Real Estate Auctions – The New Land Rush

On a sunny afternoon in Florida, an energetic crowd gathers on the lawn of a high end luxury estate. A loud and eager banter between an auctioneer, a group of bidders and bidder assistants fills the air. For several minutes the auctioneer asks for the next highest bid and the bidders respond. Suddenly the bidders grow silent. The high bidder holds his breath in anticipation of winning the auction. The auctioneer calls for one more bid. In a loud clear voice which rolls over the audience he says, “Fair warning, last chance” the auctioneer pauses, “SOLD!” And in less than 10 minutes another multimillion dollar estate has changed owners.

Successful real estate auctions like the one above are happening all over North America and the Caribbean. Recently real estate auctions have been on the rise, the increase in popularity is partly driven by growing inventories and fading buyer confidence. Properties that were selling in weeks using traditional methods are now languishing on the market unable to attract buyers even as seller’s lower prices. Many say the real estate boom is over but savvy buyers and sellers are profiting from real estate auctions.

Real Estate Auctions Work in Up or Down Markets.

Regardless of trends or market cycles, real estate auctions provide an open and transparent process for buyers and sellers. Properly conducted real estate auctions attract ready and willing buyers and motivate them to act now.

The auction method removes the “wait and see” attitude which serves to further depress real estate values. Buyers are always concerned about overpaying. Buyers gain confidence with their purchases at real estate auctions because they can see what others are willing to pay.

When market demand is high and inventories low, real estate auctions can deliver selling prices well above what a willing seller would have accepted in a negotiated private treaty sale. In good selling climates many property owners using traditional real estate methods; negotiating with one buyer at a time, leave thousands of dollars of equity on the table. During up markets real estate auctions are the best way to establish top market price.

Evaluating Your Real Estate for Auction

Not every property or seller for that matter makes a good candidate for auction. First of all sellers must be ready to sell now and for the current market value. Also a real estate auction will not fix problems caused by a downturn in market value of your property, if you owe more than a willing buyer will pay, be prepared to come to closing with your check book.

Properties that do well in real estate auctions have a high uniqueness factor. Ask your self, “What makes my property different from most others?” Maybe you own a resort property or high end luxury home, commercial properties and land do very well at auction. Real estate auctions thrive on uniqueness. If your property is like everyone else’s, the best thing you can do is offer the most competitive price.

Most importantly sellers must be reasonable about setting a minimum bid. A seller must look at the lowest, most current comps and price below that to generate the interest and urgency necessary for a successful real estate auction. Once the auction begins and qualified bidders start competing against one another you can watch the selling price increase.

Locate a Qualified Real Estate Auctioneer

Start by checking with the National Auctioneers Association, the best real estate auctioneers belong to this organization. These real estate auctioneers are well trained and adhere to a standard of practice and a code of ethics. Many attend the annual International Auctioneers Conference where the latest techniques and innovations in the real estate auction industry are presented.

Find out if the company you are interviewing is a full time real estate auction firm. Many real estate agents are getting auction licenses yet have no experience with the auction method of marketing. Conducting a successful real estate auction is nothing like (private treaty) traditional real estate sales. Go with a real estate auction pro.

You’re probably better of with an auction house that specializes in real estate auctions. There are many qualified auctioneers who have generations of experience selling personal property; furniture, dishes, lawn equipment and the occasional rare painting. Selling real estate at auction is a complex matter that should only be attempted by full time experienced real estate auction professionals.

Commissions and fees may vary, sellers must pay all marketing expenses up front and buyers typically pay 10% of the sales price to the auctioneer of which a share goes to participating real estate agents.

Types of Real Estate Auctions

Auctions are effective because they create a seller’s market. Professionally conducted real estate auctions create urgency, a reason to buy today and competition for the property. Terms and conditions of sale are established ahead of the auction. Real estate auctions will follow one of these three approaches:

Absolute Auction

The property is sold to the highest bidder regardless of price- using this process often returns the highest sale price.

Minimum Bid Auction

Seller agrees to sell at or above a published minimum bid price – this method is useful for internet auctions.

Seller Confirmation or Reserve Auction

With a reserve auction, the seller “reserves” the right to accept or decline any bids usually within 48 hours of the auction. Reserve auctions are used when there is a lien on the property from a lender or a court ordered sale with a minimum selling price.

Differences in the Types of Auctions That Take Place Around the World

Auctions are those events where properties or goods are sold to the highest bidder. Auctions are mostly public events, where bidders make a series of bids and purchase a particular item for a high price. During auctions, bidders decide the price of an item rather than the seller. It depends on bidders to decide the amount they would want to pay for a specific item. During an auction, a bid is a proof of a legal binding. Bidders agree to pay the amount that they have bid. In a high profile auction, bidders may have to pay a deposit in escrow accounts or give a proof that they can pay for those items.

Types of Auctions:

Different types of auctions take place around the world. Below mentioned are some types of auctions:

1. English auction:
This is a basic type of auction. In this type, people can see the item and then start bidding. Bidders slowly raise the value of their bid until everyone gives up. The highest bidder is the winner. An auctioneer manages an auction, keeps records of the on going bid and decides the winner. Sometimes, the seller will quote a minimum amount for an item to the auctioneer, below which the auctioneer cannot sell that item.

2. Dutch auction:
In this type, the auctioneer sets a particular price and then gradually lowers the price. People in public will start bidding and later decide which prices are suitable for the item. A seller may use this type of auction to sell large quantities of same products to the public. For instance, a seller may want to sell a large amount of hay and will thus, decide to sell this hay to people for the same amount, once a reasonable price is decided.

3. Silent auction:
In this type, the bidders in public will present their bids in a sealed format. These sealed bids open at the same time and bidder with the highest bid wins. There could be a modification in this type of auction. The bidders are allotted a specific period to bid. They can roam in a room displaying the items, and write their bids on an associated sheet of paper. The bidders are allowed to see bids of other bidders and can choose a higher price for an item. At the end of the allotted time, bidder with the highest bid is the winner.

Examples of Auctions:

Auctions can be of two types either public or private. Sellers may trade any kind of items in both types of auctions. Some areas where auctions take place are:

1. Antique auction: An antique auction consists of a trade opportunity as well as provides entertainment.

2. Collectable auction: In a collectable auction, the seller may put up collectables like coins, vintage cars, luxury, stamps, real estate, and luxury for sale.

3. Wine auction: In wine auction, bidders can bid for rare wine, which may not be available in retail wine shops.

4. Horse auction: Bidders can bid for young horses of the best breed.

5. Livestock auction: In livestock auction, bidders can buy pigs, sheep, cattle, and other livestock.

The other examples of auctions may not be public. These auctions are for bidders from corporate levels. Some examples of private auctions are:

1. Timber auction
2. Spectrum auction
3. Electricity auction
4. Debit auction
5. Environmental auction
6. Auto auction
7. Electronic market auction
8. Sales of business auction

Bidders in an auction need to examine the items displayed and decide an appropriate price for an item. Thus, auctions help buyers in getting the best deals and in gaining better profits for sellers.

Properly Listing Education on a Resume

Oftentimes, I see some awkward management of how people list their education on their résumé. Here are some tips and tricks to help effectively convey your investment into your educational career to prospective employers:

1) Understand what constitutes education. The EDUCATION section of a resume actually is composed of two parts: your formal schooling (with an accredited institution), and then everything else, which should be listed under a separate subheader (not ‘training’, ‘coursework’ or ‘classes’) called “Professional Development.” “Professional Development” constitutes any kind of educational coursework that you’ve taken that enhances/updates your knowledge, hones your skills, and helps you do your job better. This can include workshops, trainings, classes, CEUs, industry certifications, conventions, conferences and the like. Many people can have a lot of listings under this area from years of being at conferences/workshops. Two dimensions that you want to use to cull this down to a shorter list include relevancy towards the job target you are pursuing, and going back no more than 5-7 years. Anything more than that is going to be fairly obsolete – we simply don’t do business now the way we did 10 years ago, and you definitely don’t want to look like an ancient dinosaur who hasn’t keep their knowledge up-to-date!

2) Don’t be afraid to list degrees that weren’t completed. Many people hesitate when told it is okay to list educational degrees that they started but didn’t finish. “It makes me look like I can’t finish something,” is a common concern. Look at it this way: ANY type of learning beyond the high school/GED level shows initiative and an interest in bettering oneself. Give yourself credit for the time, effort and money you’ve invested!

3) Beware the most common educational deception – a ‘perceived’ graduation date. Did you know that the EASIEST thing to check on backgrounds is education? Many people don’t realize this. Several clients of mine have come to me with résumés that, when in our consultation, turn out to be listing a school attended rather than a degree earned. “Bachelor of Science”, the document reads. When I probe a little further, the person clears their throat uncomfortably, and says, “Well… I didn’t REALLY graduate….” If you are playing this game, thinking you are smart, you need to stop. Human resource people are all over this little tactic. Either you graduated or you took program coursework. It’s just that black or white. And believe me, you’d rather hear it in this blog than not to hear that you didn’t get the job for ‘fibbing’ or inaccurately portraying your credentials.

4) Don’t fall into the educational credibility trap. Unless you are seeking employment in an educational or highly technical field which requires constant educational commitments, avoid needlessly listing scholarships, honors, GPAs and for pete’s sake, what year you graduated. The harsh reality, unless you are pursuing the above-mentioned fields, is that employers only care about this: Did you graduate? Yes/No. They don’t care about the other details. And by listing a lot of irrelevant information, you appear desperate to justify yourself. Sure, if you graduated Magna cum laude or similar, you can list this, but the rest of the info just isn’t going to make or break you for the most part!

5) List EDUCATION later in your résumé. Résumé writers and school career centers have a running battle going on about where to list EDUCATION on a résumé, believe it or not. Schools (including colleges, universities and institutes) tell students to put EDUCATION right near the top of their résumé. But again, most employers put more weight on experience versus education. Professional résumé writers advocate listing this section later in the document because you need to address the employer’s priorities first. My own humble opinion is that the school career centers are rather self-serving in that respect- OF COURSE they want the school front and center on that résumé! But is that what the employer really cares about? Not really- experience first, education second (except for educational/technical fields, of course).

6) To include or not to include unrelated educational experience? Good question. The key is to know your audience. If the target company culture values education and adult learning, listing unrelated educational background might make sense. Other times, job seekers are shifting fields, and their formal educational field is incongrous from their new career direction. It’s acceptable to list just the degree (i.e. Bachelor of Science) only if the emphasis going to distract employers.

7) Spell it out! There’s an alphabet soup out there of degree names, and you can’t assume that your intended audience is fluent in the language of academia. Spell out (not abbreviate) every degree.

8) How MUCH education to list? Again, knowing your audience is important. There are lots of articles online that talk about ‘dumbing’ down your résumé, but the truth is, many employers are on a talent shopping spree. They are able to afford top industry talent they couldn’t have just five years ago. Sure, there’s the risk that you’ll jump ship as soon as the economy improves, but if they can hire you now at the top of your game, they stand to benefit. So at least do some research on what the corporate culture is like to find out how you should approach listing your educational background.


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