Last week at Inman Connect, a real estate technology conference, Jeff Jarvis discusses two ideas we believe in:

1) Real estate professionals can leverage their networks to become hyperlocal media resources. And by doing so, they benefit from building the community networks they need to source referrals for their real estate business.

2) Real estate professionals should be thinking beyond what used to be the work of real estate sales. As the industry changes and makes real estate a much tougher career, Jeff suggests that Realtors, as hubs of the community, can build new local businesses, like social media marketing, based on the work they do with their community.

Groupon-like deals can work for real estate, but not as a typical $10 for $20 worth of product purchase. Real estate can’t be sold as a 30% off purchase price item (although they certainly tried variations of this at California real estate investment clubs in 2005). Real estate marketing has generally relied on variations of online lead generation, like providing real estate listings, in order to capture contact information. A real estate Groupon would essentially have the same mission of driving the active client out of the woodwork by providing a saving incentive.

Real estate marketing and the need to draw active clients out of the woodwork

The real estate industry is a peculiar local business for couponing because real estate transactions are solitary, even once in a lifetime events, compared to every day activities like eating out. In a nutshell, real estate marketing has been based on community networking and leveraging referrals to build Realtor brand recognition. The big hurdle is building community visibility to achieve that branding. Marketing then became a shotgun numbers game that spawned the traditional pushy  techniques that make consumers cringe. To avoid this spam stream, active home buyers and sellers now try to control who can contact them, and it makes them harder to find.

What will a Groupon for real estate look like?

One major coupon difference is that a consumer can’t assess the market value of a real estate service like a restaurant coupon. Couponing real estate services will likely require either pre-transaction interaction (“feel free to call me to discuss the details before you purchase the coupon”), and/or lead qualification processing.

I see two consumer models for real estate coupon services: 1) Nominal consumer payment upfront for redemption rights of a discounted service, and 2) No consumer payment upfront, but registered leads are qualified by the Realtor, chosen and purchased from the coupon provider. We’re using some examples below from Housetipper.com, one of the first coupon services for real estate.

1) Payment for discounted services model

from Housetipper.com

At first blush, the $25 purchase fee in this ad acts like an option that locks the 4% commission offer for a specified window, say one year. However, no consumer would purchase this kind of offer without due diligence of both the Realty and their standard pricing policy (maybe they always charge 4% commission rate). The deal terms will add language to solicit the potential buyer to “contact” them with details, or to join an on-site discussion thread.

This offer works because it accomplishes two things a Realtor wants: 1) pulls a potential client into a conversation, and 2) qualified client commitment when they actually pay $25.

The business concept works because the Realtor receives leads with no out of pocket fees, and the deals provider receives the full fee revenue from the consumer. However, the business model will be inherently limited due to the small number of coupons that can be sold in a locality (more on this later).

2) Free but transparent lead generation model

The coupon purchase price may dissuade many potential clients from inquiry if they have to actually pay. One way to bring more leads to the table would be to create a free offer, say, a free home inspection if a client signs a listing agreement (note the fine print can cover the Realtor’s out of pocket risk by stipulating that the rebate for home inspection be paid at closing). More potential clients will sign up for the deal without financial commitment.

The transparent lead generation system is a new concept in delivering leads. Once a lead registers, their name, email address and phone #, and if applicable, their social media profiles like Linkedin are presented to the Realtor. The Realtor can choose to either green light or red light the lead, and will pay a specified green light fee, like $25, to activate contact.

The traditional intermediary based lead generation systems that harvest email addresses from website inquiries and sold blind in bulk, are generally stale and poor quality; a 3% hit rate is doing well. Transparent lead generation systems reveal potential clients to due diligence and assure qualification, even to the point of Realtor contact with the lead before green lighting. Coupon providers can work on an honor system because any Realtor who would try to side deal with a client to avoid paying a fee would make an immediate unethical impression.

Final hurdle – distribution and scale

The biggest hurdle with real estate couponing is building an effective subscriber base for deals.

1) In today’s economy, the number of people in the market for real estate is small

2) Subscribers only subscribe when they are in the market, a very short window. And how will they find the real estate coupon, when limited deal revenue won’t support supplemental marketing campaigns?

3) Real estate is inherently local, the coupon provider can’t market locally in every city (unless they are Groupon) so the marketing effort will fall on the Realtor and local media. This is a lot of resource coordination, and Realtor “sharing” the deal through Facebook won’t likely tip a deal into significant numbers.

Solution to Scale

Coupon providers will need to augment their distribution through affiliate relationships. For example, deal syndication networks can be developed with real estate listings sites like Trulia or Zillow, brokerages, and hyperlocal networks like Patch and the Breaking News Network that can distribute deals locally. Scaling will require a coupon provider to collect in aggregate enough small fees (much smaller than traditional Groupon yields) to cover centralized operating expenses. Building national client offerings from housing related retailers like Home Depot will also support scale.

Based on my work with the real estate industry, I see enthusiastic demand for real estate Groupons from Realtors, as well as mortgage brokers, insurance and other real estate related services. And why not? Realtors will try any free or cheap marketing opportunities that enhance their lead quality.

Happy New Year! Tomorrow there is a Virtual Real Estate Bar Camp produced by our friends at Real Estate Tomato. It’s a series of webinars that run throughout the day, I’ll be on at 3:00pm CA time. Register here. I’ll be discussing innovative community engagement strategies:

Real estate brokers and agents are an identifiable categorical group in the social media, everybody recognizes their presence talking shop or chatting up the local community. The industry’s relationship with the Internet has historically been mercenary; the principal reason for online presence, whether with a website in 2001, a blog in 2007 or a Facebook page in 2009, is lead generation.

Examine the broker/agent’s marketing mindset. Their commercial mission is to stay “top of mind” to literally tens of thousands of people in their focus community on the off-chance one of them makes the decision to buy or sell a home. Pre-Internet, they did this with post cards; pre-social media, they drip email marketed their community to death, and always asked for referrals. The business has always been perceived as a numbers game based on how wide that network net was cast.

No wonder the real estate industry leads all other businesses (except tech and porn) in the adoption of new ways to expand online presence. The early adopters in real estate are hyper-practical and they figure out what works long before the social media pundits can see the utility. Every real estate social media conference I’ve attended has much richer content than the talking heads at typical tech conferences. Most of my colleagues in real estate will concur.

The paradox is everybody believes the real estate industry are slow adopters, and always describe it metaphorically as the classic aircraft carrier. This is also true. Most real estate agents are slow adopters (say, 95%) because they believe that their job is selling, not wasting time chatting online. They ask questions like “give me one example where somebody got a lead from Twitter”.

Real estate agents are slow to react because they are conservative, only acting on the fear of losing competitive advantage. With literally hundreds of competitors in a zip code, they need that advantage. So the aircraft carrier analogy is apt because the agent community will all react at once. When agents see their competition on Twitter and Facebook, they are obliged to follow until eventually the tipping point is reached when the paradigm of using social media as a marketing tool becomes the norm.

At today’s REBarCamp Silicon Valley, one of many social media barcamp venues focusing on real estate, the majority of the attendees were new to the BarCamp concept. Previous REBarCamps from even last spring were collegial affairs, with all the early adopters knowing each other intimately. Today, the newcomers were there… and that signals the tipping point has been reached. It also signals a kinder industry who are using (and being trained to use) social media to attract clients as opposed to spamming them with unwanted emails and new listings.

This slideshow is a presentation we’ll be making for the California Association of Realtors next month. Marketing local business services like real estate to a community is changing. Pushing to a community via drip email marketing and shopping cart advertisements is time consuming and frankly more intrusive to the recipient than broadcasting the same information out as a media channel. What’s the difference in positioning? Media channels are in a much better position to provide favors and opportunities by virtue of their being a hub in their community. This in return attracts business. It’s the subtle difference between pushing your name out there and pulling in people who share business interests with you.

Having a social media presence attracts opportunities. Twitter in particular has introduced me to many people with common, shared business interests – they come out of the blue and we become close friends very quickly based on our business compatibility. Many “social media experts” promote consulting, or how to get rich quick schemes based on social media. I’m surprised to see very few leverage their experience and their social media influence to develop businesses not based on social media advice.

So… I’ve started a Mortgage and Refinance services business. I’ve been involved in the real estate industry for over 6 years as an entrepreneur, business owner and consultant. For the past 2 1/2 years, I’ve authored the Transparent Real Estate blog, and chronicled how the real estate industry should adopt the social media and make the business of real estate less murky and more transparent.

I have five reasons for starting a mortgage business:

1. Make the mortgage and refi procurement process completely transparent. I have always professed that finding and closing on a mortgage should be as transparent as buying any off the shelf product with a fixed price tag. Most consumers have no clue about the various fees (some are junk fees like “doc prep”), even hidden fees that have given the mortgage industry a somewhat treacherous reputation.
2. Provide professional, experienced service. The barriers to entry to become licensed as a mortgage broker or loan officer are fairly low, and timely service is sometimes lacking. Frankly, it’s not that simple to get a loan in this recession, and that’s where expertise and service becomes the key satisfaction determinant.
3. Create a new sales and marketing paradigm. Leveraging the lessons of 2.0, we will strive to educate the consumer about the mortgage procurement process. And we won’t contact the consumer unless they ask us to. We won’t have an email marketing campaign or aggressively spam in any way. We’ll endeavor to change the hard sell culture.
4. Launch of a revolutionary Wholesale Mortgage Rate Engine. Almost all consumers don’t realize there are wholesale loan rates. Through consulting, we advised on the development of RateWindow, a revolutionary Wholesale Mortgage Rate Engine that launched this month. Finally every rate can be fully disclosed to the consumer. We wholeheartedly base our quote system on RateWindow; standard quote engines like Bankrate and Lending Tree don’t provide wholesale quotes and sell your contact info as leads to anybody who wants to buy them.
5. Help consumers purchase a home. I believe the next 24 months will be the best opportunity to purchase a home in America because this recession will eventually bottom out.

If you are researching mortgages and refis, please visit our Wholesale Mortgage Rate Engine at http://mortgagetransparent.com/ratewindow.

With media layoffs (McClatchy slashing 1,600 jobs today) and newspaper foldings becoming daily occurrences, editors no longer rely on sourcing stories from the decimated news rooms. They do what everybody else does – go online.

News media still needs to cover core breaking news – economy, politics, editorial, disasters, sports, local coverage – for credibility as news organizations. What’s being left behind are the topical news – arts, food, entertainment, real estate, fashion, home, books, travel – which seem more suited to coverage by bloggers or even corporations involved in the topic.

In real estate for example, I see more data being produced by real estate 2.0 companies that were once the province of commissioned media surveys. Louis Cammarosano of HomeGain tells me today that their just released survey of Realtors on the housing market was picked up by USA Today, Boston Globe and Dallas Morning News. Last week, Trulia.com, an RE 2.0 site had their VP of Marketing Heather Fernandez talking about the Mortgage Relief Plan on KTVU television.

Content is still king, but production is no longer a journalistic monopoly. In fact, the old line producers have moved into a new rank and file of citizen producers, all of whom are competing for media attention. Companies like HomeGain and Trulia that provide the most original or compelling content get to showcase it in this new media system.

For business purposes, the social graph creates an optimal referral network. As far as I know, no company has gotten into the national business of showing the myriad business networks – chambers of commerces, civic organizations like Lions club, even athletic leagues and churches – how to leverage social media for the business benefit of their members (it’s all still done locally by some social media expert).

Enter my company, Domus Consulting Group. As part of our consulting practice, we’ve been leaders in educating real estate companies and agents on social media. Real estate professionals tend to be hubs of their business communities by virtue of the constant networking they do for business development.

From our work in real estate, we’ve developed a social network referral system that coaches business networks, teams and corporations how to leverage the critical art of the referral. Anybody interested in our methodology is invited to sign up for our free 3-week webinar sessions starting next week. We’ll also be previewing a new media marketing paradigm for business development that I’ve alluded to in the article Web 2.5 Opportunity – Creating Media Hubs.

TODAY’S ONLINE CONTENT FATIGUE

Web 2.0 could be described as a phase in the evolution of the Internet that facilitated individuals in creating content within the constructs of social websites (blogs) and social networks (as participants). User-generated content was the New New Thing when it first appeared refreshingly on blogs (in 2002 blogs were being recognized as media), MySpace (2003), YouTube (2005) and Facebook (in 2006, it opened up beyond colleges).

Now, the discovery phase of Web 2.0 is over. Thinking bird’s eye level, all the content that needs to be online is now online. For example, there are literally thousands of articles (and videos) about how to raise your credit score, and using Google isn’t really going to help you find the best or most appropriate advice. Conclusion: content creation is now not as highly valued when it’s already ubiquitous and en masse.

However, one kind of content is still prized; it’s in the taglines of CNN and Huffington Post: “Breaking News“. Breaking news, in all its forms from reporting to analysis, holds the most social and economic value – world society reacts, trades and competes with New News.

MEDIA 2.5 – POSITIONING AS THE HUB OF BREAKING NEWS

The mainstream media finally figured out that journalist content creation also didn’t need to be salaried. Breaking news can now be reported by anybody in Mumbai or Gaza. Media measures its worth by traffic, and solidifying the market position of being the hub of Breaking News is where Media 2.5 is headed. That means having producers like CNN’s Tori Blase on Twitter‘s front lines receiving and monitoring news stories and alerts from her Twitter network. This reinforces CNN’s status as the breaking news hub when it has dispatches at the borders of citizen journalism. News sourcing is social, every news producer must do this to stay connected with the new citizen news sources and be relevant in the future.

WEB 2.5 – EMPOWERING WEB 2.0 INDIVIDUALS TO CREATE BREAKING NEWS MEDIA HUBS

The New New Media Properties have none of the mainstream media overhead and infrastructure for collecting breaking news – Huffington Post, Politico and video-based Funny or Die are the collaborative media that Web 2.0 facilitates. All they need are writers/video producers who want syndication, and what aspiring journalists/producers will turn that opportunity down? These sites have become talent agencies that trade talent exposure for content quality, and in turn elevates their online presence and traffic.

The window is open, but nobody sees it’s open yet. Any organization, company or even a team of like-minded individuals can now create Politico-type blog network/breaking news distribution properties cheaply by leveraging Web 2.0′s blog and website design applications. A key distinction needs to be made in developing a media property – the content being created and distributed must be quality controlled to attract traffic. Social networks built on platforms like Ning won’t work due to noise and content credibility arising from any yahoo who wants to be a participant. The mainstream media understands this distinction and have been augmenting their journalistic offering with a J-School trained blogger corps (examples: NYT, SFGate), basically trading in the name “column” for “blog”.

Web 2.0 facilitates individuals. Web 2.5 facilitates the development of collaborative websites. The real estate industry in particular can leverage Web 2.0 tools to create collaborative websites that position real estate agents as local “reporters”. Properties like Homescopes leverage Web 2.0-savvy real estate professionals to break local news like the details of recent home sales only they would know about. Seth Godin mentions today that real estate brokerages should create local e-newsletters… this idea aligns with the idea of real estate agent as reporter.

You wouldn’t buy GM stock today without checking Marketwatch.com, and consumers will soon understand they won’t put an offer on a house (in this weird market!) based on month-old data. Breaking news is the killer app.

WEB 2.5 – LEVERAGING THE MEDIA HUB TO ATTRACT TRAFFIC (AND ONLINE FAME)

If you want evidence that content creation is taking a back seat to content distribution, see Justin.TV, an online streaming media application initially launched to allow the masses to chronicle their lives in video. Unfortunately, most people’s 24-by-7 lives are excruciatingly boring, and Justin.TV has evolved into the leading do-it-yourself online Cable Access channel network that facilitates anybody who wants to “program” online TV. Naturally, the most in-demand content are the free broadcasts of subscription streams of sporting events and movies… value-based content is king.

And just so content creators won’t complain that I’m positing the “death of content”, on the contrary, good content creators will now flourish, and gain access to exposure and fame much more easily with the proliferation of the new Web 2.5 content distribution channels (and let’s just call them media).

Media hubs/channels are the antidote to content fatigue by facilitating relevant filtering for discovery of great stuff. Guy Kawasaki’s Alltop and Jason Calacanis’ Mahalo are based on nothing more than the collaborative insights of what is online good “breaking news” content. Somewhat autocratic, but a simple formula. It’s no coincidence that both Guy and Jason have attuned themselves to real time trends as well-networked Twitter celebs.

What I’m trying to say is – the opportunity is build these media hubs is wide open and easy to do… the challenge is to convince your network to participate in your hub. This is the spirit of post-Web 2.0.

The mass media – CNN, Marketwatch.com, NYT.com – all depend upon delivering “breaking news”  relevant to their audience. It’s been that way since “Extra, Extra, Read all about it”. The “breaking news” play is evident in the institution blog world with properties like Engadget and Gizmodo warring to get the latest tech toy published first.

Breaking news is critical for making time sensitive purchase decisions – nobody should buy GM stock, purchase a home or car, or lock in an interest rate without checking what is happening in the markets and how it impacts their purchase decision.

How Breaking News Real Estate Sites Become a Mass Media Property

The new breaking news websites like Homescopes, a real estate site of blogging Realtors devoted to granularly chronicling the Northern California housing marketing in real time, is a far better resource for analyzing this local market than any journalist writing a weekly real estate column. Homescopes is planning to expand to having 100 real estate “journalists” covering this regional market. Once this happens, Homescopes becomes a bona fide source of professional real estate opinion, and can now leverage their collective knowledge base by teaming up with the traditional mass media for supplemental content delivery. Imagine Homescopes as a part of the San Francisco Chronicle coverage of the real estate market in the Bay Area… Homescopes’ agents benefit from exposure in a mass media publication that is akin to free advertising.

In addition, Homescopes will be able to leverage their portable social graph – readers can log into Homescopes through their Facebook account via Facebook Connect or via similar channels like Google Friend Connect. Like all social media plays, these various Homescopes social networks will build on the trust and credibility that develops among the membership.

Conclusion

Homescopes is singular in the landscape of independent real estate sites by providing breaking news cooperatively and in hyperlocal detail by its participating agents. No other real estate sites – Trulia, Inman News, Realtor.com – can provide this level of local detail in a news feed based format. Simple to build at little cost, all it takes are ringleaders who see the opportunity to replicate Homescopes in their markets.

Related articles:

Homescopes – providing breaking news for the Bay Area housing markets

Entrepreneurial Real Estate Marketing

Incorporate “Breaking News” into the Website and Make Them Compelling Reads

The Portable Social Graph