Ninety enquiries in 48 hours, of which eight are real buyers.
One independent Makler in Berlin, and a two-person agency doing residential sales and some rentals. They arrived from opposite directions: one drowning in leads he could not answer fast enough, one struggling to produce Exposés quickly enough to win the mandate.
A listing goes live and 90 enquiries arrive in 48 hours, of which perhaps eight are qualified buyers, and the agent answers them in the order they arrived, at 22:00, badly, having lost the good ones on day one. And around that: the Exposé rebuilt from scratch each time, the viewing schedule assembled by hand, and the post-viewing follow-ups that never get sent.
- Triaging enquiries: complete, financing indicated, requirements matching the property
- Sending the acknowledgement and the qualification questions within minutes
- Scheduling viewings, including block viewings, with reminders
- Assembling the Exposé: photos, floor plan, Energieausweis data, Provision statement, Pflichtangaben
- Drafting the listing description from the property’s actual data
- Following up after viewings and collecting feedback
- Keeping the owner informed, and market snapshots of comparables and time on market
- Valuation and pricing strategy
- Which buyer to recommend to a seller
- How to advise an owner with an unrealistic expectation
- Negotiation
- The lead triage
- Every enquiry acknowledged within minutes with the qualifying questions attached. Responses sorted into qualified, incomplete and unsuitable. You then spend your attention on eight people rather than ninety. Response time is the single largest determinant of who wins the buyer, and it is entirely mechanical.
- The viewing scheduler
- Qualified leads book from real availability, reminders sent. No-shows cut by more than half, which matters because a no-show at a block viewing costs a slot a real buyer wanted.
- The Exposé assembler
- Property data in, compliant document out — with the Pflichtangaben checked, because a missing Energieausweis figure is a fineable offence under GEG and exactly the kind of thing a tired agent forgets on a Friday. It also produces the portal versions in the right formats.
- The description drafter
- From the property’s actual attributes, in your voice, with no invented features. Estate agent copy has a deserved reputation and I am not adding to it — if the machine has no data for a claim, it does not make the claim.
- The owner update
- Weekly, automatic, factual: enquiries, viewings, feedback themes. Both agents said this reduced anxious owner calls more than anything else, because most owner calls are requests for reassurance that nothing is happening without them.
No valuation, and nothing that misrepresents a property.
Valuation is where your professional judgement and reputation live, and it is the number the whole relationship turns on. The system can gather comparables and show time-on-market. It does not produce a price.
On representation: no generated images, no removal of anything from a photograph, no "cosy" for tiny, no invented Baujahr, no omitted Pflichtangaben. Beyond the legal exposure, everything invented in an Exposé is discovered at the viewing — and then you are the person who wrote it. It also never negotiates and never communicates with a buyer about price.
Minutes to first response — from hours to under five. Qualified leads per listing. Viewing no-show rate. Days on market. Owner calls per week, going down.
Any request for automated valuation or generated property photography. Also any request to auto-respond to buyers in a way that implies a human is answering. If a buyer is talking to a machine, they should be able to tell.
Answering eight good enquiries instead of scrolling ninety.
Ninety enquiries in forty-eight hours, eight of them real, and I was answering them in arrival order at ten at night and losing the good ones on day one. Everything is acknowledged within minutes now with the qualifying questions attached, and I spend my attention on the eight. Response time decides who gets the buyer and it is completely mechanical, which is apparently the point he makes to everyone.
The Exposé assembler checks the Pflichtangaben, and the missing Energieausweis figure on a Friday afternoon is exactly the mistake I have made before. It writes from the property’s actual attributes and will not invent a feature, which given the reputation of my profession I regard as a competitive advantage rather than a restriction. The weekly owner update cut the anxious phone calls more than anything else.
Tell me what your week looks like.
I'll tell you honestly which parts you can hand over — and which you can't.