Just received a beautiful piece of direct mail from a Manhattan residential developer. Vibrant colors on elegant cardstock, it was an invitation to, “Come See Downtown From Our Point of View.” Greenwich Club Residencies wanted me to come take a look at a new set of their 15 privately-terraced units. The space was a realtively small one-bedroom, but the photos of the 260 sq. ft. terrace were gorgeous. All in all, pretty immpressive – which it should have been as the asking price is $1 million. I showed my roommate the mailer – not that either of us are in a position to purchase a million dollar condo – and she said, “Hm. Where is it?”
Where is it?
We searched the card, front and back. No address? The card said “Tuesdays and Thursdays 4:00 – 6:00 pm, or by appointment.” Tuesdays and Thursdays, this month? Indefinately until they’re all sold? If I want an appointement WHERE DO I CALL?
The gaff was too big to be believed. After further examination I discovered on the back flap of the heavy-stock transparent envelope, in what must be a 6 pt font – a tiny line with the address: 88 Greenwich Street. No number.
So I scoured the card again. On the back at the very bottom, in the same sized font as the envelope: “Sales Gallery” and an address and phone number. So I found it. But if I hadn’t been in marketing (and mentally forming this blog entry) I would have to have been dying to see that particular unit to have gone through all that trouble! And in this real estate market, there are plenty of similarly-featured condos to go around.
The devestaing problem with this piece, which was obviously somewhat pricey from a production standpoint, is that it leaves too many unanswered questions and makes it difficult for me to perform the desired action – to show up on a Tuesday or Thursday, or call for an appointment.
First of all – once I found the address, I still have to ask – okay, where is it? “Downtown”, I get that. I assume in the Village, but I’m not positive. East or West? Can I drop by quickly after work, or do I have to change trains and walk several blocks? The open house is scheduled, afterall, at rush hour.
If they wanted to make it easy to me to respond, they would have included an insert with all this information – including location and which buses and subways serviced the area. A map would have been helpful. Then I’d have an idea where it is – “Oh yeah, it’s right by that restaurant we went to for our anniverasry last year!” I would have a mental image of the area and could picture exactly how I would travel to it. (If you’re thinking – why don’t you just hop in a cab? you’re not from Manhattan. At rush hour a cab travelling any distance will take you three or four times as long as the subway. It’s not a money thing. It’s conveniece.)
Here’s another problem. In order to determine the exact location, I Googled the address, which normally gives me a mapquest or googlemap link at the top of the list. Instead the search revealed a pageful of condo/apartment ratings sites, all of which were full of negative and “take caution” ratings on these units! They are truly shooting themselves in the foot with this mailing! Not even a web address so potential buyers will skip the search and go straight to the company!
And of course there was no urgency in the piece. Mention that you’re showing it for the next three weeks only. Or drop some other incentive for visiting soon – something in scale with the purchase. If you were renting, something like first month free, or free cable for six months would do the trick. For a million dollar closing you’d need something more enticing. But my point is that ANY incentive for time-sensitivty is better than none!
No matter how much money or creativity you put into a marketing piece – GO BACK AND CHECK THE ESSENTIALS! Put yourself in the place of someone receiving the mailing – assume they want to respond to you. Go through the steps they would have to take based solely on the information in your mailing.
Overlook the vital details, and it doesn’t matter how great your offer, how enticing your creative, or how fabulous your product – your response rate will be disastrous.
