More importantly - she's not YOUR realtor? Who is she representing? If you don't have an agreement - verbal or otherwise - that she is your agent then she is, by default, representing the seller. If you tell her "I could pay $500K but I want to offer $100K" she is obligated to present your offer and tell the seller that - do you think the seller will accept $100K if it comes with the "inside info" that you will pay 5 times that? You need a real estate agent representing you. If you don't like the one you've used already, hire another, but make sure that they work out commission arrangements otherwise the first agent that you saw the house with will be paid by the listing agent and the agent that you hire now will be paid by you out of your pocket.
Trying to cut someone out of the deal may end up costing you money.
There are two parts to your question. The last part you ask if you submit your offer directly to the listing agent more of your bid will go into the sellers pocket. That is not the case, the seller is paying a commission to any agent who brings a buyer to the closing table, that can be the non-listing agent or the listing agent.
If the offer is to low for the seller to counter, a change is agents presenting a second offer is not going to change the financial outcome.
The other part of the question is covered in procedure. The first agent was the "procurring cause" by presenting your offer. That agent is due the commision even if you work with a different agent on the same purchase. Find a good agent you are comfortable with and they will be able to guide and advise you on a good purchase.
It's not true that by going to listing agent the seller will get more money in their pocket, because the commission is already agreed at the time of listing taken. The seller will be paying same amount of commission (%), regardless of 1 agent or 2 agent involved in the sale of the home.
If your bid was not countered..you should ask this agent (who showed you the homes) to give you the Comps for that house and see if your bid was low. After studying the comps raise your offer and present your revised offer..Good Luck....
How many homes have you bought?
Based on your track record, would you let YOU represent you in negotiating a purchase, or would you use someone with more experience?
Buyers agents do not "cost" you anything. I strongly recommend having a top Realtor negotiate your offer.
The home owner agreea at the time of listing to a set total commission which includes a portion for the listing agent and a portion for the agent that brings the buyer.
Many times a seller will not counter because your offer was too far off and they want to hear a more serious number. I always try to get both sides to come back rather than to say nothing. You need to discuss with the agent who initially made the offer for you what your strategy is and what you are truly willing to pay for the property. You also have to be prepared to lose the property. Sometimes home owners will not negotiiate too far from the listing price. Your realtor should help you understand market values in the area you are interested in.
NOTE: Myth that more go into seller pocket agent would receive commissions for listing / buyers agent fees.
My comments are based on if I understand your blog post.
Work with one agent not several.
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