Typical Response To "We Buy Houses" Ads?
I am in the process of kicking off my marketing campain. I checked the major newspapers in my area(Chicago Sun-Times) and the cost for a month is $240. For those of you who use these ads in major metorpolitan areas, how many calls does your ad typically generate? The reason I am asking this is because one of the suggestions I keep hearing is to get an answering service to field your incomming calls. I found a local company to do this for $75 a month. If I can only expect to receive a few calls a month in the begininning I don't feel the expense for the answering service is really justified. Any input would be greatly appreciated
I would be interested in hearing advice on this too. I haven't started my mktg plan yet but would love to hear feedback... I was also thinking, can you get a virtual mailbox w/ an 800# to which you can send all your calls? Or is that cheesy and considered not a best practice anymore? (kinda like using an ans. machine?)
pfender,
I would advise you to save your money and answer your calls yourself for as long as you do not get too many calls that would negatively effect your ability to do the more productive part of the buying process.
Good luck!
When in your position (agressive marketing) I do not suggest the utilization of an answering machine or even a call service. You think that a Call Operator can answer the questions of a person calling on your ad? You need someone on that phone who is trained and informed.
I used to use my children who I trained with great www.care.They always needed money while going to college and they took to it and did a really splendid job. Of course it was the money.
When I had an office I always trained whoever took the phones. I even went so far as to have sets of answers to typical questions.
Remember in many instances, you only get one call. You should try and set an appointment based on the one call. Now that takes a little training in how to establish a motivational connection and that is based on empathy and that is based on inner compassion. Pick your person with great care. Or, money wasted.
Cheers Lucius
elf2588,
I would say that using 1 888 or 866 number appears more professional and because it cost you and not them you might get some calls that you otherwise would not be getting if the caller is making the call from another aria code. Remember, they are in unfavorable financial distress and a toll cal might not be something they can afford on disconnected long distance line.
The last time I checked on the internet, the toll free number mail box was about $9.00. In my opinion it worth getting it.
Good Luck!
You will find the $75.00 well worth the cost. What would you prefer to talk to a live person or a recorder? You cannot beat the live voice. Just have them get the contact information,save the details for your return call.
I would use a local number to run your ad's. It looks better (shows you are local)
I wouldn't use an answering machine or answering service. Usually if someone gets the answering machine they may go on to the next person that answers the phone.
If you use your cell phone, at least you can answer it if you're not too busy. And if you are, just answer the phone and get the name and number and tell them you'll call them right back.
Answering services are okay for certain things, if you are in the people business, people like to speak to people. If you were selling a product, then the answering service or machine may be a good idea.
I appreciate the advise from everyone so far. In regards to just answering them myself, that poses a little problem. I do have a full time job also. I can't take the calls at work even if they are to my cell. What kind volume do those of you who run these ads typically get in a month? If it's a high volume, then I would just spend the money on the answering service. I have already created scripts for the call center operator to fill out for the incoming calls. I will then have them emailed to me. Once I review the info, I can decide whether or not they are worth calling back. I just don't want to set this up if I can only expect to receive a few calls a month.
Although I prefer to "answer" the phone to save dollars intially we must use the voicemail service offered by our phone servicer it costs an extra $6.
On The voice message we placed a very professonal message that is very upbeat and apoligetic about you reaching it and we check it very often during the time we are away (even remotely) and return the calls right away, we take a break at different times so we both can cover issues.
Our tenants have other numbers given to them to call based on thier issues.
I find the responses I get for the "I buy Houses" ads bring me a lot of contractors wanting work or trailer owners that are in dire striats but unreasonablly bogged into debt on the depreciating asset that is not a House.
I use rental/lease ads or FSBO ads that also say I buy houses in any condition. I get better calls on these. I use the little papers for the ads most people browse these rather than buy the big paper.
We are going to experiment with an ad that sayssomething like: Tired? Do you have a home that won't sell? We can find a solution for houses in any condition.
[ Edited by Dreamin on Date 02/19/2004 ]
Am I missing something here? I don't quite understand what your taking about when you say, I use rental/lease ads or FSBO ads that also say I buy houses in any condition. Can you give me an example?
Quote:
On 2004-02-19 09:53, Dreamin wrote:
Although I prefer to "answer" the phone to save dollars intially we must use the voicemail service offered by our phone servicer it costs an extra $6.
On The voice message we placed a very professonal message that is very upbeat and apoligetic about you reaching it and we check it very often during the time we are away (even remotely) and return the calls right away, we take a break at different times so we both can cover issues.
Our tenants have other numbers given to them to call based on thier issues.
I find the responses I get for the "I buy Houses" ads bring me a lot of contractors wanting work or trailer owners that are in dire striats but unreasonablly bogged into debt on the depreciating asset that is not a House.
I use rental/lease ads or FSBO ads that also say I buy houses in any condition. I get better calls on these. I use the little papers for the ads most people browse these rather than buy the big paper.
We are going to experiment with an ad that sayssomething like: Tired? Do you have a home that won't sell? We can find a solution for houses in any condition.
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<font size=-1>[ Edited by Dreamin on Date 02/19/2004 ]</font>
While it is hard for me to begin to comprehend having a divergent view than LUFOS, in this case I can only attest to what works for me.
I not only have a full time job, but am a road warrior who leaves home on Sunday evening and often does not return till Friday night.
I use a toll-free voice mail system ($15 @ month plus a per minute charge) that has 8 voice mail boxes (complete with REI scripts that cover the purchase and sale of real estate) that can be changed to meet your particular marketing or homes presentations. To get the local flavor or to have more than one type of ad without showing that it is essentially the same person/company, I do have some calls go to my secondary local line that are then forwarded to that toll free number.
You DO have to market to make the phone ring though. But at least for me, when I have put that it is a 24 hour recorded message, the response seems a little better.
When someone calls into my voice mail, the system pages/emails me, so that I know someone has called and I can get back to them immediately. (It also provides the callers ID, so even if they hang up, I have the ability to inquire if I can be of assistance.)
Since I was new when I started this system, the voice mails also gave me a little time to think up a "game plan" as to what to say/how to approach on the call back.
As a result, I think I have closed more deals than if I had taken the calls cold. (I would have been so busy thinking, that I wouldn't have been listening)
Hope that helps.
GA John
Quote:
On 2004-02-19 08:57, pfender wrote:
I appreciate the advise from everyone so far. In regards to just answering them myself, that poses a little problem. I do have a full time job also. I can't take the calls at work even if they are to my cell. What kind volume do those of you who run these ads typically get in a month? If it's a high volume, then I would just spend the money on the answering service. I have already created scripts for the call center operator to fill out for the incoming calls. I will then have them emailed to me. Once I review the info, I can decide whether or not they are worth calling back. I just don't want to set this up if I can only expect to receive a few calls a month.
I am new to this business too, but I am not new to the customer service industry. I like GA_John's answering system and may take that kind of service into consideration as I begin my marketing campaign. My concern in your post is the statements that, "I can decide whether or not they are worth calling back". In my opinion, even if you let calls go to voice mail (or other ans system) to prevent cold calls and provide time to think, You MUST Return ALL Calls. You never know who knows who and you don't want a reputation as a person who doesn't return calls (so why bother).
Hello pfender, nice to meet you.
I am new also. My only marketing thus far, is an ad in the Portland, OR newspaper. I have run it for 6 weeks now, every day. About 10 competitor ads during the week and maybe 20 on sundays.
My idea was to force myself into the arena, try to make my first deal and use the proceeds to expand my marketing.
I have averaged about 2 calls a day, and thus far only about 12 homeowners who want to sell. Of that on 2 i made offers and only 1 that was accepted.
So, not overwhelming, but a start, and gosh, if you can average one deal a month out of the newspaper, i think that is money well spent.
I work nights (total work schedule is 15nights a month) so i have let the voice mail pick up the call when i am sleeping during the day. I call them back. I think i lost one motivated lady to a competitor who probably answered live. But, i am awake the other 15days and at this point there is no doubt in my mind that YOU answering live is the best way.
But we newbies who have not gotten out of working for the MAN, have to work around our schedules.
Maybe you could train your significant other or friend to answer in the day for you.
Just some thoughts from the sunny (i'm told) norhwest..
John [ Edited by rainforrester on Date 02/22/2004 ]
pfender,
If you are too concerned about missed calls, alienating callers who reach an answering machine or call service, try this tip from Peter Conti and David Finkle.
In your advertising, say "Call 555-1212 for 24 hour recorded message". Have a prerecorded script give a little detail and a lot of positive reinforcement, then ask the caller to leave contact information. Return all calls.
By telling your callers that they are getting a pre-recorded message, you make the call less intimidating. Your cost is a one time investment in an answering machine and a dedicated phone line.
Good advise so far guys. Once again thanks for the input. In response to KePetty. When I stated "Then I can decide whether or not to return the call". I was referring to reviewing the script that I would have the call center fill out if I chose to use the 24hr service. I have already had a 2nd line installed in the house that doubles as a fax-2nd line(has a switch so I can go back and forth). I have recorded a message for all callers. I obviously would return all the calls left on the VM. I plan on placing the ad next week. I am going to go with the VM and message for now and see what kind of call volume I receive. If I feel it gets to the point where I might be losing calls because there is no live person. I will then set up the 24hr call center account. I'll keep you guys posted.
pfender,
My situation is more like yours. I also have a full time job. I do use an answering service that goes by a script I wrote. The key for me is the live voice AND phrasing of questions that keeps them from calling the next guy. I specifically do this only for my pre-foreclosure market.
I tell my caller to pick a "couseling time slot" that is convenient for them. Of course, I only give them time slot choices that are convenient for me, being that I have a full time job. I have the ans svc. close the call by saying that someone will call them back to confirm the appointment. That way they feel like they've gotten something. Then the ans svc. emails a message to me at work and then I follow up. In my callback I "shake-em down!" In other words, I qualify them.
Does this help?
mpldja,
Thanks for your response. The setup that you have is exactly what I was going to do. It sounds like it is working out well for you. Do you get a decent number of calls? Are your calls mostly generated through your newspaper ads? If I can expect a decent amount, then I do think it would be best to set up the service. With thing being my 1st ad, it might take me a while to get some responses.
I do a direct mail to pre-foreclosures. And right now that is all that calls the ans svc. As a result the ans svc only gets calls for only about 2 weeks of the month. That is ok with me, because my ans svc. cost me only $20 at month. BTW, I do have the option to be paged. Separating this from the usual "I buy houses" marketing allows me to assume certain things, therefore, it allows me to be more aggressive with my script. Ans svc doesn't waste time figuring out what "bucket" to put the caller in. My usual "I buy houses" marketing directs the caller to my voicemail system that also emails me. Depending on how the email came in lets me know what "hat" to put on. I think I would do it this way even if I didn't have a job. I don't think I could handle all the calls from my marketing.
BTW, my voicemail system is MaxEmail and only cost something like $10 every 3 months. At prices like these, I can afford to experiment a bit. [ Edited by mpldja on Date 02/24/2004 ]
sorry I've been off the board for a while
some of our ad's will saysimular to this: For lease 3B2B west side near water/boat ramp Call: Brenda at ### XXX 0000 we also buy houses in any condition call to discover your home solutions today or something completely different but witty - we do different ads all the time it just depends on what we need or can handle at the moment.
Quote:
On 2004-02-21 02:14, MOBILEHOME2004 wrote:
Am I missing something here? I don't quite understand what your taking about when you say, I use rental/lease ads or FSBO ads that also say I buy houses in any condition. Can you give me an example?
Quote:
On 2004-02-19 09:53, Dreamin wrote:
Although I prefer to "answer" the phone to save dollars intially we must use the voicemail service offered by our phone servicer it costs an extra $6.
On The voice message we placed a very professonal message that is very upbeat and apoligetic about you reaching it and we check it very often during the time we are away (even remotely) and return the calls right away, we take a break at different times so we both can cover issues.
Our tenants have other numbers given to them to call based on thier issues.
I find the responses I get for the "I buy Houses" ads bring me a lot of contractors wanting work or trailer owners that are in dire striats but unreasonablly bogged into debt on the depreciating asset that is not a House.
I use rental/lease ads or FSBO ads that also say I buy houses in any condition. I get better calls on these. I use the little papers for the ads most people browse these rather than buy the big paper.
We are going to experiment with an ad that sayssomething like: Tired? Do you have a home that won't sell? We can find a solution for houses in any condition.
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<font size=-1>[ Edited by Dreamin on Date 02/19/2004 ]</font>
:-o
Dreamin,I agree with your suggestion on changing your ad to be different than your competition. And different methods of responding to potential sellers whether live or a recorded script all have their place. There is no magic method. What works for you will not necessarily work for everyone.
Well I ran the ad for 30 days and received about 6 calls. Unfortunately
none of them were deals I would do. There just wasn't enough room to make
money on them. One was a mobile home that was mortgaged to the hilt with association fees of $280 a month. I just renewed it for another 30 days. Hopefully I will get
a few more calls. I also just received my bandit signs which I plan on
putting up this weekend.
How was your ad worded? Maybe you could try changing it to say something different. 6 calls seems a little low for a whole month? I'm thinking of just sticking with weekend ads, most bang for your buck.
This was only in the neighborhood papers(4 total). This was not the 2 Major papers in Chicago. Here is the ad I placed:
We Buy/Lease Houses
We Take over payments
Family owned bus.
Phone #
www.house-solutions.net
If anyone can see a way to make it stand out more. Please feel free to comment.