Kathy,
This is great dialog! Thaks for your active participation. I think that you REALLY need to have an honest, sit down, face to face conversation with your agent. Chances are, this is going to make you both feel much better and make your relationship that much stronger. The ultimate goal is to find you a home that works for you, and I can tell you right now, she may seem like she wants you"off the books" but after all the time, effort, and negotiating offers, she doesn't want to lose you as a client. There is no more of an empty feeling as an agent. She wants to make you happy, and she is probably feeling a little uneasy too. Maybe she thinks that you are blaming her for the other offers not working. Maybe you should offer to enter into a buyer/broker agreement with her to show youor loyalty. Just make sure the terms and more importantly her responsibility to you is outlined in the agreement. That way you can get out of it if things just don't work out. Has she even asked you to sign one? It sounds like there are some more details we're missing here. On that note, why do you think these offers aren't being accepted? Are you pursuing REO property (foreclosure). In which case, a conversation with the listing agent prior to the offer is still very nessessary, but not as likely to give you an edge. It may just be wasting valuable time. Keep the communication coming. I'm here to help and give you good advise. Thanks!

Chris Mabry, SRS, e-PRO
Realty Executives Southern AZ
Chris@MabryHomes.net

Kathy,

It's great to hear that you have received answers and suggestions that will help you move forward, in one direction or another. That's exactly what Trulia is here for! Stick with it because it's a wonderful time to purchase and down the road you'll be glad you did!

One last thing, not that this will make you feel any better, but so you know you're not alone in this frustration - I have spoken with several agents recently who are going through the same thing with their buyers in regards to being outbid on a property, and are now on offer number 3,4,5, etc. Myself included. Be aggressive with your offer if needed, know your limits so you don't regret something later, and know that the right house will work out for you!

Good luck!!

Alisa Grosvenor
Arizona Realty ONE Group
alisa@yourazexecutive.com
http://www.yourazexecutive.com
Direct: 480-650-7941

A followup to my original question...

Thanks to all of you for your wonderful suggestions!

I have been working with this real estate agent for over a month on 3 different offers that have fallen through (for various reasons, not her fault). Don, by "back and forth", I meant more what Chris was talking about - getting enough information to make the most attractive offer possible. For example, in none of these offers did my realtor contact the sellers beforehand to find out the barest details, such as when the seller would prefer to close. My schedule is eminently flexible, and getting this information may put me at an advantage over a comparable bid the next time I make an offer.

I know that my realtor has put in a lot of time with the offers and also showing me properties, and will not be compensated should I decide to change agents. For this reason, I don't want to change agents if I don't have to (not to mention she has started to get a feel for the houses I like). I do feel, however, that we are reaching that phase where she wants me off the books and seems to be hoping I'll just pick something. It is possible that she is merely trying to help me find the right property, but that is how it's coming across. Alisa and Vicky, I think you're suggestions of having a meeting and laying everything on the table, literally, is a good idea. This is one of a number of communications issues that I think need addressing.

This is my first home purchase, and i did my homework and contacted a number of realtors before deciding on one. Most of their styles seemed very similar, but this is the realtor I had the most rapport with. We've hit a bit of a rocky patch lately, though, and since this is the first time I am going through the process, though, I don't have anything to compare it to. It's a weird time in the Phoenix housing market, and some of the frustration is undoubtedly due to factors that can't be blamed on one individual. It does help immensely, though, to get feedback from the experts and see if there is anything that could be done differently.

Thanks for your help! it is much appreciated.

Kathy

Hi Kathy,

There have been some VERY good answers to this question and I applaud each agent for showing such good ethics!

A few things to point out that I don't believe have been addressed already - and if they have I apologize for repeating.

First, I agree that your first step should definitely be to discuss your concerns with your current agent. If your agent is a good and hard working person he/she will take your concerns to heart.

Keep in mind that this market is very tough for all involved, be it a buyer, seller or agent. Previewing properties can be almost impossible because the best homes (specifically REO properties) are receiving multiple offers, sometimes in less than 24 hours from being on the market. As a buyer's agent myself, I find that when a great home comes on the market that I even remotely think will fit my clients needs, it is sometimes best to get them to the property right away so they do not lose out on the opportunity. It can be in your best interest as a buyer. I’m sure you would not be happy to find out your agent previewed a property that ended up being perfect for you only to find out 10 offers were submitted before she actually took you to the home.

Second, if you decide in the end that it's best to find a new real estate consultant, make sure you are doing everything possible in the beginning to address your needs – not in a home, but in an agent. When contacting an agent to "interview” let them know your past experience with other agents. Ask if they are willing to meet you at their office, or other place convenient to both of you, and block out 1 hour of their time. Let them know you have a list of questions and concerns and ask if they would be comfortable and willing to allow you to go through your list prior to moving forward with any type of commitment. Then, actually make a list, in writing, so you don’t mistakenly forget something that is important to you. Let them know you are willing to sign an exclusive agreement if you feel you they are a good fit. The agent will most definitely be more committed and wiling to give of their time and effort. As an agent there is nothing worse than spending hours of time researching properties and driving around town to find out my “client” went and purchased a property with another agent because they didn't feel committed on their end.

I hope this helps! Good luck with your situation and with your home search!

Alisa Grosvenor
Arizona Realty ONE Group
http://www.yourazexecutive.com
Direct: 480-650-7941

Kathy,

Yes, Yes and... Yes.

Everything you described above is what a buyers agent should be doing for you.

I posted a recent blog here on Trulia in regards to that subject.

You can read more about this on my Trulia blog site.

I also posted a recent Blog entry on my web blog page which will show you what I provide to clients so you can have something to compare to.

I hope that things work out for you.

Sincerely,

Stew Keene
Inspire Realty Group
2008-20009 Master of Real Estate Award
Accredited Buyers Agent - Certified Negotiation Expert

Hello Kathy,
You sound frustrated and unhappy. That's too bad. I suggest that you confront your "agent" as honestly as possible. Since you have not signed a buyer broker agreement with this person, maybe they are still thinking of you as just a prospect. You don't actually become their client until you have committed in writing to work with them. But it sounds like you would be hesitant to do so considering you aren't recieving the service that you deserve and desire. A good buyer's agent will take the time to really get to know you, your family and your true needs. From there, it is a team effort for you BOTH to find the right home. This means a lot of time on the internet eliminating homes and areas of town that do not fit your criteria. Once you have narrowed things down some, then it's time for your agent to drive you around and look at these homes in person. This does take considerable time, but it is a very important step. It would take you a lot longer on your own to make individual appointments to see all of these homes, or wait for them to be open houses. Once you have found the area you want to buy in, and maybe a few homes you like, then it's time for your agent to do some research on the values there. A lot of strategy should go into structuring your offer, especially in a market like the one we're in now. You should know how long the home has been on the market, what the original price was, when the seller purchased and for how much, what amount they mortgaged when they bought, etc. etc. And your agent should ABSOLUTLY have some dialog with the seller's agent. Writing and offer prior to having a conversation with the other agent is a waste of everyone's valuable time. Not to mention, your agent can find out some very helpful details which will help you structure a much stronger offer the first time. But do be honest with your agent and let them know what you expect from them before you spend any more of each other's time. If you're not getting what you need, then you need to move on. Best of luck to you!

Hi Kathy,
I'm a buyers agent in Peoria, AZ. I suggest you let your buyers agent know you need more from him/her. Some buyers perfer to be 'let alone' a bit to look over the homes that are emailed to them. Then they let their agent know which ones they are interested in and the agent can go to work.
Finding out about the neighborhood is your job, though. That's part of your due diligence and really can not be done by the agent for you.
As for speaking with the listing agent...if you express interest in putting in an offer your agent should definitely call the listing agent and sound things out on your behalf.
It does take some stamina on the part of the buyer in this market where REO agents seem to collect offers and never reply back to many of them. Stick with it! Right now is a great time to buy!
Hope this helps. Cynthia 602-448-9281

The first answer is very good. Honestly, my role with each client varies dramatically, and we come to the right balance of personalized service through good communication. I will admit, however, that my dedication to a client depends on their motivation level and their dedication to me.

From what you've sait, I have only a few points....

1 - While I do think it is the professionals job to start the conversations about service levels, communication is a 2 way street... and maybe your agent is reading a "vibe" from you wrong. Give her the benefit of the doubt - it sounds like she's trying to do her job, and she doesn't sound incompetent. So try this: Rather than expect your agent to know what you want, tell her.... but also be aware that there may be a larger issue if communicating is not easy between the two of you. There almost needs to be some kind of chemistry, where you really "get" each other. Poor communication will ruin a good relationship of any kind, business or personal.

2 -I will say this - I don't do a lot of previewing. People buy stuff I don't think they'll like all the time. Or, I will say I have seen something and I don't think it will work for them and they still want to see it - my preview time was a waste.... and in my business, time is money. However, if a client does or doesn't like something specific, I will get on the phone and ask questions to narrow down the homes we should consider. For example,if I have a buyer who hates a particular model in a subdivision, or only wants a house with a certain kind of something, I will make sure that I am showing only the homes that they want to see. On the other hand, I have clients that I've sold to that went under contract, even purchased properties, they'd never seen - based solely on my report of the property condition. That is a serious level of trust - and OBVIOUSLY I am looking at those properties carefully. This kind of goes back to my comment that the service I give is different for every client - because people need different stuff from me.

3-A huge part of the buyers agent role is coaching - educating, but not just about price... about terms, about types of sales and what to expect, etc. I don't hear anything about that going on... and to be honest, this coaching is critical.

I really do suspect the crux of the issue here is a communication system that is not working. Maybe it can be corrected, maybe it can't. But, try to fix it if you otherwise like here... however, if there is not an immediately difference, move on... BECAUSE in this market, you need the FULL benefit of the expertise of the agent, and if she's not sharing it with you, then you aren't getting the full benefit.

Even though I can't tell you exactly what a buyers agent should do; THIS I know - every client... EVERY client of mine is so grateful, and they all say they couldn't have gotten through the process without me... and if you ask each one what the best thing about me is, or what a good buyers agent does, they will all give you different answers.

I have stayed up all night talking to a grown man who was crying over his father's death and who needed me to find a perfect house for his mom in 3 weeks without them being able to see it first; I have found financing options for an investor to allow purchase with only 10% down instead of the normal 20% when they couldn't find it elsewhere....I have secured a tenant for an investor client before he closed on his purchased property; I have gone door to door to find someone who would sell a very particular type of property for $100K less than the market price; I have completely managed a huge renovation job for a client post closing so when they arrived from out of state it was move in ready; I have gotten a buyer out of a bad contract and into a much better one; I negotiated with an employer to pay closing costs for his employee which made homeownership possible for a wonderful immigrant family with lots of soul and very little cash... I have done a lot of different things... but as you can see by this list, every buyer won't need all of these services.

I figure out what they do need, and I get it for them. THAT'S what a good buyers agent does. I don't know what you need... but a good buyers agent will, and will do it for you.

Hi,

I agree 100% with Don's answer. He should be commended! The world needs more people like him. Thanks Don and may you have all the success in the world!

Have a Great Weekend

Tim
tfitzgerald@c21proteam.com
815-353-1901

For ethical reasons, I can't comment on whether you should switch agents. And, honestly, from a practical standpoint, I'm not all that sure you should.

You're correct: A good agent should attempt to get the best price possible, and that often involves finding out as much as possible about the property (especially its history) and the neighborhood. A good agent should do more than just send you automated MLS listings based on your criteria.

Having said that, it sounds as if your Realtor is doing more than that. He/she is driving you around and doing CMAs on properties. Up to this point, you might also expect your agent to provide guidance on what neighborhoods might best suit you, and provide you some information about market trends in those neighborhoods.

However, the agent should not be initiating "back-and-forth" with the seller's agent, unless it's at your direction. Your agent is exactly that: your agent. He/she is acting on your behalf. Let's say a house is priced at $300,000. You might ask your agent to query the seller's agent to find out how flexible that price is, or whether the seller might accept, say, $275,000. And that's OK...except the seller's agent is most likely going to respond: "Put an offer in writing."

Remember, verbal negotiations don't count in real estate. So even if the seller's agent (or the sellers themselves) said they'd accept $275,000, that has no binding effect. But beyond that, there's a lot more to an offer than the price. What sort of financing is planned? How much will you put down? What's your earnest money deposit? How soon do you want to move in? Do you have other terms or conditions? While it's certainly OK for agents to sound each other out about those things, it really doesn't matter until it comes down to paper.

And you note you haven't signed a buyer's agreement with your agent. Considering that you can walk at any time, it sounds as if your agent actually has invested a fair amount of time and effort in serving you.

What I'd suggest--since your expectations differ from what you're receiving--is to talk to your agent. Explain what you'd like. Some of it may be feasible. Some may not be. See if you and your agent can come to an understanding to meet your needs. If so, great. If not, then certainly consider looking for another agent. However, I'd also suggest that you discuss these same concerns up front so you don't find yourself in a similar situation in the future.

Hope that helps.