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Are you like the vast majority of top agents who are looking for the magic formula for capturing and converting more quality Internet buyer leads? Eureka! I think I’ve found it! It’s called tag-based listings.

The idea of using “tags” for your listings was first introduced to me by Sam Miller, a top producer in Knox County, Ohio, about 18 months ago. Miller was excited about his idea, but I didn’t fully grasp its huge potential until he took the time to walk me through it. Since implementing the tag-based approach to his listings, Miller’s website traffic has jumped from an average of 4,000 visits per month to over 40,000 visits per month!

The first step in setting up a tag-based listings system is to focus on what the real estate Internet “shopper” wants to know and then making it easy for them to find the information with only one or two additional clicks required. For example, when you enter a listing in the MLS, you are selecting specific features by which a home can be searched, i.e. number of bedrooms, price, etc. A tag-based listing system works basically the same way, in that you have the ability to sort and group together those listings that have a similar feature. Most consumers want to look at and compare the best homes with the feature(s) they desire most, so you’ll want to begin by thinking about how different types of buyers (first-time, move-up, move-down) want to search and focusing on the features that are important to them.

Here are some simple steps to help you get started:

1. Your website will need to have a database feature.

2. When you enter a listing tag, you are essentially entering a database field into your website, so your listing can appear on a matching page.

Some examples include:

A. School District
B. City
C. Community
D. Subdivision
E. Number of Bedrooms
F. Number of Baths
G. Acreage
H. Vacant Land
I. Waterfront/Lakeside
J. Golf Course
K. Multi-family
L. Price Ranges, such as 150-200K, 200-250K

3. Determine which tags you would like your listings searched by.

4. Create a custom template that’s tied to your website database.

5. Create a new tagged listing page in your control panel.

A. Enter the tag name.
B. Enter a title page description.

6. When the page is complete, go back to each of your listings and add “newly created tag” to each of the listings with the corresponding feature. All of your listings with the same feature will now show up on the new feature pages.

According to Miller, “You will see a dramatic increase in your website traffic by highlighting/linking the keyword features in each of the listings you promote on platforms, such as craigslist.” Don’t forget to link your features when posting and blogging about your city, community, and neighborhood, as well. This system not only satisfies the buyer’s thirst for relevant information, it also enhances your website’s visibility on Google.

George “Gee” Dunsten, president of Gee Dunsten Seminars, Inc., has been a real estate agent and broker/owner for almost 40 years. Dunsten has been a senior instructor with the Council of Residential Specialists for more than 20 years. To reach Gee, please email