First I have to disagree with Marc, I think this is the second time on the same topic of Dual Agency but I don't want to get into a discussion of whether or not you as an agent can follow the code of ethics you've sworn to.

With that being said, Tlpc78 looking up comps currently under contract will not help any just because neither the sellers or buyers agent will tell you how much the actual contract price is and you will not find that out until the home has closed. In a perfect world having access to that data would give you the ultimate in comps but unfortunately you or any other agent will be able to obtain that data for you.

1.) Driveway vs. No driveway? What town is this? Usually towns like elizabeth, east orange, irvington are the most common not to even have a driveway and some like east orange do not allow parking in the street overnight, in such a case parking makes a big difference. If it is just a matter of not having a garage, I've noticed a one car garage vs. no garage when comparing two very similar homes inside and out will have approximately a $10,000 to $20,000 price difference max, but a home with a 2 car garage vs. no garage or a 1 car garage can have a wider range in price depending on the demand and price range of the house. In lower to mid price ranges I've seen landscapers and other tradesmen have strict needs for a 2 car garage or a 1 car with a large secure shed. That pricing should be case by case, town by town basis.

2.) finished attic versus unfinished, I've seen gorgeous homes with a finished attic sell for less than one with an unfinished attic. It all depends on the buyer and what they are willing to pay and what they are looking for in a house. How is the rest of the house? Condition, room sizes, # beds, location, decor?

3.) Vinyl vs. Aluminum siding, I have NEVER seen this become a price difference factor, many people dont even know the difference or which is better for that matter!

I would discuss your concerns with the agent and ask them to show you the comps, actually go to the office and ask them to look up the comps in front of you so that you can be certain they are not filtering any of them out from a particular price range. That could be a problem not because your agent is a dual agent, even a strict buyers agent that could be a problem if they are not "TRUSTWORTHY" and obeying the code of ethics they have sworn to follow just so they can make a few and I mean few extra dollars by selling you a home for a few dollars more.

An agent selling a house to you for $30,000 more if getting a 2.5% commission on average BEFORE the split with their brokerage will only gross them an additional $750. It's just not worth lying and reuining your reputation over as an agent. BUT... once again, talk to your agent do they seem trustworthy? You'll never know unless you've worked with them before or someone you know has but at least you can trust your gut instinct.

Good Luck...

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Victor Kaminski
Owner / Broker Manager
Marivic GMAC Real Estate
2056A Lincoln Hwy. (Rt.27)
Edison, NJ 08817-3330
Office: 732-650-9911 Ext.302
Cellular: 908-884-5757
Fax: 732-650-9921
Toll Free: 1-866-745-GMAC(4622) Ext.302

http://www.realrep.com

I agree with Marc. The siding is not significant and the attic can be factored based on cost to improve unfished attic, but the driveway is more complicated. The variance can be substantial depending on location and home (are the lots comparable, can you add a driveway & garage). If the lots are similar size and you can get the needed permits easily, then get estimates from a contractor and factor that in. Otherwise, this may not be a good comp to use.

Feel free to contact me for more information. I don't make money for referrals, just my inspections.

Rafi Footerman
Mid Jersey Inspections
732-906-4100
NJ Home Inspector Lic. #076900

Hi Tlpc,

This is exactly why you never want to work with a dual agent. You are required to sign a document in which you explicitly give permission for dual agency representation. I would not sign it. I would ask the sellers agent to refer you to another company to handle your negotiation. Just tell them you do not want to be in a dual agency. They will understand completely and refer you to another company. They will still get a referral fee and a single commission, which should be enough for any agent. You will then have your own independent representation and the whole deal will be much cleaner. DUAL AGENCY=BAD.