Marketing for Spec House Direct Sale

[Benjamin K.]

Will be finishing first spec house, slated to be sold late 2018, early 2019 (perhaps earlier if we decide to let the potential buyers customize other than paint.)

Debating trying to sell direct and not use MLS/real estate agent. Our next project will likely be a small subdivision, so this is to "test the waters" for effectiveness and pitfalls for doing a direct sale vs. using an agent and MLS.

Debating doing general advertising such as billboards, etc instead of (just) direct mail and using an answering service with information on the properties. Since it is one house we are selling at this time, if we get more leads perhaps we can refer for custom house builds or otherwise if we get more calls after it goes under contract.

What pitfalls have other people using a direct sale for a spec house or something similar run into? What types of advertising have been used and what would you do/not do? Again, this is mainly to use as a "test" for a much bigger project, so even if it takes a bit longer for this property to sell, the hope would be that when we do the subdivision many of the "bugs" for marketing would be worked out.

Thanks!