Helpful Definitions

In any industry you have to learn a new language and sometimes have to work through the alphabet soup of acronyms. We call it Realtor®-speak. Here is a start but there is much more the deeper you get.

Your Identity Crisis!

  • The Real Estate Agency (REA) only knows you as a Licensee. Their job: to license qualified people and then regulate their licensees.
  • In our Associations (NAR, OAR, YCAR or PMAR) you are a Realtor®. This term can only be used by one who is a member of the National Association of Realtors®. Many times commercial brokers and property managers are not Realtors® and in some places significant numbers of licensees are agents, not Realtors®.
    • Are you a real-i-tor, or a real-tor? It is the latter; someone who works with real estate!
  • Agent refers to your function of representing clients. You act in behalf of another.
  • Sales Associate is obsolete but may still be used in a traditional firm to keep lines of authority clear. This is a term used before agents became brokers.
  • We are brokers in that we broker sales for someone and are paid commissions. In 2002 all sales associates were required to upgrade their education and be licensed as full brokers. This was in response to increased abilities and responsibilities associates were able to take on because of technology.
  • Principal Broker is a higher level of licensing which allows a licensee to function independently (think sole-proprietor) with direct legal and ethical accountability. A Principal Broker in a brokerage can also be designated and charged with supervision of other licensees and accountable for their practice. In the world of our Associations, the “Designated Broker” is the ultimate responsible and accountable PB in the office. At Bella Casa, we have multiple Principal Brokers and some of them supervise others, many do not.

Where You Will Work

  • Brokerage: This is an office where brokers work and is the most common term for a real estate office.
  • Agency: This is an office where agents work and can be used interchangeably with brokerage. Sometimes this refers more narrowly to a franchise organization emphasizing that this office is an agency of the parent company or brand (e.g. common in insurance).
  • Firm: Usually refers to a partnership type of ownership, hence law firms. In real estate often refers to multiple offices/brokerages owned by the same owner(s) even though they may share a national brand name with others.
  • Office: Used synonymously with brokerage but is particular to a branch or independent standing.
  • Corporate terms apply when offices are incorporated (Inc, LLC, S-corp)
  • Who owns the business???
    • Might be a ‘national store’; e.g. owned by C-21 or Coldwell Banker
    • Might be owned by a regional owners (Re/Max Equity Group; Prudential Northwest Properties )
    • Might be owned by collection of agents (Keller Williams)
    • Any national or regional brand might be owned by small or larger groups of investors, local or not. Could be owned by a family or individual.
  • What does local ownership mean?
    • See our article called Local Ownership Considerations.

Compensation Related Definitions

  • Commission split: What percentage of the gross commission do you get when the sale closes? From this number there may be additional royalties, fees, and expenses taken before you see the net amount your receive. As an independent contractor, you will then be paying many of your own business taxes and your own expenses before seeing your ‘take-home money’! Does this percentage slide based on sales or other considerations?
  • Commission cap: Is there a point at which your brokerage will no longer take their split and you will be enabled to keep all the gross commission?
  • Royalties: Is there a national or regional brand or corporate office which gets some of your commissions on each sale? Does it cap or apply to every sale?
  • Fees: see article on Commission Compensation to see examples of these
  • Expenses: You will have brokerage expenses (like copies, or space/desk rental), and your own business expenses like your cell phone and computer etc.

Working in Sales

  • Lead: Raw opportunity for you to explore. You hope some leads will turn out to be prospective buyers or sellers for you.
  • Prospect: A qualified lead that you have connected with who is a prospective client of yours.
  • Client: Someone who is committed to working with you for their sale or purchase, or someone you have worked with in the past.
  • Colleagues: Our preferred term for our fellow Realtors® whether in our own company or not.  At some level we are all competitors, but we also work together as colleagues in our industry.

Randy McCreith, Principal Broker
Bella Casa Real Estate Group

Ask Our Agents Yourself!

[dropcap character=”W” color=”blue”]We encourage you to learn about our brokerage from the Realtors® themselves. Our brokers are prepared to have prospective members call or email them directly. On our Meet Our Realtors page, you can find the cell phone numbers and email addresses. Please contact any or all until you are satisfied.

Consider some questions such as…

  • Is Bella Casa all it aspires to be?
  • What are the strengths and weaknesses?
  • Any disappointments? Frustrations?
  • Was it difficult to assimilate into the company?
  • Ask about the corporate culture, the people, the compensation plan, the education, training and assistance.
  • Seek understanding about how decisions are made, how the cooperative works, the meetings, etc.
  • Do you have any previous experience to compare it to; what are the differences?

I trust when you hear it from the people who live it you will have confidence to make the right decision for your future.

Meet Our Agents

When Your Brokerage Becomes Your Top Competitor

[dropcap character=”I” color=”green”]I have written a great deal about our evolving industry and the decline of large firms and national or regional brands. These realities were seminal in our thinking as we were forced to consider not becoming part of a franchise. In the 6 years since Bella Casa’s inception the data has strongly supported our conclusions that we could be more successful as a powerful local brand and better for our brokers if we were not saddled with extra expenses. In the recent housing depression, we would most certainly have failed if we had gone the traditional route!

There is one more little-known secret I would like you to think about as you consider your next career home. The declining brands are systematically becoming direct competitors of the very agents who give their money to keep them in existence! The changes stem from the fact that these behemoth organizations are suffering from declining revenues as we witness an explosion of small and local brands, and agents functioning as sole practitioners. Additionally, tough competitors raise the expectation of agents (splits and caps) so the contribution of each agent to the franchise is shrinking. The solutions for this problem are either to expand and grow numerically (something almost impossible in this market and our new age), or raise franchise fees, commission contributions, add numerous fees and expenses, or develop more income streams through affiliated businesses which the agents are pressured to use. But there is a third way to counter their financial losses…

What assets do large firms have that they can take advantage of? What is their core competency that can be put to good use to increase profits? They are big, they have enormous reach into almost every market, they have brand recognition, and they already have a significant web presence. Think like a business person; what would you do?

If I cannot grow the number of agents (the problem is that I am destined to lose more), and I cannot find more fees and income streams for them to pay, then I will find what the agents need and sell them to our own brokers, for example, someone similar to this Forex Broker who may be able to help them! Becoming part of the investment world can be a little daunting to those who are new to stock trading. However, there are some companies such as IronFX that might be able to help by giving you financial advice when it comes to the stock market and trading. What does every new agent need and all other agents want more of? Leads!

And so today, many of the national companies have become middle men in our industry. They have shifted from serving their customers to fleecing them. They use their assets to steer prospective buyers and sellers to their websites, harvest their contact information and search information in order to sell them back to their own people for referral rates we understand to be from 35% to 50% of the commission generated.

Many of us recognize that this is the business plan of a lot of internet companies. Up until the housing industry crash, there was an explosion of mortgage and real estate related companies online through which national advertising sought to glean contact information of seekers and horde internet traffic so they can sell them to Realtors® and mortgage brokers. These companies exist only online and there is little to no value added service, they just sell the leads for monthly fees or commission splits. When Realtors® buy these leads (often out of desperation), they only feed the beast which will one day enslave the real estate industry. It is free enterprise at work when entrepreneurial companies create such enterprises and we should admire their savvy instincts and initiative where opportunity is found. But when our own mother or father does it to us – is that natural and right?

The current recession has thinned the ranks of these companies because real estate has not been profitable for over 3 years. This is actually good for the national real estate companies. Real estate is their core competency and they can add true value-added services for these web travelers. The opportunity now is to buy some of these entities or create other ones and use them as stealth sites to corner internet traffic. It is also to use their own well known websites to collect valuable leads, and then sell them to the people motivated to buy them.

Real estate agents are hungry, poor, and needy. They may not be able to pay up front but they will pay if it comes out of a commission split. If I make only half of what I normally would, half is still better than nothing. Of course some will be willing to pay less up front for more leads to work with. Most often, these leads are not qualified in any way, they are just the addresses of internet surfers who have visited a real estate site.

What Should You Do?

  1. Consider carefully whether to pay for internet leads from any entity.
  2. Find out what other websites your national brand or franchises own. They may be real estate search sites (stealth sites) or mortgage related, foreclosure related sites etc.
  3. Ask about the availability of leads from your franchise company and what the costs are. How are they dispensed, as select favors or for sale?
  4. One symptom to check to see if your company practices being a middle man is this: Go to the national brand site, the corporate HQ on the internet, and search in their site, (not through google etc) to see if you can find yourself. If you cannot get to all local agents at all, or in a few clicks, then this site is being funded by you to be a competitor of yours.
  5. Develop your own systems and methods for finding leads directly and develop your own marketing presence so that anyone on the planet can find you directly. In an age of technology, you do not need the middlemen to become successful. You can be successful because of your own initiative and according to your own designs.

Meet Our Agents
Randy McCreith, Principal Broker
Bella Casa Real Estate Group