Almost exactly a year ago, I posted a note that showed how numbers could be manipulated in ways that were truthful but either unhelpful or misleading (or both) when it came to comparing individual real estate agents. Recently, the following advertisement comparing offices in Rhinebeck caught my eye; and I can’t resist discussing it in the same context.
The ranking and statistics as reported in the advertisement are correct. According to this advertisement, it’s “Good to Know” that a certain office in Rhinebeck had a larger dollar volume of sales than any other. But does that help a prospective house seller or buyer?
Number of Sold Units More Important than Dollar Value
If I were going to sell my house, I’d be less concerned with which office had the most business in dollars. I get that many dollars indicates a high level of activity. And many sales dollars generates many commission dollars. But does that activity benefit the individual seller? In terms of dollars, I might be more interested in how close sale prices were to listing prices.
More than that, however, I’d want to know which office sold the highest percent of its listings, because actually getting my house sold is my highest priority. And so I divided total number of sales by total number of new listings to derive a percentage. Based on that criteria, the Rhinebeck office ranking for 2015 changes quite a bit*:
|1||Paul Hallenbeck RE||132||50||39|
|2||C21 A. Ferri||33||12||36|
|3||J. Ettenson RE||53||18||34|
Based on percent of listings sold, Rhinebeck has a different leader. Tied for second and alone in third, are two offices that didn’t even make the dollars list. A third office is added to this group because it is statistically even for the number 6 ranking.
Success Rate of Individual Agents More Important than Office as a Whole
The office that supports your prospective agent is a valid consideration. But does the sheer number of office sales mean that much? I wonder which office contains the most productive individual agents because those agents — or one of them — will be primarily responsible for my listing. In the following table, I divide total new listings and total sales by the number of agents listed for each office in the MLS roster. Then I divide the resulting number of sales per agent by the number of new listings per agent to obtain a rank by percentage:
|Sales Per Agent||Percent|
|1||Fraleigh & Rakow||3||4||2||50|
|1||G. DiMauro RE||5||4||2||50|
|4||C21 A. Ferri RE||10||3||1||33|
|5||Paul Hallenbeck RE||9||26||6||23|
Based on this ranking, we now have two new leaders among the Rhinebeck offices, neither of which appeared in the original advertisement or in my first table. Third and fourth spots still belong to two offices that did not make it into the original advertisement.
Focus Numerical Analyses on Individual Agents
Not only do I believe the numbers that reflect actual sales are more important and useful to prospective property sellers and buyers than sheer dollar amounts, I also believe that numbers pertaining to individual agents are more important than numbers pertaining to offices or brands. But even those numbers should be scrutinized, as I showed in last year’s post on Dutchess County sales numbers. To begin, each office is organized in unique ways and contains unique agents.
Imperative to Go Beyond the Numbers
Knowing that statistics can be massaged and manipulated, how does one choose a real estate agent? There are so many considerations — for now, I suggest that you Google “How to choose a real estate agent?’ As you read through the many pages that will come up, jot down the your concerns and the agent characteristics that matter to you most. Then have a conversation with more than one agent before you decide who to use. When presented with statistics always ask, what do these numbers really mean for me as I am considering this individual to help me buy or sell a property?
*Data sourced from Mid-Hudson MLS, the same source used in the advertisement. All fractions and percentages rounded to nearest whole number. Number of agents on roster comes from MLS at the time of writing.
Thanks for reading. When you are ready to start browsing homes or land in Dutchess, Columbia, and Ulster Counties, I encourage you to do so at my website, Ask-Marty.com. Because I am a member of THREE MLSs (Mid-Hudson MLS [Dutchess County], Ulster County MLS, and Columbia Greene Northern Dutchess MLS), you can search the entire region on both sides of the Hudson River. You can save properties that interest you and you can set the site to email you notices when new listings match your criteria. This a great way for buyers or sellers to monitor a specific neighborhood or school district or type of property!