Listing agents and their brokers commission are always negotiable. What I would recommend is speaking to a few listing agents first before committing to one. Find out what marketing benefits you will be receiving.
The more interesting question from me to you is why would you want a 4% commission pay out on your home?
Most banks with foreclosed homes are offering 5-6% overall as well as short sales. So with that in mind and short sales rising, what's the real motivation for any listing realtor to want to list your home for less than a short sale or foreclosure?
Most good Realtors will analyze their business costs enough to know that you need a minimum on either side of a transaction to make it beneficial for you to perform as a listing or selling realtor. Mine his $2,500 dollars.
Buy the time I calculate in the cost of have the license, paying for marketing materials like posts, signs, fliers, sign riders, lock box fees, A web sites specific to your property, syndication of it, the time spent holding the open houses on the weekends, blogging about how beautiful your home is, contacting other realtors with the social networks and broadcasting your home to those groups, craiglisting your ad for your home, produce a HD video narrated walk thorough posted on Vimeo and You Tube, answering a multitude of inquiry questions from people looking at your home which come from a ton of subscribed resources which most all Realtors pay for monthly like Trulia, Realtor.com, Point2, Face Book ads, eProperties and the list grows.
To add to that take in to account that we have to still perform as Realtors negotiation offers, meeting time lines, arranging appointments to view your home since you occupy it, opening escrow, dealing with inspection reports gone bad (things found you neglected to maintain on your home) and negotiating who is going to pay for those because the buyer want's you to do that, keeping the lender on their toes with update requests so we know that the buyer is performing, Pressuring the title company to get the Home Owners Association fees and CC&R's to the buyer asap for review, having to extend the close date because the lender needs more time to perform, working with the buyer and seller for the move in date and for final walk through, being sure that you left everything attached as agreed in the contract, showing up at the closing table to answer any questions you might have about the transaction and more (the list gets so long with things I know I left out or needed to add here).
Oh and Remember that most of the buyers and sellers we work with expect your Realtor to answer the phone "on call" which most all of us do even though we try not to after 10pm of before 7am. It interferes with any family function or afternoon off we hope to have, given we are working this business 7 days a week now just to pay the bills.
If your home is worth 115k and I perform a 4% fee (remember that this is used to pay BOTH agents) and we split that in half we will still be short my minimum fee. If your home is worth 250k then you would be in good shape an dI think a flat fee listing with a flat fee buyers agent fee would be more reasonable.
The bottom line is that I know what I'm worth and how hard I and most successful Realtors in this business work now-a-days.
I hope this comment enlightens you to the fact that a Listing Realtor with a full arsenal of tools will always know their value and then there are those that will list at 4% that know they are worth less.
Price of the commission is less important than the Right Realtor doing the job at a fair 6% commission.
Good luck to you with the sale of your home.
Home Smart Realty
Real Estate Professional / Prestige Realty
Bianca Bennett / 602-570-7898
My office charges 6% because we are full service and get the job done. If you find an agent willing to take 4%, I would be worried about what that agent is NOT going to do for you. Also, you may end up losing much more than that extra 2% if your house sits on the market because it is being marketed by a lousy agent who cuts corners. We have an office staff and after hours phone support, our agents are always reachable at all hours, and we have a full team of buyer's agents. Every listing is professionally photographed and gets showcase status on REALTOR.COM. You don't get those things at 4%. My partner and I sell over 90 homes annually - yes, just the two of us - and we do a great job. We also charge 6% for what we do because we are damn good at it.
Half the battle is appealing to buyers, the other half is providing prompt service to the agents who inquire about your listing. Blogs, YouTube videos and open houses are all peripheral to what sells 90% of homes - great photos, priced right, killer description, and a virtual tour if this is a higher value property. All the other stuff sounds good when an agent is marketing him or herself, but does little to actually sell your house.
If you would like a market evaluatiuon feel free to contact me direct. I will be in that area this weekend.
Realty USA Southwest.
I have a full listing package for 4%. I currently have 3 listings in the area, all of which were under contract within 48 hours of going onto the market. I'd be happy to sit down with you and discuss a strategy that works for your specific situation.
Patrick 623 693 1674