To your question; I suggest you ask for a face-to-face meeting with your listing agent to hear from their perspective what specific issues could be modified to increase traffic to your property. Come prepared to ask all the questions you have about the process but have never had the opportunity to directly receive answers about. Inquire about the viability of ideas you may have to increase the properties visibility. Brainstorming together could jog some ideas loose that neither of you have thought about before individually. When you walk away from that meeting or conversation, you will more than likely feel assured of whether you want to relist with that agent or move on. A lack of communication will leave both of you frustrated and no better off for your investment of time, energy, and expense.
I don't quite agree with the "if a realtor won't show it, they'll call another realtor" response. Most buyers go with what the realtor says. I've seen first hand the problems resulting from listings that other agents don't like. If the commission isn't enough some agents won't show the home and will refer another home that has a higher commission. The agent will come up with some reason why that home shouldn't be shown. It's against the code of ethics but it happens all the time.
Whether you go with another agent or not, remember it's your home and your contract. The agent is supposed to be working for you. If you disagree with something then talk to him/her about it. Communication is important.
Many buyers believe they should overprice the home to leave room for haggling and for the realtor's commission. If you really want to hold out for top dollar then it's going to take time. If you want to get it sold then price it slightly under it's recommended value. Even then, there's no guarantee it will sell quickly.
Spring is here and homes are selling again. This past winter was terrible.
In order for me to show one of my own listings, I have to have a client looking for a house with those particular features, in that price range, in that area. Doesn't always happen. Your agent is obviously not refusing to show your home to their clients - that wouldn't even make sense from a business standpoint.
Also, putting a FSBO sign in the yard will be a HUGE waste of time. If it's this hard for agents to sell a house, why would a homeowner have an easier time? Plus, the thought of you being able to discount it to sell it - if you're going to make the same amount of money at the end of the day, why do all the work yourself?
One last thing - if the buyer comes back to purchase it and you're not currently listed with an agent, then yes, you owe your listing agent a commission. It's called a safety clause, and it's in pretty much every contract. Only counts for folks that looked at it while it was listed, but if one of them comes back, be prepared to pay the commission. Plus, it's only fair - it means your agent did their job. If you wind up listing with somebody else, then the original listing agent is out of the picture.
The main question to ask here is, has the agent done what they were supposed to, with regard to communicating with you and taking photos, and the only problem is that they haven't shown the house themselves? If so, you need to stick with her and let her do her job...
I am sorry for your situtaion. I read your post twice and I am confused.
You have decided to go with another Realtor because your home did not sell.
I am curious, how long has your home been on the market?
How many showings have you had?
How many offers have you had?
How many price reductions?
How many homes, similar to yours, have sold in the time yours has been on the market?
In the sale of a home, 80% is the right price. The buyer that sees the home they purchase for the first time will see it with a Realtor 90% of the time. If your home is not receiving showings, it is priced too high. If it is receiving showings and no offers, it is priced too high.
Look at the homes that have sold, then consult with your Realtor on how you can make the value in your home stand out. Buyers buy homes with the best value first. There is no gain to sitting on the market at a high price. Homes that sell within the first 30 days sell closest to asking price..
Good luck...oh, and why on earth would you hire an out of are agent? Makes no sense to me at any level.
As far as the blackballing and Re-signing manipulation- don't worry about that. If someone wants to look at your house they will find a realtor willing to showit. Do some of your own advertising as well to get people in. You can even hold some of your own open houses. Only hire a realtor who is willing to work hard. Sign SHORT listing contracts- you control how long you want to list for. And remember, you can fire any listing agent who isn't performing- any time you want to. But you still have the issue of procurring cause to deal with- Unless you list with another agent right away. Then even if another buyer (previous or new) comes your contract should speak to who will get the commission. Let me know if you would like a referral for a pre-screened Prudential agent and I will check in my referral network for an experienced agent and get the information to you. Contact me through my web site. June Lizotte, Broker QSC Platinum Award