Tag Archives: facebook marketing

The Difference Between FB Ads That Pop & Ads That Flop!


You can have all the knowledge of how Facebook Ads work and still find your ad campaigns struggling more than a toddler trying to bust out of a 5 point harness.

You can combine amazing imagery and video, with a sound marketing plan, a healthy budget and a well thought you target audience and when you launch the ad…….*crickets chirping*

So what is it that makes an ad really kick goals?

It’s your customer.

Well, your soon to be customer, when you get the ad campaign popping and locking!

Your customer is the single vital component of any marketing and of any business. You ignore them at your own peril and often to your own demise.

But that’s exactly what is happening in most real estate offices in the country on a daily basis.

Most real estate agents will create an ad that is all about the property or worse still, all about them – often shouting the features of the property or why they, the agent, is so great at selling houses – but all of this completely ignores the customer!

“But the features, they’re for the customer….” you say…..well yes and no. The features are what may in future be USED by the customer to achieve a BENEFIT. The customer isn’t attached or emotionally invested in the feature itself. They’re invested in the benefit they receive by using the feature…..

Yes, it comes down to features vs benefits. This is nothing new and no doubt you’re sick of hearing about it – but bare with me as I’m going to show you the process I go through in order write ad copy that connects with my future customer.

To truly understand the benefits of something, you need to put yourself in the shoes of the person most likely to be using it.

Think about who they are? How old are they? What are their concerns and worries? What are their joys and triumphs?

These are all vital questions to ask, as is “Why would they buy this” and “What benefit do they receive by buying this.”

By understanding who they are and what their life looks like, you begin to get an understanding of their motivations and what drives them. From there, it’s simply a matter of putting this into engaging ad creative.

Engaging ad creative…..that can be a mission in itself!

Often I see agents pumping out very “dry” ads – the text is boring (sorry guys, but it’s true), the headlines are rudimentary and the only saving grace is an awesome image.

When writing ad copy for Facebook, it’s important to remember the medium you’re working in – it’s a social platform, so your ad copy should be social, your content should be social.

What this means is that we should lean more and more towards a conversational tone as opposed to a traditional marketing or advertising tone.

“This house has 4 bedrooms, 2 bathrooms that have been renovated and look fantastic” becomes something more like “I’d love to show you this beautiful 4 bedroom home that has plenty of room for all the kids and space to spare so you can escape them when you need to¬†ūüėČ” (escaping the kids….that’s a benefit!)

Yes, complete with a smiling winky face – why? Because this is social, it’s a less formal, more conversational environment, but it’s also still largely text based and the emoticon was created in order to give tone and context to text based communication.

(Seriously, people couldn’t tell when others were being sarcastic on message boards, so a professor came up with ūüôā as the marker for “Hey I’m cracking wise here”).

If you can write ads in the conversational, social language of your customer, you’re going to be breaking through the advertising noise that drenches them day in day out. They’re going to be far more receptive to what you have to say and less likely to have their automatic ad filtering going at full blast.

It all translates to more eyeballs spending more time on your ads and that translates into more people buyers and sellers on your books.


The Massive Facebook Changes and How They Impact Real Estate Agents

The changes from Facebook continue to come thick and fast – but if you’ve been paying attention, they shouldn’t really be surprising.

Facebook’s goal from the outset has been to connect individuals and communities and while businesses have been able to hijack the Facebook algorithm to enhance their own marketing in an organic fashion, those days are fast coming to an end.

The latest changes to the Facebook algorithm are going to mean that businesses will need to pay to play to really see any sort of profitable results.

These changes come in response to “….feedback from our community that public content — posts from businesses, brands and media — is crowding out the personal moments that lead us to connect more with each other.” As stated by Mark Zuckerberg in a Facebook post on January 12th 2018

As a result Facebook’s newsfeed algorithm is going to prioritize content that comes from your friends, family and communities and will limit the public (aka business, brand and media) content filling up your feed.

So what does this mean for real estate agents who’ve begun to use Facebook to reach their market with greater frequency and engagement than ever before?

It means we’re all going to have to pay to play to get decent results and reach – but that should come as no surprise, it’s been on the cards for a very long time and we all knew (or at least should have known) the honeymoon wouldn’t last.

But there will be princes and paupers when it comes to paying to play as well.

Those who are still producing ads and content that are all about them, that are focused on self serving goals rather than connecting with the community and creating authentic connections with their market are going to lose out. Facebook’s relevance algorithm will limit your reach even when you’re paying for it.

So what does this all come back to? Authenticity – being a real human being, even on your business page and in your ads, in your content.

Remember, it’s the number 1 rule of advertising on Facebook……



Make sure you’re creating content that encourages community and connection.

Facebook Lives are a wonderful way to do this as when you’re doing live video, you’re authentic, warts and all and you’ll also get a helping hand from Facebook as Live receives a bit of a boost to help reach more of your audience and engage them.

It’s now more important than ever to be a real human being on Facebook – not only will it increase your reach, by being human, you’ll create connection and engagement, create community and in so doing you’ll increase your results and your return on investment.

It’s time to be real.

$125,400 in commission and 2 rental properties burned!

Agents are burning cash by not valuing their leads!

“….the leads were poor quality.”

A former client posted this on an ad I was running on Facebook for my current webinar training series and it hit me right in the feels – I HATE not getting great results for my clients.

I’m also the first to preach “don’t listen to the trolls and the haters” – hell I even tell you to run your Facebook page like a totalitarian regime and control the flow of information – but it doesn’t mean that you don’t feel like you’ve been kicked in the ol’ jatz crackers every time someone takes a shot.

So what was this guy a troll or did he have a genuine complaint?

I’ve stewed on this for a fortnight and finally, I cracked it – there was only one way to know for sure and that was to go back and cross reference every lead produced with every property sold in his postcodes.

Now a bit of back story – this agent (who I won’t name and shame, as this isn’t really about them), was with Check My House Price (my lead generation company) for about a month in 2016, they spent $398 on two postcodes before cancelling stating the leads were poor quality.

In that time we generated 27 leads for them – not a bad effort in a tough market.

So was his complaint a genuine one, or like so many agents, had he simply not placed the correct value on the leads?

Here’s what my research found

Of the 27 leads we generated in that month, 4 have now sold for a cumulative total of $4,770,000 – that’s $95,400 in comm at 2%.

Another is currently on the market at $1,500,000 (another $30,000 comm at 2%) and two others have now been rented out.

None of which were sold or rented by the agent who was with us at the time and who was given, through CMHP, first bite of the cherry LONG before any other agent knew these properties even existed.

Now this may seem like a big whinge, but it’s definitely not intended to be that way – the intent here is to illustrate the short term thinking that is prevalent in our industry as a whole and the value of a lead.

On average (nationwide), about 1 in 3 leads generated through Facebook and Check My House Price, sell within 12 months of making an inquiry. Most agents drop off the contact trail after 3 contacts or a couple of months…….

Most of the remaining leads sell within the 12 months to 7 year window.

This is why having follow up systems and valuing every lead, every contact is so vital. Ask yourself, would you spend $1 today knowing it could make you $315 in the next 12 months? Of course you would – yet so many agents will generate a lead, then give up on it when it doesn’t immediately produce a listing.

But lets put this in perspective of this story, would you spend $398 today if you knew it would generate you $125,400 over the next 18 months? Again the answer would be a resounding and ecstatic “YES!”

$125,400 in commission is nothing to sneeze at – in fact if we’re to believe the surveys that go around from time to time, it’s nearly 3 times the average annual wage of a real estate agent.

So why then, do agents throw away leads if they don’t list and sell with relative immediacy?

It’s not a question I can answer for you, but I can tell you stories like the one above aren’t uncommon.

This agent spent $398 and was given the opportunity at $125,400 in commission before any other agent even knew these people were considering selling – but they walked away stating that the leads were “poor quality.”

Within 12 months, 3 other agents had shared in over $90,000 of that commission, while 6 months later a fourth was sitting pretty with a listing due to bring them $30,000.

What that means is that each of the 27 leads generated in that month were worth $4,644.44 over the next 18 months. So every one of those leads coming into your office, what does that make them worth?

So what does all this have to do with Facebook, aside from the fact the leads were generated on Facebook?

There is no better way to stay top of mind, to provide consistent touch points and provide maximum value to your future sellers than Facebook.

If you’d like to learn how to maximize your reach, your return on investment and actually get Facebook working for you in your real estate career, join me on my latest webinar by registering at www.fbmacademy.com.au/webinar

SCAM ALERT: Agent & Agency pages are being targeted

It seems that in recent times, scammers have become more and more prolific and there’s no question that the digital age has allowed them to cast wider nets to ensnare unsuspecting individuals and companies.

One of the more recent scams to rear its ugly head on Facebook seems to be targeting real estate agent’s and agency’s pages more than any other.

It’s essentially a phishing scam, designed to send you to a page that looks like a legit Facebook page, get you to login/provide vital information and then take over your account for their own nefarious purposes.

As an admin on dozens of real estate agent and agency Facebook pages, I see this scam popping up on a regular basis – on further investigation, I’ve found these pages are specifically targeting real estate agent’s and agency pages.

The initial contact is made from a page that to the unsuspecting, looks relatively legit – after all it’s complete with Facebook logos and us usually named “Ads Support” “Advertising department” “Page Security” etc. Added to the Facebook logo, it could, at a glance be convincing that it’s in fact a legitimate Facebook page.

This page will then share your page in a post claiming that it’s breached some vital terms and conditions or is about to be disabled. In order to prevent this from happening or fix the situation, you must visit a web address – this address is of course a site designed to collect your login and personal details.

The biggest tell tale sign that this is a scam is that they have to “share” your page in order to get your attention. Facebook send you specialised notifications to alert you to problems and will never share your page or content in order to try and notify you of an issue. See the example images below:



You can see in the left hand image, that while the Facebook logo is used to make it look legit, “Ads Support Notification” had to share your page in order to get a notification to pop up on your Facebook. Where as in the right hand image Facebook simply sent a notification directly to you and that notification carries the entire message.

Even if Facebook need to send you to another location on Facebook due to an issue, the notification will take you directly to that location, it won’t take you to a page and then require you to click on another link.

If you do get a notification that looks suspicious, don’t click any links in it – instead click the “quick help” icon at the top right of your screen when on Facebook (desktop) or the help center icon from the menu on mobile device and ask Facebook direct if it’s a legitimate notification.

If you do come across a scam, report the page directly to Facebook and then block that page and then hide all content from that page.

The fastest way to build your brand and profile on Facebook

The one question I always get asked, regardless of whether it’s at live events or on training webinars in the FBM Academy, is this: “How can I go from a standing start to dominating my area on Facebook?”

The answer is a very simple one – video.

It stuns me that there are still so many agents holding out on the video revolution. Aside from the fact that there are entire social media networks designed purely to allow you to capitalize on video, it just simply doesn’t make economic sense to be holding out.

Recently at the Real Tech event in Queensland, Facebook themselves sent a representative to headline and speak about the changes they’re making to help agents dominate their area.

One of the key take-aways was this – video is king. In fact video is the king, queen, prince, princess, knights of the round table, black night, maid Marion and the Robin Hood of the digital space.

By using video you’ll get “3 times the organic reach” compared to static images – that’s a direct quote from Facebook by the way. What that means is that 3 times the number of people will see your ad for the same amount of money as compared with using static images.

From an economic stand point, that’s pure gold.

(Our testing in the FBM Academy shows that a good video campaign will gain 5x the reach of a static image ad.)

You can get 3 times the coverage, 3 times the exposure for the same budget as what you’re currently spending on boosting your photo based posts.

But wait there’s still more, using video builds your brand and profile like nothing else.

Video provides your audience with everything they need to feel like they know you and in turn, trust you.

By not using video, you’re literally costing yourself a small fortune in extra marketing spend and you’re missing out on massive brand recognition, profile building opportunities and allowing your market place to get to know you.

So where do you start?

Every listing should have a video – that’s the easiest and most cost effective way to start – property video’s are often paid by the vendor as VPA and it allows you to immediately start building your profile, while doing the right thing by your vendors – marketing their property in a manner that will get it in front of the most buyers possible.

Adding to video’s power is the ability to re-market, i.e build an audience of people who watch your video and then make a related offer to them. This could be anything from an invite to the open home or the old school “free appraisal.”

Essentially, with¬†re-marketing, you’re marketing directly to people who have expressed interest in your product, service or content – essentially, you’re preaching to the choir.

Excuses Excuses Excuses.

The biggest concern agents seem to have is that they can’t create professional quality video. When it comes to listings, you pay a professional to do it, which immediately solves that problem.

When it comes to producing general content videos, professionalism can take a backseat to just getting it done. The goal here is to provide value, the quality of your content is vital, while the quality of your production isn’t as important.

One huge tip I will give you – subtitle everything. That way, if your audience is watching your video without sound (as MOST will), the message still gets across!


Then we have Facebook Live – the ability to go live and broadcast to your audience on the spot, no scripts, no cuts, or fancy footwork – it’s pure live action and you’re in the hot seat. This alone sounds terrifying for many agents and I do understand that. But I’m also going to say, “It’s time to suck it up cupcake!”

If you can speak in front of half a dozen buyers at an open home or auction, then you can definitely do Facebook Live! Simply pretend you’re having a video call with your best friend or your kids, it’ll help remove the nerves.

The power of Facebook Live, is that when you go live, Facebook sends a notification to your friends/likes list that you’ve gone live and that they should join in – i.e preparing your audience for you.

It’s immensely powerful.

Leave the ego at home

Firstly, to those agents who are doing video – well done! You’ve taken a massive step to building your profile, growing your brand and really connecting with your market place.

Now, lets tweak what is happening before it becomes “the norm” and get better results from our videos.

Your face isn’t not what your market wants to see – yes you should be on camera for an intro and if you’re giving video tips live, your face is all you’ve got to show in most cases – that’s fine.

But if you’re doing a listing preview or a sales result video or even a listing walk through – no one wants to see your face any longer than they have to. Video is all about “show don’t tell” – if we’re looking at your face, then you’re telling us when you should be showing us.

Make sure the property/primary content gets the spotlight!

Remember you’re not getting on video to “look like an expert” – you’re getting on video to “demonstrate that you are an expert.”




Agents – your competitions could get your page BANNED!

No this isn’t click bait. Many of the competitions that agents are running on Facebook are in direct breach of Facebook’s Page & Promotions terms and conditions.

It’s important to note that you most definitely CAN run competitions on your Facebook page, so long as you follow the terms and conditions provided by Facebook and it’s legal to do so in your state or country.

But where agents are falling foul of Facebook is in the method they’re using to promote these competitions and gain extra exposure.

The incredibly popular “Like & Share to enter” competition is a ticking time bomb. It’s in direct breach of Facebook’s Ts & Cs and all it takes is for someone to report your competition and Facebook can, by rights, step in and shutdown your page. Ordinarily you will get warned first, but there have been incidents of pages being shutdown without warning.

Here’s the key part of Facebook’s Ts&C’s that agents should be paying very close attention to:

“Personal Timelines and friend connections must not be used to administer promotions (ex: ‚Äúshare on your Timeline to enter‚ÄĚ or ‚Äúshare on your friend’s Timeline to get additional entries‚ÄĚ, and “tag your friends in this post to enter” are not permitted).”

By making it a condition of entry that people share the post/competition, agents are breaching the terms and leaving themselves at risk of losing their page.

This doesn’t mean you can’t run a competition on your page, all it means is that you may need to adjust how you’re running them and ensure you’re not operating contrary to the terms and conditions.

There is nothing wrong with requiring people to like your post and or page as a condition of entry and as such competitions remain an excellent way of building your following.

Here’s the full promotions Ts & Cs from Facebook and a link to the Page Ts & Cs.

E.    Promotions

1. If you use Facebook to communicate or administer a promotion (ex: a contest or sweepstakes), you are responsible for the lawful operation of that promotion, including:

     a.   The official rules;

     b.   Offer terms and eligibility requirements (ex: age and residency restrictions); and

     c.   Compliance with applicable rules and regulations governing the promotion and all prizes offered (ex: registration and obtaining necessary regulatory approvals)
2. Promotions on Facebook must include the following:

     a.   A complete release of Facebook by each entrant or participant.

       b.   Acknowledgement that the promotion is in no way sponsored, endorsed or administered by, or associated with, Facebook.

3. Promotions may be administered on Pages or within apps on Facebook. Personal Timelines and friend connections must not be used to administer promotions (ex: ‚Äúshare on your Timeline to ¬† ¬† ¬† ¬† ¬†enter‚ÄĚ or ‚Äúshare on your friend’s Timeline to get additional entries‚ÄĚ, and “tag your friends in this post to enter” are not permitted).

4. We will not assist you in the administration of your promotion, and you agree that if you use our service to administer your promotion, you do so at your own risk.

Here’s the link to Facebook’s page terms and conditions –¬†https://www.facebook.com/page_guidelines.php

How Facebook is redefining the traditional “Farm Area”

Facebook is redefining the traditional farm area with data

It’s been a monster week for announcements from tech giants when it comes to real estate.

Facebook has entered into Australian real estate (and real estate the world over) in the most agent friendly manner we’ve seen in a while – handing the power back to agents when it comes to marketing properties digitally.

Meanwhile Amazon (in the USA at least), are doing their bit to help agents generate business and leads with a new referral system based (seemingly) on merit.

But the impact of these announcements actually runs a lot deeper than just another headline about an industry shake up.

In fact what Facebook’s offering brings to the table is a pairing of automation with laser-like targeting, something that LJ Hooker have picked up on and are now looking to capitalize on in a major way with their latest technology offering for their agents.

While I’m not going to get into the nitty gritty of their offering, what I will say is this – they’re saying all the right things and for all appearances demonstrating that they understand the value of data.

One core part of a recent article on the Real Estate Business website says it all:

Mr McTavish said that the built-in intelligence of the system allows it to ring-fence and retain its intellectual capital.

“With most digital outreach campaigns, you’re handing over data which is ultimately used by that digital service supplier or portal in other campaigns.

‚ÄúData is the lifeblood of any agent and introducing third parties dilutes the current and future potential of the data, and even worse, leakage of data…..”

“Data is the lifeblood of any agent…” That’s it right there, your future, your profit, your career is in your data. It would seem that LJ Hooker understand that intimately and are doubling down on it- and rightly so.

As we move forward in this new technological age, data is king and most importantly it will be data, not geography that is the primary factor in defining your “Farm area.”

That’s not to say geography won’t play a part, lets face it, few agents want to drive 3-4 hours to list and sell a property, but the once strict geographic boundaries will become very very blurred.

Already agents have the ability to capture and consistently re-market to anyone who comes into contact with their content, website, videos, Facebook page and or apps. Once they’ve been captured they become part of your “digital patch.”

The digital patch concept is one that employs a number of the tools within the Facebook marketing platform to turn your ads, content, website and videos into a beacon for interested buyers and sellers. Once they’ve engaged with your ads/content/website/videos, they’re part of your marketing patch for at bare minimum, the next 6 months. This will give the agent power to advertise not just via Facebook but essentially have their ads follow their potential client all over the internet and social space.

Set up correctly, it allows an agent to turn every listing, every piece of content, essentially everything they do in the digital space, into a lead magnet.

Damien Misso’s digital patch allows his brand and offer to appear whereever his audience are. In this case, an article on the McGregor Vs Mayweather fight scheduled for August 26th.

In this new digital world action equals interest.

Think about your own usage, the ads you click on, the posts and articles you engage with – you simply don’t click, don’t take action unless you have some level of interest in that content and learning more about it.

As a result, every single person being added to your digital patch, regardless of the content they’ve engaged with, has some level of interest in real estate. From there, you are able to re-market to them and further filter them through to buyer and seller calls to action.

It’s this digital patch that will become the dominant focus of successful agents moving forward for three core reasons:


  1. Once it’s set up, it will run almost automatically with minimal interference from anybody except when it’s time to update content.
  2. It will generate both buyer and seller leads consistently
  3. The massive reaching impact it will have on your personal and company brand


In this example, Damien’s brand and offer has found it’s way into a popular app based game. Where ever his audience goes, his brand and offer can be there.



But none of this is speculation – this concept is already being implemented by FBM Academy students with stunning results being produced regularly, in the form of consistent leads and massive lifts in personal and corporate brand recognition.

With 16 million Australians on Facebook each month and more capability to automate, target and market to these people, being put in the hands of agents every single day – Facebook is redefining the “Farm Area” at a rapid rate.


Facebook just stepped into Aussie Real Estate in a BIG WAY

It seems this is the week for big announcements with Amazon declaring it’s intentions to enter into the US Real Estate market and a number of the Aussie real estate groups have been a titter with the news.

But it wasn’t just Amazon stepping into the game, Facebook had a rather massive announcement of it’s own, however it hasn’t had the same hype around it as the Amazon one. Many agents have commented that the Facebook tech is in the USA only (ah….so is Amazon), so they won’t worry about it just now.

Time to set the cat among the pigeons….

The Facebook tech is here in Australia right now. My team and I are currently working with it and developing solutions to get it rolled out to our real estate clients ASAP.

Unlike the Amazon offering of referrals though, this tech from Facebook will deal with helping you sell houses and in so doing, list more as well. In fact it has the power to change how you go about marketing property – wait, yes I know, every freaking “disruptor” says that and you’re sick of hearing it, so am I. So instead of blathering on with marketing hype and jargon, allow me to explain how this tech works.

Firstly, lets take your personal branded real estate site that displays your listings.

The Facebook tech will require a developer and Facebook expert to set up (we happy to know a couple of good ones *wink*), but once it’s set up correctly this is how it will work:

  1. a buyer visits a listing on your site, but does not enquire or book an appointment
  2. Facebook analyses it’s data on that buyer
  3. Facebook then finds every other property on your site that is relevant to the buyer, (i.e what they’re looking for)
  4. Facebook then advertises all of your listings that may be relevant to that buyer automatically


In short, Facebook will turn your potential buyer’s Facebook feed into their own listing portal where the listings being offered……are yours!

Now of course there will be other ads among yours, the usual run of the mill stuff from a clothing company and Telstra or Vodafone’s latest attempt at convincing us they’ve gotten better. But for the early adapters and honestly, even those who might normally be late to the party, this Facebook tech will give you such a massive edge over your competition.

But wait there’s more and it’s not steak knives.

After this tech has been in play for a little while on your site, Facebook will then go and start marketing these listings to people who are statistically most similar to your current buyers. In lay-mans terms, Facebook will start marketing your property to people it thinks are most likely to want to buy it! (Initially, this feature won’t be available automatically but will need be set up manually – but it’s only a matter of time)

Now of course in the setup phase, you need to “teach” phase book what makes the properties similar, whether it’s price, suburb, bedrooms and that’s why this tech isn’t point and shoot.

After setting the tech up, this all happens automatically and all you need to do is set aside a budget for how much you want to spend on the ads each month.

So about those $2,000 premier properties on¬†those portals you use, they suddenly look like a REALLY expensive way to blow a marketing budget don’t they? ¬†Especially considering right now you can get in front of up to 5,000 buyers for $100 with a standard boost on Facebook (depending on what area you’re in) and these ads aren’t going to have any special pricing attached to them (based on current reports).

Add this tech into the equation and let Facebook do it’s thing and your ad spend is getting your listings in front of people that the data says is most likely to be interested in buying them.

It doesn’t get much better than that.

Welcome to the game Facebook!




A portal won’t save you

A few times a year, the big real estate portals make a significant change to how you, as agents, are allowed to use their service.

The latest of these changes has been to disallow agency branding (including sign boards), in property photos on some listings on the portal.

Agents have responded to this change, much like every other change made over the last few years, in a disgruntled fashion – taking to Facebook groups to vent their frustration.

This has become the standard process for anything that the portals change that agents disagree with. Agents complain that the portals are doing their hardest to systematically take agents out of the home selling equation – they may just be right, we all remember a certain share prospectus doing the rounds a few years ago stating the goal was to “dis-intermediate the agent” – i.e cut the agent out.

As this process plays out in social media forums, it follows a familiar path and invariably someone suggests, “we’re a huge industry body, why can’t we band together and make our own portal?”

It’s been done and it failed miserably to break the dominance of the main players, for a number of reasons. The main reason though is a lack of understanding of what it takes to make a portal successful.

Anyone with a bit of money and access to developers can “make a portal” – but to make it successful and to break the strangle hold on the industry that the main two portals have, you need traffic.

Traffic is the lifeblood of any website and Realestate.com.au and Domain.com have it in droves. They’ve become household names, they own the traffic.

To counter their stranglehold by competing for traffic with the portals (which is what ever portal has tried to do to date), it would take a few dump trucks full of gold bullion, spent on marketing budgets to have a chance.

What will save you is the ability to market property without the need to use the portals.

While getting a hair cut the other week, I had a very interesting conversation with my barber (bare with me here, I have a point to this tangent). She was telling me that she doesn’t use the Realestate.com.au or domain.com apps anymore, because agents are putting properties in her Facebook feed.

Now does one person noticing that and changing their behavior make for a revolution? No of course not. What it does, is make you sit up and take notice and start paying a bit more attention to whats happening around you. How many people are like my barber? Is she a pioneer, or part of a trend that is building momentum.

The benefits that Facebook ad targeting provides, allows agents to target property listings directly to the people most likely to buy it. They can break things down by income, family status, relationship status, interests and much more to pick out the person most likely to purchase the property and then get the property listing in front of them.

In comparison, the portals work much like a billboard on a highway, they show a property to the millions of people driving past. Except now, they have a billboard every 5 feet and they’re just hoping an interested person drives past. It’s essentially hit and hope, but so far it’s been the only option for agents and it’s more or less worked – but many agents I speak with are reporting significant drop-offs in the number of genuine inquiries coming through the portals.

The other big issue is that it’s impossible to market a property in isolation on a portal. The portal’s job is to show the potential buyer as many properties as possible, that’s yours, your competitions and any other property that might even be remotely applicable. You are essentially in massive competition with every other property listed.

Where as correct targeting on Facebook allows an agent to target the people most likely to be a match for the property and market it in their feed, without another property in sight.

Now if you follow my page or have read any of my previous posts, you’d know I’m a certified Facebook marketer and you could be forgiven for thinking I’m heavily bias towards Facebook marketing.

I am. Unashamedly so.

The reason is simple, it works. I’ve used it to generate over $510,000,000 worth of leads for Check My House Price member agents in the last 2 years alone. I’ve run campaigns that have sold properties, corporate tenancies, recruited agents and generated appraisal inquiries all through Facebook marketing and that’s just the tip of the ice berg – I know what it can do and I’m determined to pass these skills on to any agent will to learn them. Having been an agent myself, I understand the day-to-day pressure and threats agents face. Having spent 20 years in the technology space as a published tech editorialist, I also know whats coming and knowing how to market on Facebook successfully is how agents will not just survive, but thrive moving forward.

The agent’s I’ve taught, have experienced similar results, having sold properties, generated leads and experienced a massive boost in profile in their area for significantly less spend than any other marketing channel.

But regardless of whether it’s Facebook or you’ve found another method of selling properties without using the portals, make sure you have those skills. Because being able to market and sell properties without the need for the portals is the greatest insurance you have against the portals or any other change in the industry, phasing agents out.


This disruption BS in the real estate industry


Right now there is one word that can induce a Harley Quinn, baseball bat swinging, homicidal rage in me like no other……”Disruptor”

It’s not that real estate isn’t “ripe for disruption,” it is. In fact a blind, deaf, mute hedgehog can see that real estate is ripe for disruption.

It’s that every time we see the word “disruptor” or one of it’s variants in use in the media, it’s attached to a new portal or real estate brand launch that is supposedly going to do things “differently.”

Then comes the (now compulsory) mentions of Uber and AirBnB…….but EVERY. SINGLE. TIME both the media and the “new disruptor” completely ignores what Uber and AirBnB did…..they took the two sides of a transaction (supply and demand) and made it easy for the common individual with supply, to meet the demand of another common individual.

They essentially became a facilitator, a hands off middle man, who got paid for making the introductions (and paid well).

So it should go without saying that a new “cut price” real estate brand is NOT a disruptor and nor is a new portal.



With this in mind, it’s only reasonable that the next question would be “what would a disruptor in real estate look like?”

Well it depends on which side of the real estate transaction you’re standing on.

If you’re a homeowner, then a disruptor will be something that will allow you to buy and sell your house, completely online with everything from offers through to legals through to settlement being handled in a completely digital manner and most likely from your mobile phone.

(Now if you’re an agent reading this, there’s a good chance you’re rolling your eyes and chuckling to yourself, maybe even muttering “like that will ever happen” – fair call, real estate is a messy transaction business – but checkout¬†https://www.marketbuy.com.au/ – they’ve got the online buying and selling part down pat, how long before they expand that to cover every aspect of the transaction?)

If you’re a real estate agent, then a disruptor takes on a very different look. In fact for sometime, there has been ground swell in the industry from agents, pushing for the type of disruption that would see the two big portals fade into oblivion. Consistent price hikes, oppressive contract clauses and a general lack of “win-win” offerings being the main drivers of such feeling.

It’s fair to say then, a disruptor for agents would be something that unseats the portals from their respective thrones – essentially cutting out the middle man. Currently, the portals are the main conduit to buyers in the market and therefore a service that would remove the need for agents to depend on the portals would certainly cause disruption.

Does such a service exist?

Actually it does and here’s the delicious irony of it. MOST AGENTS are using it every single day, they just don’t realise the power it has.


It’s Facebook.

(Now before you light torches and gather up the internet trolls, hear me out, yes I’m a Facebook marketer, but that doesn’t change the fact that Facebook can get you directly in front of your buyers and sellers without the need for a portal).

Let me be clear from the outset though, I’m not talking about marketing to your “Friends list” and, “boosting” your listings only forms a VERY small part of the equation. In fact boosting without understanding what a boost is designed to do, is one of the biggest mistakes agents make on Facebook, but more on that another day.

Allow me to demonstrate just one small facet of this monolithic marketing behemoth.

Look at the URL (web address) of this post, up the top of your browser – you should see the word “hogswash” in the web address of this post. Based on that word alone, you’re now going to get re-marketed to by me. In fact, because you’ve visited this page and read this blog, I’ll be able to re-market to you for the next 6 months even if you don’t engage with any other content I produce in that time. ¬†Everytime you do engage with new content though, that 6 months restarts. So long as I keep putting out content you engage with, I’ll be able to continue marketing to you.

Now, that all sounds a little bit scary, so lets apply it to your business and a listing.

You put up a new listing, with a video and a link to the property listing on YOUR website (make sure it’s your website and not one of the portals). Any buyer or seller who watches that video or clicks through to the link, now becomes part of your digital farm area and you can re-market to that person again and again and again until they stop watching your videos or clicking your links.

Just let that sink in for a moment: a buyer watches the video or goes to the site but that listing isn’t for them, instead of losing them to the ether, you can now make sure that every other similar property you have listed gets in front of that buyer and every other buyer who engages with the video or listing.

And there is not a portal in sight.

Here’s the kicker, that’s just one small part of the Facebook marketing engine.

I’m not going to claim it’s the Uber of real estate, but what I will tell you, is that it’s just the basics of Facebook FOR real estate and if you’re an agent, don’t you think it’s about time you learned how to use it?