we are not allowed to APPROACH someone who is represented... but if they approach us, we are allowed to offer advice, and to even refer to another agent.
The part that you tried to point out, that Pumpkin may be missing, is that by referring an agent to her, the agent giving the referral will likely receive a referral payment from the agent who gets the listing. He may (or may not) even know that agent, or whether the agent is good or not. Now I'm not saying that Andrew is DOING that. But it's entirely possible.
I'm a little confused. If your buyer submitted an offer in writing then all you had to do is sign it - and you have a binding contract - and the buyer is locked in (well ... pending results of inspections and such). Was the offer not a signed offer? If your realtor allowed them to submit a non-written offer then it seems to me that your interests are hardly well-represented. Though perhaps I'm not aware of specifics.
Here's another perspective for you to consider. I am NOT a realtor but I am in sales and if you have a weird feeling about your realtor, that you may well be right. On the other hand the market is terrible and not getting better.
For example, here's a way that your realtor *might* be looking at it - I'm not saying that she is - but she might be.
Let's say that you are selling your house for $250,000. Let's assume that you are selling at a 5% commission, rather than the full 6%. 5% seems to be more adopted these days so that's what I'll outline here. Each $10,000 to you is $10,000. You know what it is to your agent? $125 (half of 2.5% - double it if she is a dual agent).
I am NOT saying that your realtor isn't acting in your best interest but ... it's possible - especially where she's the 'dual agent' - it's a good deal for her when she gets the double commission.
Per Terrence below - did you do everything that YOU need to do to prepare and stage your house? Is there any clutter around? Is it spotless? Did you toss out stuff you don't need anymore and donate other stuff?
And ... have you looked at the recent SOLD prices in your area? What is a comparable home selling for in the last 1-6 months? You aren't likely to get more then they did ... if you are being offered less then what is wrong with your house? Take a step back and objectively evaluate your home for "flaws" - anything a prospective buyer might object to - from their perspective not yours. I'm sure that your home is lovely - BUT that color in the master bath that you love - may not be everyone's cup of tea ... just an example.
Also - things need to be marketed to your "buyer" appropriately. $10,000 to THEM is about $55 per month on a 30 year mortgage.
Also consider your next move - when you sell are you leaving the area - and able to take advantage of being the Buyer in your next transaction? If you lose $5-10K now, you'll do alright on the next leg in all likelyhood.
There has been a lot of good stuff to consider in all those posts. Do think about your bottom line, if your home is staged well, and what it might cost you if you don't sell now. Defintely don't get trapped in any more back-and-forth. Any offers to you should be so that you just need to sign and then be done with it.
If your agent isn't doing something right, then let them know. You can use as many Realtors as you want. If you didn't price the property right, stage the property right or it's in a bad location, then it will be a tough sell. You need to put your house at the TOP of the list of similar available homes in the area. If your home is the most expensive one, then it will be the last one show. You need to put carrots out there for the buyers. Home warrenty, free FiOS or cable for a year, a year supply of pizzas (1 pie a week for 52 weeks), anything. You AND your agent need to think outside the box to sell the home.
Hope that helps,
Terrence Charest, e-Pro
Moral: You first offer is usually going to be the best one you get.
You can't really stop the woman from offering less and less. She knows your home has been on the market for some time now without any other offers as far as she's concerned.
Terrence Charest, e-Pro
If you are looking to make a change, let me know and i would be happy to refer you to an agent that will do everything they can to get your house sold and make you feel comfortable in the process.
I stand by my recommendation to talk to the Broker, though.
To answer the second half of your question, your Realtor doesn't get paid unless the house gets sold, but you may have the right (most likely, I'm not from Pennsylvania) to ask that your Realtor does not represent both sides, if you feel your best interests are not at heart. My suggestion is to call his/her broker, and nicely ask if he/she can meet with you to determine what is going on with your home sale. Ask him the questions I stated above. Here in OH (and other states where I've worked) your listing is with the BROKER, not the Realtor, and that may make a difference for your piece of mind, if not the sale of your home.
The basic rule of selling is that if you have your home listed and you are getting no showings, you should lower the price.
If you lower the price and still get no activity.....lower the price again....
If you are getting plenty of showings and no offers.....lower the price...and so on.
It's a simple process but it works