If they say "yes", then we get negotiate the fee. It's always less than what I would have charged as a listing agent, because there's only one agent/agency to be paid (me/mine).
Just because you've said "yes" that you'll cooperate, does not mean that you've locked yourself into a pre-determined commission... that part will be negotiated by the buyer's agent with you, when they call to show your property.
You look at the choices and decide what will work best for you at this time, in this market and if not having an agent is the choice then you'll have to accept the amount of work/time it will take.
Here is another of my opinions..Statistics from the National Association of Realtors about your need for a Realtor might be a little suspect in my mind.
I wish you the best of luck in the sale of your home, Dunes
I agree with Keith's answer below, specifically the statistics. You really have to decide if you have the time to wait the market out---or are you willing to walk away and lose out. I'm a realtor and experienced selling my own home. We had to bring money to closing just to be able to walk away. It's not a fun scenario, but it all depends on what your personal situation is.
A realtor bringing a buyer is beholden to his BROKER (the company he/she represents) and generally, they require a minimum of 3% because they end up writing the deal and contract for BOTH parties, since you won't have your own realtor. They also direct the transaction, provide title and escrow connections and all the paperwork/documents/research those things entail.
My advice is to price the house appropriate to the market (the "market" won't purchase it if its not, anyway, so it doesn't do any good to overprice), then use a realtor and bite the bullet so the house is "out there" to every possible person.
At the very least, price it aggressively BY OWNER and joyfully accept the buyer's realtor at 3%.
I wish you the very best!
The truth is probably not what you want to hear, but here goes:
According to Trulia homes are selling in your area at a rate of about 16% below last year. If you click on the "Market Trends" button you can see that the price per square foot has been declining for the last few years.
So you are faced with a number of challenges. Here are the facts based on NAR studies:
On average about 10% of homes are sold without an agent. When they sell they average in price about 16% less than those homes sold by Realtors.
In homes sold by Realtors 90% of the time they are bought by a buyer represented by a buyer's agent. 10% of the time they are represented by the listing agent.
Buy not marketing your home you are excluding 90% of the buyers. if you are only marketing to 10% of the buyers, what is the chance you will sell at top price?
If I were counseling you I would ask these questions:
Why are you moving?
What is the drawback if you are unable to move?
Do you have any alternatives? Stay. Rent it out? Talk with your CPA regarding the tax consequences before ruling out renting.
Negotiate the %-age up front is one option.
Or the other option would be to consider a program that I have that is geared to helping Sellers who need to sell and buy their next home. This program will can save you thousands of dollars on my "Round-Trip Loyalty Bonus".
If you would like the details of this program, please drop me an e-mail at firstname.lastname@example.org or call me at 440-487-2193.
Best of luck,
Keller Williams Realty Greater Cleveland