I used AdTrakker and loved it.  The idea is that callers will call for a recording more often than they will call if they know they are calling a live agent.  It really works, and may increase calls from an ad by a factor of 3x to 4x the number of calls you usually get from an ad.  

However, most of the callers will want to hear a recording, and not a live agent.  You need to make an engaging recording about address, and features, as well as a little about your service.  Let the caller know that you left the price off the recording on purpose because it may change during the listing.

You can tag each recording with the note,

"The price is left off this recording because it may change during the listing period.  For the current price, more details, or to schedule an appointment, press 7 to reach the agent on call!"

If they don't press 7 - don't be dissappointed.  They are probably on the fence about speaking to an agent.  You can call them back and engage a conversation...

The main thing is to GET THEM TALKING...  They may stonewall at first, We don't want an agent, we are "just looking" or etc...  ( CALLED SALES RESISTANCE) but once you warm them up they can reverse themselves and invite a meeting.  

If you can get them to say it was the wrong house or the wrong price, that is a good start.  

ASK NON-THREATENING QUESTIONS AT FIRST

"Have you been looking for very long?"

"Is that a good area for you?"    

"What do you like most about the house you called about?"

Just find out what they want and offer to help them find it.  Ask your usual questions about beds, bath, sq ft, area they want to live, and desired price...  

Once you get them talking, ask your usual pre-qual and motivation questions  

Then ask, "if I could find you a house just like the one you described,  would you want to see it?"  

Call them back in a day or so, depending on urgency, with a few likely homes and set an appointment!  

I averaged closing for a face on about 1 or 2 of 10 IVR calls. Some agents feel like it is more like 1 in 20 or so.  

Wish you the best!

<< The price is left off this recording because it may change during the listing period.  For the current price, more details, or to schedule an appointment, press 7 to reach the agent on call>>

Oh man, thanks Lonn!  I have used one for years and love it ( I do NOT use brochures at all anymore, but have a rider on my sign with the toll free number), but everytime I change the price I'd have to re-record. HA.  Great advice!

Chantal: I know you can't put your number in the MLS, but I put it on everything else.  Especially on MY web site for my listings.  I have gotten buyers using the program too :)  Good luck!

Lonn - You just gave me my "gem" of the day!!!!  I, too, have a 24# and LOVE IT, LOVE IT, LOVE IT! But, DUH!  I never though about the whole "price has been left off this listing......"  PERFECT!  Yes, I know, what may seem simple and straightforward blows right by some of us!

Chantal, Our Comapny uses http://724realtysolutions.com and it has great tracking systems built in. We capture the phone number name etc. The agents that use it, love it. It gives the buyer another way to obtain information on the listings. Mike

I used an old 386 computer with windows 3.1 and a program called faxworks for about ten years. It answered the phone tens of thousands of times before it finally died. Eventually I found me responses from print ads got so weak it was hardly worth it. While it lasted, it was a great qualifying tool.

You have to be careful how you advertise it if you plan to follow up on the leads. Running ads that say, "you don't have to speak to a salesperson" and then following up with a call can cause some resentment.

Glad to know my comment was so helpful to so many.

Now for icing on cake : )

Never promise - in a print ad, that no salesperson will call...  Merely promise "FREE 24 Hr Recorded Information - Call Now For More Details".

Next:  Set your IVR to send text message to your cell phone.  When the message comes, wait a minute or two to see if they will press 7 for agent on call.  If prospect does not initiate live call, try this outbout call within a few minutes:

Hi, I am calling from the Customer Service department at (team name or broker name).  I am returning a call about a house I have for sale.  Perhaps you listened to a recording? (WAIT FOR YES or OBJECTION - like I DON'T WANT TO TALK TO A REALTOR...)

The purpose of this call is to make sure the service worked the way you wanted it to.  Did you get all the information you needed? (WAIT FOR YES - but they will probably complain about no price...)

Answer Price complaint:  I know the price is important to you, but it can change during the listing.  We record the parts that don't change.  Back to the price:  If this house is in your price range, would you want to see it?  

NOT AT THAT PRICE:  ask: "What price would be better for you?"  Take bed bath features list and then ask"

"If I could find a house like that at the price you prefer, would you want to know about it?"

If no price complaint....  revert to standard non-threatening buyer call mentioned above... start with

   Have You Been Looking For Very Long?  

          (most people will answer this one and it is a great ice breaker)

   Is that a good area for you...  

         (also very non threatening)

GET TO AN OPEN ENDED, NON THREATENING QUESTION AND GET THEM TALKING... without any pressure for personal information.  Build Rapport.  Once you "feel" safe to them, then start qualifying...

Chantal:

When literally only a handful of agents were doing this, I had a voice modem set up with a local line for each property with an ext number to get property info. It was unique and new, and we got tons of calls and I have been commited to this ever since. I use: http://www.telecenterrealestate.com/default.aspx.  What I like about it is, unlike some others that are very popular, managing it, and uploading recordings are all done online. Some have to be done by calling the center and you get "minute charges" while you are recording.

Call 1-800-778-1142 Ext311 to hear an example.

We strongly encourage out Sellers to use the seller login area to see the activity that their home is getting.  One really, really good thing to do with your 24 hr 800# system is to copy and paste, from the call log you get with the system, the calls that come in on that line for each listing, into the notes tab for the corresponding listing.  The client (Seller) sees lots of activity.  I can't begin to tell you how much this has helped us retain listings.

Lonn, Lonn, Lonn we started by not giving the price, and with our recordings being fairly detailed, when we called them back they were mad, because they, "went through all of that" waiting for the price, and then it wasn't given. So, now we give it, and I have to re-record everytime the price changes.  I really, really like your post here and will be implementing this immediately.

By the way, I use a free audio program called "Audacity" to record, add music and effects and upload it to our system. When something changes, I just edit the part of the recording that changed and upload it again. Way easier, once you master the software.  

Thanks for the great Info!

I forgot to mention, our office number is on the rider and the "Hotline Number" (we call it the Freedom Line, because of our company name) is the main number on the sign.

As Lonn said, 3 to 4 time the number of people call.  For a while we didn't have the office number on the signs at all, but sometimes we were slow getting back or too busy to answer the transfer and we frustrated some people. Pays to have both on the sign.