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(English) Questions Sellers Should Ask Before Choosing An Agent

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9 comentarios
  1. Bill Wallace
    Bill Wallace Dice:

    Good article. I should agree with it since I wrote a very similar article on my blog in September – http://www.dakotacountyproperties.com/how-to-compare-realtors-a-sellers-guide/

    I do disagree with #4. I personally don’t really like to represent both sides of a deal as I think it’s harder to represent the interests of both parties at the same time. In addition, as someone who focuses on listings, I feel my sellers are better served if I am an expert on the processes for selling homes and not really focused on maintaing a large buyer database. Finally, there are 15k other Realtors in my market. There’s always going to be a much higher likelihood that the buyer will come from one of them.

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  2. Cliff Freeman
    Cliff Freeman Dice:

    Dean – An unknowing seller could easuly be misled by an agent’s response to #3 above. Our MLS calculates SP/LP based on the list price at time of contract. Therefore, original list price and price reductions are not taken into account.

    RE: #4, it really shouldn’t matter how many of their own listings an agent sells unless they’re offering flexible commission on an «in-house» deal (say 5% instead of 6%). The KPIs are #1 and #2.

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  3. Rob Jenson
    Rob Jenson Dice:

    You’re right on. The sellers original plan to make more and spend less definitely sounds good on the surface, but ultimately backfires. I’d say, for the most part, you get what you pay for when it comes to service & marketing and the pricing just comes down to how realistic sellers can be. Here are some of my concerns about points 1-3. In Las Vegas, and for most of the U.S., prices have done nothing but drop. This has added to extended time on the market and significant price reductions. Many sellers and their agents are very aware of what market is, but work together on a strategy to test the market and try to optimize the sales price, along with timely price adjustments to get the most out of the sale. Something I did recently was a spreadsheet for all the sales in a high end community in Las Vegas. I looked at how many days it took for the home to go into contract from the most recent price range. Out of the 18 sales going up to $7MM 14 out of the 18 homes sold in 3 months for at an avg discount of 12.2%. The homes that took longer were an avg. of 16.75% off the list price. However, some of the homes sold for up to 68% off the original list price. These numbers show the sellers that homes that are priced right sell quickly.

    My concern about Point #4 is that the odds are that another agent will bring the buyer and the seller should be more worried about how the listing agent will expose the home to the highest number of qualified buyers. How does their website rank compared to other agents on Compete.com. Do they do open houses? What do they do that’s actually unique or different?

    Ultimately sellers will get a faster sale, more money or both, by working with the right agent.

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  4. Jim Paulson
    Jim Paulson Dice:

    Great points, I went back to update my own responses to these four questions and found the following going back 10 years:
    86 Average Days on Market
    98.25% List to sales price ratio
    I sold 90% of my listings!
    I sold 24% of my own listings.

    One correction in the article however is that according to NAR’s Profile of Home Buyers and Sellers 2010, «66 percent of sellers contacted only one agent before choosing one to assist them with their home sale in 2010.» I wish more did interview more agents!

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  5. Jane Foster
    Jane Foster Dice:

    I think a really good listing presentation where detailed research is presented on the sales, selling time, how they were marketed, who bought them, where the buyer came from, down payment, lender, and a plan to market in a particular price range and area is a must so the seller can understand the market. There should be a written committment from the agent telling exactly what they will do, and a strong web marketing plan with the best photos and videos, floor plan, and an agent who stays in constant communication and uses her ideas and the sellers to get as many realtors/buyers as possible into the property is way to sell homes.

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  6. Kari McGee
    Kari McGee Dice:

    I am dismayed to see your perspective on item #4 of this article. I find the practice of selling one’s own listings to be seriously problematic and akin to working both sides of the same legal transaction as a lawyer. Of course I’ve seen it done over and over again, but too often the results are that neither of the principal parties are happy with the results of the transaction. Your job as a listing agent is to represent your seller’s best interest and I don’t believe that’s truly possible if you are also representing the buyer in the same transaction. I fully expect that this practice will be something our state and/or federal governments will target as negligent and faulty business practices in the near future and I look forward to such a review of this incredibly flawed approach to selling real estate. Kari McGee, Broker, The Hasson Company

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  7. Dean Hartman
    Dean Hartman Dice:

    If as a listing agent, your job isn’t to find a buyer….why do you advertise the home to anyone other than other agents? The high horse position of not wanting to split loyalty between buyer and seller seems impractical in how real estate is conducted at the present time. If the rules are changed, maybe #4 becomes irrelevant, but until now I maintain that hiring an agent who the day after taking my listing is spending their time looking for the next listing and NOT looking for my buyer is an agent I don’t want. Just my opinion….

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  8. Kari McGee
    Kari McGee Dice:

    In response to Dean Hartman’s post: marketing ones listing properties in order to attract ready, willing & able buyers, and actually representing those same buyers in a transaction where you also represent the seller, are two very different things. Of course I never suggested that it was not a listing agent’s job to attract buyers to the listing.

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