After interviewing several agents, I'm preparing to FSBO. Why? Even though the commission on my house would be about 21k, they all wanted $400+ up front for marketing. What exactly am I paying for then? I can hire a professional photographer for $125 and up and own the photos myself. I also can print my own flyers and list the home myself. Also, I work from home and will have to be here for most of the daytime showings. Agents don't like this. Why not show it myself?
One of the agents wanted to list my house for $50k less than current market value, within the same breath she said it would probably be negotiated down from there, and in the next breath said she already had several of her own clients in mind. Basically, if she got both the buyer and seller sides of the commission all she cared about was a fast sale. She said three weeks was too long to list a house. That's utter crap.
When I bought the house, it was the fifth house I'd had an offer on. In each of the previous cases, the buying/selling agents were crooked, crooked, crooked. One agent forged the homeowners signature on the offer acceptance letter. I discovered this when subsequent paperwork was not forthcoming. I actually went to the house and talked to the owner who had not wanted to sell at my offer price. He got a lawyer because his agent told him that he was under contract to sell.
Several times my buying agent who supposedly had my back, encouraged me to offer top dollar because of the "competitive market". Home inspections and neighborhood research interrupted these sales and the homes I'd bid so high on eventually sold for much, much less.
I've never met an agent who I felt really had my best interest at heart. I can interview lawyers, use flat-fee services, and sell myself.
I eventually bought my current home by offering $30k less than the listing price which was at least $25k than my agent wanted to offer, but she was eager to make a sale by that point. I got the house for $23k less than the list price and 2.5 years later I refinanced at a value of $70k more. If I'd bought at the list price and tried to sell it now, I would make almost no profit after selling commissions. Trust your gut, not some stranger whose main interest is to make money off of your HOME.