Frequently Asked Questions

What distinguishes your approach from others? 

There are two aspects to the answer to this vital question. The first aspect is what I personally bring to every transaction. I view the contract that we sign and all that it signifies as a binding commitment of my maximum effort on behalf of my client. In every case, for buyer or seller, or both, I work tirelessly to exhaust every option for matching the right buyer to the right home and keeping the transaction on track once the match is made. My personality helps me to engage buyers from first point of contact and to quickly establish a relationship of mutual trust and interest. My ability to listen carefully and hear what buyers are looking for allows me to match properties accordingly (this seems obvious, but many Realtors are “tone deaf” in this regard). And I have an excellent memory for buyers—I don’t forget the name or face of a buyer or the kind of property they are interested in even if I met them five years ago at an open house. Lastly, my cool head and creativity in the tricky period between offer, inspection, purchase and sale, appraisal, together with my willingness to always network and outwork all other agents—all of these give me and by extension my client an all-important edge in the market. 

The second aspect is that our company, Compass, is a premier real estate company with incredible teams offering technically advanced resources and marketing services to support agents and their clients with unrivaled tools and resources to represent properties in memorable destinations. To determine what marketing attracts and holds these buyers best, Compass has dedicated millions of dollars in studying the buyer client, which should be a highly valued quality in any price point.  As of 2021, Compass was the number 1 brokerage in the United States for closed sale volume and again in 2022 (source REALTRENDS).  

How many listings do you manage at a time?

Depending on the market, my team will close on average 40-50 +/- sides in any given calendar year. All properties listed for sale are actively receiving attention from buyers and some more than others depending on market placement and price. In most cases, we are rotating properties on and off the market as contracts come together and sales are realized. This process gives me in-depth knowledge of and access to property offered for sale in all markets on the North Shore in any given price point. I keep in close and active contact with a network of potential buyers I have developed over the years, and I make a point of attending broker caravans and events that allow me to gauge the competition for my listings and give me first hand knowledge of competing properties in case one of my buyer clients decides to enter the marketplace. The ongoing process of churning my listings and maintaining my network of buyers keeps me out there and keeps my knowledge of the market fresh; an added benefit is the incessant interaction with other brokers, attorneys, building inspectors, bank officials, appraisers, contractors, moving companies, service personnel, etc., which helps me build and maintain relationships that are critical to moving transactions along smoothly and successfully.

In general, representing properties in my inventory of listings really comes down to how I prepare and the resources I am able to marshal for both the seller and prospective buyers and their agents. I learn as much as I can about a property and prepare a detailed file that forms the basis for my pricing and marketing strategies. I am also fortunate to have very strong resources available through Compass as well as my own team including Micaela (marketing), Jordan (Executive Assistant) and Sonia (transaction coordinator), as well as among my own network of contractors, handymen, stagers, lenders and other professionals who help me bring a listing to market in the best possible condition. The agents in our office make a point of knowing one another’s listings.  

I work directly with my team members to service all listings and process paperwork and materials for all transactions to free up more of my time in the office and the field and to ensure files are maintained accurately. 

What is the proposed plan of action to find the successful buyer for my property?

The most critical first step is to accurately determine the property’s true value proposition in the market and whether it is priced correctly for today’s buyer landscape; the next step is to begin to create a buyer profile for the property. A market-based selling price and a target buyer profile will drive development of a detailed marketing plan covering all aspects of local, regional, national and international exposure. The initial push for the property when it first comes to market is critical, as it must present in an inspiring way designed to attract a specific buyer very quickly. If despite these efforts this buyer does not appear, then I will work with my team to create new ways to freshen and reposition the property with the buying public. 

How soon can you get a new MLS listing up after our initial meeting?

If I have everything that I need, I can go live almost immediately. A new listing can go live as soon as contracts are signed and the research of the property has been completed to capture any significant property history from various sources online or within the town archives in order to really “tell the tale” of the house. Showing a home the right way is much like storytelling, and it is important to have all the facts. In addition, I will need a full file of documentation (as available) that covers all of the specifics—architectural plans, surveys, deeds, plot plans, Title 5 (if private sewer), well water test results, right of ways, rights to water, easements, public vs private utilities, etc. This documentation can generally be found within a day or two, and must be reviewed for accuracy and complete understanding. The final piece of the pre-listing process is photography, video including drone photography, virtual tour and floor plans. It is usually no longer than two weeks to secure our professional photographer for any one property, and in most cases a few days. Having professional photographs prepared ahead of marketing online or in print allows to me pre-order postcards and brochures and reserve ad space in the appropriate publications. This also allows me to support online through Compass Coming Soon and Compass Exclusives prior to entering on MLS. If there is staging or repairs necessary, this portion of the pre-listing process is the biggest variable. So, from after contracts are signed it is generally one to two weeks to give enough time to accurately represent the home, but to that, we may need to add whatever time it will take to stage the property for sale or make any repairs if those two steps are needed. 

How will you reach buyers?

Compass has worked very hard to procure unique and exclusive relationships with all local and national publications and many other worldwide online publications (print and digital) that support the high-end buyer.  As a Compass affiliate, we have the ability to pitch all of our listings to any of these online venues for exposure in banner ads, digital ads, web covers, or editorial property features.  

Social media. The world has become a much smaller place, and social media is a part of it. Amanda Armstrong Group employs a marketing director that works directly with Amanda designing online marketing campaign and print campaigns specific to each property. Our marketing director also provides social media campaigns through Facebook, Instagram, Twitter, LinkedIn, Pinterest, e-newsletter etc. and maintains Amanda Armstrong Group pages so that all information is current.  In addition, Amanda Armstrong Group has worked very hard to procure unique and exclusive relationships with all top producing brokerages and their agents nationwide by promoting their homes on social pages throughout their networks and inviting them to do the same so that your home gets maximum exposure to the right audiences all over the country.  This feature is appropriately called Destination Day.   

How often can I expect my property to be advertised in print, and in which publications?

The process for advertising a property has changed much over the years. It used to be that the only vehicles available to us were newspapers, yard signs and Open Houses. The print element of advertising still exists today, but at a different level, and with less attention. We do utilize local newsprint, as appropriate and take advantage of opportunities offered through our local publications to feature your home and your home will appear there.

At the same time, online advertising is the most effective vehicle and the element with the highest focus among our clientele. Buyers generally do not look for homes in the newspapers today, due to the static nature of it, and the lack of information that a single ad can provide, so we utilize that tool less frequently. The most effective print vehicles I use locally include North Shore magazine, Cape Ann Magazine, Marblehead Magazine, Nantucket Magazine, North Shore Media - Real Estate Market Place (front page of the real estate section in the Gloucester Daily Times/Salem Evening News/Daily News of Newburyport), and more. I also use targeted direct mail postcard campaigns to generate awareness through lists that I have curated and maintained over the years. I have had my properties featured in the Boston Globe, on Boston.com, and in Boston Magazine. I personally maintain a contact database with over 3000 contacts that continues to grow. This is a private database managed and maintained by me that includes brokers I work with on a frequent basis, past buyers and sellers and many of the people that support my clients in the course of a transaction (attorneys, appraisers, lenders, stagers, engineers, builders and architects, cleaners) and is a powerful networking tool that allows me to reach real prospects in unique and unusual ways and in a very timely manner. 

What are the biggest challenges in finding a successful buyer?

The biggest challenges will lie in engaging brokers and potential buyers that have limited knowledge of the area and a static opinion of value.  

It will be imperative that I make them think of your home’s presence and value in ways that relate to lifestyle and community. My job will be to position your property for sale with an effective marketing approach, and work creatively with you and our marketing department to present your property in an exciting way inclusive of professional photography, video and aerials, virtual tour, floor plans and descriptive text. We must attract buyers at this price point in all ways, and to do so, we will rely on our very strong ties with our regional affiliates to make them aware of this fine property and all it has to offer.  

How will you prequalify buyers?

Initially, a buyer is requested to produce pre-qualification documentation in order to view the house. I will obtain that financial documentation through their buyer’s broker or in any instance where they are unrepresented I will discuss with them directly their position and ability to move forward. I generally try to find out what I can about a buyer with a thorough web search once I have a name. Additionally, I will assess the strongest elements of the property, and any possible hurdles, and will be able to speak to the buyer’s 
broker/customer directly to determine in a very general sense if this might be the right house for them. I have excellent relationships with our broker community and these open and candid conversations are easy to have, if that information is being divulged. In some cases, the buyer’s broker has instructions not to share certain information about their clients; in that case, you and I will determine together if it is a showing to move forward with based on the strength of the broker on the other side. 

How will you negotiate the best and highest price for the property?

I think that this is a conversation that I can have with you in person. I will be able to highlight details of my strengths as a fierce negotiator. If you read through client testimonials it is clear from their perspective that I am a force to be reckoned with when it comes to negotiations.  

How do you handle dual agency?

I have engaged in dual agency several times in my career. Whenever I list a property, there exists the potential for dual agency. My primary goal is to find a buyer by marketing the house effectively. Occasionally, this will result in direct contact from an unrepresented buyer, but the buyer is clear that, as the listing agent, I represent the seller. In many of these instances, the question of dual agency never arises; the buyer simply asks for a showing and, after pre-screening them as qualified, I arrange for them to see the property. If they move forward to purchase the property, I remain the seller’s agent and only engage in dual agency if I have full permission of both buyer and seller and only as appropriate. 

How will you work with all parties efficiently to move the sale ahead given many of the complexities of real estate transactions?

Working efficiently with all parties is one of the most important elements of a successful transaction, and certainly one of my strengths. I have very good relationships with brokers at all levels in all North Shore communities and treat all members of the transaction with respect and timeliness. Keeping everyone informed is very important in moving a transaction along from day to day, and necessary to avoid any issues that might stall the way forward to closing. When snags or issues arise, it is even more important to keep constant contact with all parties to keep everyone engaged and at the table. I am a proponent of full disclosure in all areas of real estate, not only because it is the law, but because not doing so is the surest way to stop progression in a transaction and to scare off a buyer.