Are there any auction houses out there bringing truly unique and different approaches to the way auctions are run in order to increase the participation and ultimately the price offered for properties?
Wow?what a great question, and one that I have been asked many times. Let me start by saying how pleased I am that you have taken the time to research the auction process and offer constructive criticism to a process that I am obviously a big fan of.
The quick answer is that there is not a quick answer to this question. I myself have wondered if there are better ways to do auctions than the traditional ?outcry? style that we are accustomed to. In my travels with the NAA (National Auctioneers Association), I have witnessed other auction methods including the Dutch method with which you are championing. This is most commonly used for items that are not of great value and in situations where the items need to be sold very quickly. If you think about it, there is only one bid and it is over. You lose the benefit of competitive bidding and the emotional aspect of buying real estate. There is also a psychological reason why this method is not well suited for real estate. While there is an emotional aspect to buying real estate, we are all well aware that there is an even bigger emotional aspect to selling real estate. In the Dutch method, the price is constantly dropping until someone bids. The falling price has a negative impact on a seller versus the outcry method where the price is being bid higher and higher.
The best example of the Dutch method can be seen at the Aalsmeer Flower Auction that takes place everyday in the Netherlands. If you get a chance, look it up on the web. It is a fascinating operation in a building roughly 846,000 square meters in size.
I have also been a part of sealed bid auctions and Japanese auctions. Sealed bid auctions are most commonly used in situations where either the seller or the buyers will want to maintain a level of confidentiality. You will see Japanese auctions many times on cruise ships that conduct art auctions.
The common theme among all the other auction types is that the item being sold is not unique, does not benefit from competitive bidding, and it usually does not invoke a level of emotion.
From real estate and fine art, to classic cars and collectibles, no other auction method has proven to be more successful at achieving a maximum price than a live ?outcry? style auction that fosters competitive bidding and is conducted by a professional auctioneer. Every time I have been asked why we do not use other auction methods, the question came from someone who did not want to compete against other bidders. In other words, they thought the price would go higher at an outcry auction.
I did feel that your comment about auction houses getting creative was somewhat belittling to our sellers. I know that was not your intention, but everyone should understand that the people who come to us consider auctions to be very creative and an exciting alternative to traditional real estate sales. In most cases, they have had enough of their realtor telling them that in order to attract a buyer they are going to have to lower their list price (yes, the same list price their realtor told them to list it at in the first place).
Also, I would like to address the part of your post that criticized the amount of buyers at auctions. At our recent auction at the Santa Rosa Beach Club, we had over 200 people in attendance and successfully sold and closed 12 of the 14 properties up for auction that day. How many more bidders did we need? What other process has produced that kind of crowd and contracts in this market? We had another auction earlier this year that had an estimated crowd of 900+. There is an assumption among some people that an auction is an auction and it doesn?t matter who conducts it, the result will be the same. This couldn?t be further from the truth. I have worked a long time to make auctions a more accepted form of selling real estate and to make the process more exciting and more professional. I invite anyone reading this response to stop by our office sometime and see first hand the effort, the professionalism and the thought we put into selling every one of our properties. We are constantly tweaking the process and trying new creative techniques to enhance the experience for our buyers and sellers. And as hard as we try, we are not successful 100% of the time. But I will defend our success rate and the prices we achieve against any other sales method?.auction or traditional.
I apologize for the long response, but I appreciate your post and the opportunity to respond.
Wow?what a great question, and one that I have been asked many times. Let me start by saying how pleased I am that you have taken the time to research the auction process and offer constructive criticism to a process that I am obviously a big fan of.
The quick answer is that there is not a quick answer to this question. I myself have wondered if there are better ways to do auctions than the traditional ?outcry? style that we are accustomed to. In my travels with the NAA (National Auctioneers Association), I have witnessed other auction methods including the Dutch method with which you are championing. This is most commonly used for items that are not of great value and in situations where the items need to be sold very quickly. If you think about it, there is only one bid and it is over. You lose the benefit of competitive bidding and the emotional aspect of buying real estate. There is also a psychological reason why this method is not well suited for real estate. While there is an emotional aspect to buying real estate, we are all well aware that there is an even bigger emotional aspect to selling real estate. In the Dutch method, the price is constantly dropping until someone bids. The falling price has a negative impact on a seller versus the outcry method where the price is being bid higher and higher.
The best example of the Dutch method can be seen at the Aalsmeer Flower Auction that takes place everyday in the Netherlands. If you get a chance, look it up on the web. It is a fascinating operation in a building roughly 846,000 square meters in size.
I have also been a part of sealed bid auctions and Japanese auctions. Sealed bid auctions are most commonly used in situations where either the seller or the buyers will want to maintain a level of confidentiality. You will see Japanese auctions many times on cruise ships that conduct art auctions.
The common theme among all the other auction types is that the item being sold is not unique, does not benefit from competitive bidding, and it usually does not invoke a level of emotion.
From real estate and fine art, to classic cars and collectibles, no other auction method has proven to be more successful at achieving a maximum price than a live ?outcry? style auction that fosters competitive bidding and is conducted by a professional auctioneer. Every time I have been asked why we do not use other auction methods, the question came from someone who did not want to compete against other bidders. In other words, they thought the price would go higher at an outcry auction.
I did feel that your comment about auction houses getting creative was somewhat belittling to our sellers. I know that was not your intention, but everyone should understand that the people who come to us consider auctions to be very creative and an exciting alternative to traditional real estate sales. In most cases, they have had enough of their realtor telling them that in order to attract a buyer they are going to have to lower their list price (yes, the same list price their realtor told them to list it at in the first place).
Also, I would like to address the part of your post that criticized the amount of buyers at auctions. At our recent auction at the Santa Rosa Beach Club, we had over 200 people in attendance and successfully sold and closed 12 of the 14 properties up for auction that day. How many more bidders did we need? What other process has produced that kind of crowd and contracts in this market? We had another auction earlier this year that had an estimated crowd of 900+. There is an assumption among some people that an auction is an auction and it doesn?t matter who conducts it, the result will be the same. This couldn?t be further from the truth. I have worked a long time to make auctions a more accepted form of selling real estate and to make the process more exciting and more professional. I invite anyone reading this response to stop by our office sometime and see first hand the effort, the professionalism and the thought we put into selling every one of our properties. We are constantly tweaking the process and trying new creative techniques to enhance the experience for our buyers and sellers. And as hard as we try, we are not successful 100% of the time. But I will defend our success rate and the prices we achieve against any other sales method?.auction or traditional.
I apologize for the long response, but I appreciate your post and the opportunity to respond.