The Urban Team

Agents are not allowed to show favoritism based on commissions offered or selling conditions that may be part of a FSBO or flat fee listing. Our responsibility is to show our clients every home that might be a match to their expressed desires.

That said, some agents do not like working with a flat fee listing because the home seller is often not aware of the many requirements and stipulations imposed by the ADR Purchase agreement and by the tenants of Agency.

Selling a home is a multi pronged legal transaction. A home seller without good representation can easily get himself in trouble and the agent representing the buyer is not obligated and sometimes, due to agency requirements, not allowed to advise the seller of a breach in contract or other issues.

Thus, I would not say agents discriminate, a good one will show your home if it is priced within market standards and meets his or her client's requirements.

Generally a lack of showings in an indication of pricing problems. The bank-owned homes may be the bigger culprit. Has your agent performed a recent market analysis to determine your position in the market? We advise reviewing market conditions on a weekly or bi-weekly basis in this market. With hundreds of bank owned homes coming on the market weekly, you simply may not be competitively priced.

In addition, you may not be getting the Internet exposure needed to find a buyer. Nearly 85% of home buyers are performing searches on the Internet... not on an MLS system. In today's market much of what we show our clients is driven by their own searches rather than searches performed by the agent. This is a very new real estate trend. We have had to hire a full time Internet marketing person just to keep our client's listings in full view on the Internet so they can be found by home buyers and sold. - Wed Oct 8 2008, 16:54

In talking to agents in Austin and other parts of Texas I understand similar market problems exist to ours in Arizona. You didn't mention the curent asking price. In many markets, foreclosure properties are leading the sales. I am not sure what the figure is in Austin but I wouldn't be surprised if somewhere around 1/3-1/2 the homes being sold are bank owned properties.

It is a challenging time. Your home must compete against the bank owned inventory that is notoriously very low priced. I'd have a heart to heart with your agent and really look at the prices of similar sized bank owned homes to determine how you stack up. Many current buyers want a killer deal and often overlook cosmetics and upgrades. If the numbers don't look good, your agent may have some suggetions or perhaps his/her broker can join the conversation with some help. - Wed Oct 8 2008, 16:13

This question provides a great opportunity to others who read posts on this site. Like many agents, we advise homebuyers to secure personal representation prior to searching for homes. How many buyers have walked into an open house not understaning the ramifications of procuring cause and dual agency?

Once again, if you are looking to buy a home, interview and hire an agent to purly represent your interests prior to ever looking at properties. Learn about their skills; ask for references and call these people. Having a skilled professional on your side is a huge edge. If you do go out looking on your own, tell the agent at the open house or builder's project that you are being professionally represented.

Finally, I know NAR promotes the use of buyer/broker agreements. I feel that if an agent does great work, takes the time to earn trust and respect, the agreement is unnecessary. We've never used one and have never had a client leave to work on their own. By their own choice, they stay were they feel safe, well represented and recognize our value. - Sun Jun 29 2008, 10:55

Paula,

I have a few questions:

Can you name the areas of the Arizona Residential Contract that have time line performance requirements?
What are considered warranted items?
What can happen to your earnest money if you fail to respond to a cure notice?
What is a good faith estimate?
How long do you have to perform your inspections?
Is taking a wrap a good idea?
What is E&O?
Does an As Is addendum take away all repair requirements?
What is a SPDS form?
How long are you protected if a land affidavit is not provided on a required property?
What parts of a real estate transaction can be binding verbal agreements?

These are but a few of the hundreds of questions a good agent has to be able to answer. Failure can cost money, court time, frustration and more.

I charge the broker representing the seller of the home 3%. I charge you, the buyer, nothing. What better deal could you want? - Sun Jun 29 2008, 07:32

Since Phoenix and Las Vegas have such similar weather I have to ask why a vacation home here? I live here but I have my vacation home in Santa Barbara, CA. I could help get you into a nice home in Santa Barbara and you would be delighted with the area, weather, culture and all.

If you are set on the Greater Phoenix market, I'd have to agree with Tammy. Do a bit of research on top golf courses; come down here and play for a week; find a course you like and choose a residential golf community based on what you are really coming here for... play!!

If you don't find a course you like in the first week, repeat the process until you do. We have enough courses you could make a career and write a book about the experience. - Thu Jun 19 2008, 08:49