrals from agents and publishing blogs to attract buyers and sellers. Publish regular blogs about your market and be sure to network with other agents who use the site.

Notes: Active users of the site swear by it. If you enjoy writing or recording videos about your market, ActiveRain can be a great way to connect with people who don’t already know you.

P.S. – Facebook business pages are losing their reach as more companies advertise on the platform. Recent research shows posts on business pages reach less than 5% of the people who like the page. Unless you plan on spending money to advertise your business page, stick with using your personal page.

Which Social Media Strategy is Right for You?

Which Social Media Strategy is Right for You?


Do you feel confident using social media for your real estate business? If you’re in the majority of agents, you probably don’t.

The good news is using social media doesn’t have to be as complex as you might think. The key is to choose the right strategy for you and then stick with it.

Here are the three most common social media strategies you can use to enhance your real estate business:

img used for Which social media strat is right for you

Strategy #1: Keep in touch

If you generate the majority of your business from your sphere of influence, this might be the right strategy for you. The idea is to use social media as one of the ways you keep in touch with the people who already know, like, and trust you.

Start by asking your sphere which social media sites they use. Create profiles on the most popular (if you don’t already have them) and make sure you “friend” as many people in your sphere as possible.

Finally, be yourself and use good judgment about what to post. A good rule of thumb is to post on social media only those things you would share with your sphere if you were having a conversation with them in person or on the phone.

img used for Which social media strat is right for you

Strategy #2: Branding

The branding strategy works well if you actively seek new clients through networking or traditional marketing (geographic farming, print ads, etc.). Many prospects who meet you in person or see your marketing will want to learn more about you. Having a strong social media presence can help convert them from prospects to clients.

Facebook business pages and LinkedIn are the two most commonly used platforms for the branding strategy. Be sure to include a bio about yourself, list your specialties and areas served, and explain to visitors how you can help them buy or sell (testimonials, if you have them, should also be included).

Posting listings and sales will show you are active and create credibility, but be sure to post other material as well. Market reports, shares of interesting articles (even if they aren’t related to real estate), and short opinion pieces will show personality and expertise.

img used for Which social media strat is right for you

Strategy #3: The Blog

If you enjoy writing or making videos, the blog strategy could be an excellent fit. While the branding strategy is about providing prospects a place to learn about you, the blog strategy is about giving them a place to learn about your topic.

The best agent blogs are those that focus on a particular market area or neighborhood. Be creative and go beyond real estate by posting about events, local businesses, and prominent people. It doesn’t necessarily matter which social media platform you use as long as you post at least once per week, every week.

P.S. – Don’t try to use all three strategies at the same time if you’re just getting started. Choose one strategy and master it before beginning a different strategy.


How to Stay in Touch with Your Sphere and Get More Referrals

How to Stay in Touch with Your Sphere and Get More Referrals

Today I would like to show you a simple marketing plan, that will help you follow up with your database. I’ll talk about the reason you need to follow up with all your previous customers. And everybody that you know is because it deals referrals. Did you know, referrals are the least expensive type of lead that you can get.

Fixing Your Mistakes

Many top producing agents have a huge referral base that is responsible for up to 70% of their business. For you to get there, you can use my simple marketing plan to help you make the follow up predictable. I call it the 12-4-3-2 marketing plan, and here’s how it goes.

12 times a year, once a month, you need to send an email to everyone in your database. Send them a newsletter, some home improvement tips or some interesting information about the housing market.

Four times a year, you need to send them an offer through direct mail. You can send them a letter, a postcard, some kind of a special offer, that they do not expect.

 Three times a year, you need to personally call them, and that’s something you have to do. The reason the customers loves you is because of the type of service you provide or your personality. This is something you cannot outsource to an assistant or a team member, it has to be you.

Two times a year, you need to invite everybody in your database to an event, like a customer appreciation party or a holiday party. Now the last one is really easy for our agents at Remax 24/7 because our office organizes customer appreciation events throughout the year, like during the St. Patrick’s Day parade or the Independence Day parade in Dublin. And these events allow our agents to invite their customers, their friends and family and we host them for free at our office in the Dublin historic district. 

So, if you need some help building a solid marketing plan to get predictable referrals call or text me at (614) 395-7375. I’d be glad to sit down with you and help you plan your marketing even if you’re not working in our office.