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Chris Speicher in that situation (gross house especially if priced to high) I would open my mouth and say this: "you may like it but many other potential buyers would be running out the front door. this could be an advantage to you if you decide to pursue this property"
The only time I do open houses is to provide exposure for the house I'm in. Only in the very beginning of my career did I do it solely to gain clients . Having said that, the rare times I hold an open house it's easy to establish rapport with buyers. I don't do dual agency so other than providing that exposure and ease of showing for all the agents that send their clients around to open houses, I can do more productive networking and prospecting with my time. . .
Gina: You're correct, but it's not even really a TRUST issue here so much as an "everyone says that, so you're now just part of the noise that my brain is AUTOMATICALLY blocking out." Classic examples: "I'm number 1," "I sell the most homes," "I sell my homes for the most money," "work with me and I will get you the best deal," blah blah blah. The simplest way to say it: If a person would say, "well, I would HOPE SO" in response to your marketing, it's a platitude.