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Sales

I’ve been intrigued by the dynamic of building lead volume in our Apartment Finder business over the past year.

As I’ve discussed before, the multi-family marketing business is a competitive, lead-generating business that is driven by consumer’s accessing print and online directories and inquiring about apartments for rent.

There are three ways that marketing companies like Apartment Finder hand customer leads over to its clients:  a phone call directly to the apartment community; an e-mail to an apartment community, either directly or through a leasing intermediary; a click-thru to the apartment community web site; and, a prospect who walks directly into the community leasing office without making prior contact.

This week, one of our biggest competitors in the space shared a few public metric related to their lead production.  According to their recent earnings release, the company increased leads 35% year-over-year, and currently produces more than 75% of their leads from their Internet and mobile platforms.

lead comparison.pngThat made me curious.  How did our metrics at Apartment Finder measure up?

The chart to the right shows the increase in lead production at Apartment Finder over the past year.  Overall, leads gained 43%.  Phone leads were up 25%, e-mail leads were up 169% and click-thru’s to property web sites were up 71%.

This data is derived from two third-party sources:  CallSource, which manages our tracking number program, and Omniture, which provides us with web analytics.

Most interesting to me was the distribution between leads from print distribution and from internet and mobile distribution.

At Apartment Finder, 53% of our leads, including click-thru’s, are driven by our Internet distribution and 47% by print.  Subtract click-thru’s, which can’t be tracked back to a specific individual, and the ratio drops closer to 50-50.

But the key issue isn’t what source the lead comes from.  The issue is how useful the lead is.

I had an engaging conversation around the relative quality of leads with a leading apartment marketer at the National Apartment Association Conference this past June.  E-mails that are generated as a by-product of creating an appointment to see an apartment had a high conversion, he said.  Phone calls to the community were the second best kind of lead.  And e-mail inquiries were the lowest-converting type of lead.

That means there are other metrics that can point to how good the lead generation of a marketing partner will be.  A big one is the percentage of phone calls to e-mail leads.

At Apartment Finder, 80% of our leads from print and internet are phone calls.  20% are e-mails.   That’s an exceptionally good ratio, I think.

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An Emarketer analysis this week of two research studies concluded that social media was going to be a big focus on web marketing expansion by small businesses.

Our experience on the ground selling our DigitalSherpa service confirms the direction of the surveys.  Once we get into a discussion about how content marketing and digital networking can help their firm, local business people quickly move past questions about “why” to questions about “how?”

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There’s a fundamental problem, though, that the research doesn’t get at.  Local businesses don’t have an interactive strategy that is geared to acquiring and converting qualified leads.

In most aspects of local business marketing, the lack of sophistication around leads acquisition and conversion isn’t that important.  But in internet marketing, it’s critical.

Take a look at the research first.  According to the “Third Annual FedEx Office Signs of the Times Small Business Survey” (that’s a mouthful), use of social media is the fastest growing tactic small business owners cite in their marketing planning.  The primary area of focus continues to be improving online presence, signaling that SMB owners consider this an area where improvement can is needed.

eMarketer then cites a Constant Contact study that shows that websites and e-mail marketing are the two most prevalent tactics or tools that SMB owners rely on to market their business.

NewImage.jpgThe high penetration of Facebook makes for an attention-getting headline, but the nuts and bolts of the marketing program are in the website and continuing contact to the prospect and customer database.

The challenge is how these SMB owners are making decisions about the effectiveness of these tactics.

It doesn’t sound hard:  track web traffic, measure leads and conversions and then select the most efficient sources.

But making these kind of analytical decisions are challenges to the largest businesses in America.  Another recent survey concluded that the biggest obstacle to effective web tracking at larger companies was finding the talent to do the analytics.  If large companies can’t get to the answer, how can small companies expect to?

In traditional marketing campaigns, these kind of analytics were not as important.   A local marketing initiative drove the consumers to one of two places:  a phone number or a physical location.  At the other end of the interaction was a real person, who would ask questions, engage and impart information.  The interaction was more discursive and exploratory, and the experience of the person representing the business in adapting answers to the knowledge and personality of the person asking was critical to driving sales.

With web marketing a primary goal of the program is to drive a person to a web site where they can get information that will inspire them to either act directly or reach out for more information.

If that web site isn’t designed the right way, then you’re not going to get the return on your investment that you should expect.

One of the things that we’ve learned in our business is that creating a web site that can drive conversions is a science, not an art.  Like any science, it requires constant experimentation and adaptation.

The challenge facing SMB’s is not just putting focus on internet marketing; it’s figuring out how to find partners who have the knowledge, expertise and interest to help them participate in a science that challenges even the largest firms.

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A velocity-focused view of the home sales market

November 25, 2009

When thinking about the home sales market, I find it useful to look at the relative velocity of sales.
This metric captures just how significant the slowdown in home sales was over the past few years, and how strong the recovery has been in 2009.
Since 1999, the number of homes sold in October has been 48% [...]

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