Realtor Rant: Diminished Agent Services at Certain Price Points?
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Private showings: only for the rich?
A Reader writes:
I will be putting our home on the market in a few months. Last time we sold was about 12 years ago. I have been shocked to learn that most listing agents no longer show up for showings. They let the CSS lockbox do all the work! In years past when we sold, the agent was right there pointing out the attributes of the house, baking bread, showing off the house while we were out getting pizza!
Our Realtor tells me the only instances where the Seller’s agent is present at home showings is in the Park Cities, Preston Hollow and other high value property locations. Like Tom Hicks’ property, I guess. Not so in Lakewood, or even Midway Hollow for that matter… homes well under a million, or even in homes at $500k to $700k and up. Garland — foggetaboutit. He says that his presence will only inhibit potential buyers from speaking freely. And he said this is typical for the North Texas market.
My question: is how widespread is this practice of diminished services at a given home price-point? And what is that price point? My wife is balking at having a key box so potentials can just let themselves in and naturally, we are worried about security. People who have $600K homes have nice things too, including, sometimes, second homes!
Are Dallas agents are just trying to make it easy on themselves, or do buyers of more expensive homes get more services because the commission is fatter? If the prevailing thought is, “buyers don’t want to be inhibited during their visits,” does this suggest that the rich are oblivious to unimportant people in their presence, like a gardener, maid, or lookey-loos looking to buy their home? It’s as if he is saying, owners of multi-million dollar homes get more service, the rest get less.
I’m beginning to wonder if they want to be so uninhibited they leave out the agent altogether? Appreciate your thoughts on this!
CW
Dear CW: I have to admit I have never heard of this practice. I, too, sold homes but years ago in Dallas and they were way less than million dollar homes. The Seller’s agent was mostly present. However, when I was shopping in San Antonio a few years ago in the $200K range, I did notice few Seller agents showing up for listings. For your question, I had to consult an expert: Laurie Moore-Moore of the Institute for Luxury Home Marketing. True, Laurie deals with multi-million dollar properties but then, I think EVERY home should be marketed like a million dollar home, when on the market.
“This is common in a lot of markets,” says Laurie. “But if the Selling agent is not going to meet the buyer and his agent at the listing appointment, then at the very least they should have a detailed buyer’s guide to hand over to the Selling agent. This is not the listing graphic, this is a detailed room by room guide to the nuances, wonders and details lurking in every single room in that house. The guide is the little voice on the potential buyer’s shoulder.”
Some prospects, says Laurie, are uncomfortable with a Seller’s agent or the homeowner present. Still, the Buyer’s agent needs the appropriate tools to discover the property. Such a guide should be bound and available at the property in duplicate in case it is forgotten.
Wow, you learn something new every day? What do my fabulous agents feel about this concept? At what price point now in Dallas does an agent babysit the listing when a potential buyer comes along? And who makes guides for their properties?
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Candy – I always let my client make the call – no matter what the price point. If they want me to open the door for the buyer's agent, I do it. A lot of agents forget who they work for.
Candy – I always let my client make the call – no matter what the price point. If they want me to open the door for the buyer's agent, I do it. A lot of agents forget who they work for.
I don't even know where to begin with this post….try asking a buyer if they want some blue-hair asking them how many children they have, if they're married, where they currently live, work, shop, etc. I had one very high-profile client husband tell me, "Jeff, your one and only job (while showing them homes in the PC and PH) is to keep those yappy ladies away from me and my wife." You'll find that most buyers share these sentiments. I know I do, as well.
The truth is, I'm so awesome that buyers love to see me when they get to the house!
I don't even know where to begin with this post….try asking a buyer if they want some blue-hair asking them how many children they have, if they're married, where they currently live, work, shop, etc. I had one very high-profile client husband tell me, "Jeff, your one and only job (while showing them homes in the PC and PH) is to keep those yappy ladies away from me and my wife." You'll find that most buyers share these sentiments. I know I do, as well.
The truth is, I'm so awesome that buyers love to see me when they get to the house!
P.S. 3 out of the 16 single family homes on the market in the 75225 Zip Code of Area 11 (North Dallas/Preston Hollow/whatever we're calling it these days) priced from $400,000 to $1M are agent to meet. And the ones that are agent to meet aren't that special and shouldn't be agent-to-meet.
P.S. 3 out of the 16 single family homes on the market in the 75225 Zip Code of Area 11 (North Dallas/Preston Hollow/whatever we're calling it these days) priced from $400,000 to $1M are agent to meet. And the ones that are agent to meet aren't that special and shouldn't be agent-to-meet.
Lot more homes to sell now. But the larger homes if furnished deserve a tour with agent. Many Buyers agents do Not want lister there. And one of my clients told the lister so loudly
Lot more homes to sell now. But the larger homes if furnished deserve a tour with agent. Many Buyers agents do Not want lister there. And one of my clients told the lister so loudly
Sometimes if properties are Agent to Meet, Buyer Agents skip them, as trying to coordinate schedules is too difficult – especially if you are working with out of town Buyers who are on a limited, tight schedule for looking. On my Agent to Meet homes it is for the mental security of my Sellers to know any questions could be answered quickly by my presence which might enhance a Buyer to make a quicker decision on an offer. Most Realtors working in our primary markets are very knowledgeable and hopefully preview properties regularly on MLS Tour or the many special Realtor open houses, which helps Buyer Agents maximize their time with Buyer clients. The other side of the coin, in my opinion the Sellers should NEVER be there – it makes the Buyers uncomfortable and inhibits them from fully evaluating the property.
Sometimes if properties are Agent to Meet, Buyer Agents skip them, as trying to coordinate schedules is too difficult – especially if you are working with out of town Buyers who are on a limited, tight schedule for looking. On my Agent to Meet homes it is for the mental security of my Sellers to know any questions could be answered quickly by my presence which might enhance a Buyer to make a quicker decision on an offer. Most Realtors working in our primary markets are very knowledgeable and hopefully preview properties regularly on MLS Tour or the many special Realtor open houses, which helps Buyer Agents maximize their time with Buyer clients. The other side of the coin, in my opinion the Sellers should NEVER be there – it makes the Buyers uncomfortable and inhibits them from fully evaluating the property.
When an agent says it is agent to meet, I think it is a very old and dark house that shows better with the lights on and doors open for fresh air. Any experienced agent can do a great job showing a house. It has not always been a listing agents job to meet showings. That was started by some HP/UP agents wanting to get a leg up on other brokers. Sellers there is always a very qualified agent with a buyer looking at your house. What I get a big laugh out of is you want your listing agent to meet showings to feel secure…..but you want it held open every Sunday from 2-4 and any Tom, Dick or Harry can walk thru! Now really, what do you want? I work hard at finding good listings where it is NOT agent to meet.
Get a grip Sellers. Buyer Agent's do a fantastic job for the buyer by researching properties and communicating with the listing agent. If listing agent is not informed about their listing then buyer agent cannot be informed. Listing agent at all showings only hinders the process, it does not change it. Sakes have been lost by the listing and seller interference. Things have changed and this is the 21st century. We have all learned by our mistakes and change is good for all.
Listing Agents are to market the property and maximize the market for the Seller. Selling their own listing is not in the best interest of the Seller. Refer to the Information About Brokerage Services.
When an agent says it is agent to meet, I think it is a very old and dark house that shows better with the lights on and doors open for fresh air. Any experienced agent can do a great job showing a house. It has not always been a listing agents job to meet showings. That was started by some HP/UP agents wanting to get a leg up on other brokers. Sellers there is always a very qualified agent with a buyer looking at your house. What I get a big laugh out of is you want your listing agent to meet showings to feel secure…..but you want it held open every Sunday from 2-4 and any Tom, Dick or Harry can walk thru! Now really, what do you want? I work hard at finding good listings where it is NOT agent to meet.
Get a grip Sellers. Buyer Agent's do a fantastic job for the buyer by researching properties and communicating with the listing agent. If listing agent is not informed about their listing then buyer agent cannot be informed. Listing agent at all showings only hinders the process, it does not change it. Sakes have been lost by the listing and seller interference. Things have changed and this is the 21st century. We have all learned by our mistakes and change is good for all.
Listing Agents are to market the property and maximize the market for the Seller. Selling their own listing is not in the best interest of the Seller. Refer to the Information About Brokerage Services.
Seems like nothing turns a Buyer off like a hovering homeowner or Realtor! A listing agents true value is marketing the property to good agents to drive showings. If the Buyers have interest and questions regarding the home they can ask for a second showing and request that the listing agent be present .
Seems like nothing turns a Buyer off like a hovering homeowner or Realtor! A listing agents true value is marketing the property to good agents to drive showings. If the Buyers have interest and questions regarding the home they can ask for a second showing and request that the listing agent be present .
If a listing agent has to meet showings it takes time away from marketing the property. Two agents at the home is overkill and does make buyers uncomfortable. I disagree with Laurie Moore-Moore about the booklets as well. The Internet is a far better way to post information and get maximum exposure. I've listed for 29 yrs from downtown to N of Frisco at all price points, yes HP, UP and PH too.
If a listing agent has to meet showings it takes time away from marketing the property. Two agents at the home is overkill and does make buyers uncomfortable. I disagree with Laurie Moore-Moore about the booklets as well. The Internet is a far better way to post information and get maximum exposure. I've listed for 29 yrs from downtown to N of Frisco at all price points, yes HP, UP and PH too.
I think if the house has special features that are not evident and not easily explained in MLS…it is good to meet the showing to help navigate and point them out…it may just be the trigger for that particular Buyer. Now, once you have met the showing and shared information, leaving the Buyer and their agent alone to view the house and talk freely is important.
I think if the house has special features that are not evident and not easily explained in MLS…it is good to meet the showing to help navigate and point them out…it may just be the trigger for that particular Buyer. Now, once you have met the showing and shared information, leaving the Buyer and their agent alone to view the house and talk freely is important.
I think if the house has special features that are not evident and not easily explained in MLS…it is good to meet the showing to help navigate and point them out…it may just be the trigger for that particular Buyer. Now, once you have met the showing and shared information, leaving the Buyer and their agent alone to view the house and talk freely is important.
I think if the house has special features that are not evident and not easily explained in MLS…it is good to meet the showing to help navigate and point them out…it may just be the trigger for that particular Buyer. Now, once you have met the showing and shared information, leaving the Buyer and their agent alone to view the house and talk freely is important.
It's hard enough cordinating a buyer's agent's schedule with their buyer that it's ridiculous to have to also coordinate with the listing agent. And when that listing agent has multiple properties, how does he pick and choose which house to meet agents at? And if that agent has spare time to meet for every showing, do you really want that agent as your agent, because apparently they don't have enough of their own business to keep them busy… As the buyer's agent, I do NOT want a helicopter agent there nor the seller. As the listing agent, I'm too busy marketing the property to generate more showings than to stop what I'm doing and run over to the house for a single showing. Buyers have their own agents for a reason, so let those agents do their job.
It's hard enough cordinating a buyer's agent's schedule with their buyer that it's ridiculous to have to also coordinate with the listing agent. And when that listing agent has multiple properties, how does he pick and choose which house to meet agents at? And if that agent has spare time to meet for every showing, do you really want that agent as your agent, because apparently they don't have enough of their own business to keep them busy… As the buyer's agent, I do NOT want a helicopter agent there nor the seller. As the listing agent, I'm too busy marketing the property to generate more showings than to stop what I'm doing and run over to the house for a single showing. Buyers have their own agents for a reason, so let those agents do their job.
I've been an active real estate agent for over 20 years in three different metro market areas and two states. When working with buyers I have encountered listing agents at showings much less than 5% of the time. I can not recall any of those that added any value to the showing process. A few have provided introductory comments about the home or seller's situation, but even those made themselves scarce after opening. I do have to admit that cookies might make a difference! For the most part I think it's a tactic to try to differentiate from other potential listing agents. A side note – if the listing agent is running any volume at all, either showings are missed due to lack of availability or a less qualified assistant ends up opening. This gets worse, the lower the price range due to available competition.
I've been an active real estate agent for over 20 years in three different metro market areas and two states. When working with buyers I have encountered listing agents at showings much less than 5% of the time. I can not recall any of those that added any value to the showing process. A few have provided introductory comments about the home or seller's situation, but even those made themselves scarce after opening. I do have to admit that cookies might make a difference! For the most part I think it's a tactic to try to differentiate from other potential listing agents. A side note – if the listing agent is running any volume at all, either showings are missed due to lack of availability or a less qualified assistant ends up opening. This gets worse, the lower the price range due to available competition.
I was showing a half million $ house recently with a husband, wife, father of the wife and their 6 year old. Walked in the front door and were greeted by both the listing agent and the seller. Wife headed for the kitchen. Husband headed for he backyard with the 6 year old and dad headed for the bedrooms. After about 10 minutes the listing agent did manage too herd them all back together again so she could give them "HER" guided tour… isn't the Parisian pink marble absolutely lovely, and oh the great Italian porcelain tile and such wonderful Venetian plaster. After a couple of rooms of that the wife turned to me and said it looks like this place was decorated by a "monkey in heat" and we headed for the front door. In the car they said to me they were not interested in seeing any houses again where the seller and/or listing agent were going to be there. They loved that house, the layout, the view but yes would have had to remodel. In that case the listing agent and homeowner being present cost them a CASH SALE.
Wow!
I was showing a half million $ house recently with a husband, wife, father of the wife and their 6 year old. Walked in the front door and were greeted by both the listing agent and the seller. Wife headed for the kitchen. Husband headed for he backyard with the 6 year old and dad headed for the bedrooms. After about 10 minutes the listing agent did manage too herd them all back together again so she could give them "HER" guided tour… isn't the Parisian pink marble absolutely lovely, and oh the great Italian porcelain tile and such wonderful Venetian plaster. After a couple of rooms of that the wife turned to me and said it looks like this place was decorated by a "monkey in heat" and we headed for the front door. In the car they said to me they were not interested in seeing any houses again where the seller and/or listing agent were going to be there. They loved that house, the layout, the view but yes would have had to remodel. In that case the listing agent and homeowner being present cost them a CASH SALE.
Wow!
I know I'm a little late joining this party but I've been out of town. I think Donna's and Judy's comments are worth repeating and VERY well said.
I know I'm a little late joining this party but I've been out of town. I think Donna's and Judy's comments are worth repeating and VERY well said.
Obviously you are all agents. Having had my 250,000 house on the market last year and I truly believe the Real Estate industry has no over site, very little training and NO courtesy.
I have followed all advice, had my home "show ready" been given a one hour window and left, only to have no-shows about 20 % of the time.
I have placed front mat and inside door mat only to have my "show ready" new carpet muddied and stained. I have stopped leaving inside keys after the loss of 2 keys.
After showing my home 70 times in a 3 month period, I took it off the market and relisted in the spring after correcting any negative feedback. I interviewed four prospective agents that came recommended or had high scores on consulted websites. I listened attentively and followed their suggestions and pricing . Only two showed up with any kind of marketing plan. I hired a young and enthusiactive agent and hired a staging consultant for even more advice.
Again this year, it's October and after one accepted contingency offer and one accepted VA loan offer that my home did not qualify for I AM READY TO PULL THE PLUG AGAIN.
Obviously you are all agents. Having had my 250,000 house on the market last year and I truly believe the Real Estate industry has no over site, very little training and NO courtesy.
I have followed all advice, had my home "show ready" been given a one hour window and left, only to have no-shows about 20 % of the time.
I have placed front mat and inside door mat only to have my "show ready" new carpet muddied and stained. I have stopped leaving inside keys after the loss of 2 keys.
After showing my home 70 times in a 3 month period, I took it off the market and relisted in the spring after correcting any negative feedback. I interviewed four prospective agents that came recommended or had high scores on consulted websites. I listened attentively and followed their suggestions and pricing . Only two showed up with any kind of marketing plan. I hired a young and enthusiactive agent and hired a staging consultant for even more advice.
Again this year, it's October and after one accepted contingency offer and one accepted VA loan offer that my home did not qualify for I AM READY TO PULL THE PLUG AGAIN.