Any buyer agent worth their salt, will look at the history of the listing. Itâ€™s their job to inform their buyer client.
If buyer agents perceive a good value, they will pass that info along. Example: I looked at a property yesterday that I considered 40% under market value, if it had no problems, but there is 1â€™ water in the basement. Cause unknown. Burst pipe? Cost to fix unknown. Water is off. Itâ€™s only been on the market a few days, and it has had lots of showings and 2 offers, despite the cost to fix and no utilities. I showed the property, but it isnâ€™t right for that buyer. For a skilled investor, this example property may be a phenomenal investment. I phoned 3 or 4 people and told them about it. Chances are slim that I will sell it, because I just donâ€™t have a buyer looking for that type of property right now.
I do need 4bdrm/2 bath, large yd, under 350K in Brick for a buyer now. Sorry, I donâ€™t have any buyers right now for waterfront in your price range.
You made a statement/question, â€œsour grapesâ€â€¦â€¦.and sincerely, that is just not so. If a buyer agent has a buyer for your property, they will bring the buyer. The agents are not boycotting your property because you did not list it with those agents. If I had a buyer for which your property fit the criteria, I would show it.
Only your agent, and the broker firm with which you are listed have the responsibility of marketing your property. The other agents out there, myself included, are not charged with promoting your property. If we become aware of something that seems to be priced low or a rare offering, we may talk about it, but we arenâ€™t promoting that property; we are just sharing info. Compare that activity to friends talking about the 60â€ HDTV at StoreX that just went on sale for Â½ price. We arenâ€™t working for the store, or promoting that store. We simply share info. Since ony your agent and their firm have the responsibility to promote your property, itâ€™s important to choose a listing agent/broker who is an effective at marketing. The best campaigns will fail if price is too high. Just a fact. I know you donâ€™t want to hear thatâ€¦..again. L
I donâ€™t know anything about an agent representing your property as not buildable, so I will refrain from comment. I will simply state, I am sorry to hear there was a problem.
Itâ€™s often hard for listing agents to tell their sellers when they are traveling down a path of flawed assumptions. Listing agents do not want to tell their clients they are wrong, because they do not want to alienate them or stress their working relationship. I donâ€™t want to alienate you, nor insult you, either. I am sincerely trying to help you, without interfering with your existing relationship w/ your agent. I am trying to encourage you to work with your agent to get your property sold.
Perhaps because the market is tougher, and perhaps because I like JRâ€™s style so much, I have become more direct and blunt. Thatâ€™s a compliment JR, if you catch this.
I donâ€™t find marketing campaigns from one agent to the next the same. I see a lot of disparity. I keep saying I am going to write an in depth guide to hiring a good sellers agent. Not on my list to do, just an idea. Yes, it is about the internet. You asked, â€œWhat ever happened to good old "one on one" sales with finesse?â€
You have one sellers agent. The rest of us are all buyer agents working for our buyers. I donâ€™t sell a property to a buyerâ€¦..well, rarely. Once in a while I have a buyer who just cannot make a decision and I tell them that. My job with a buyer is not to sell the buyer, but to help them find what they want to buy. Itâ€™s not my job to finesse a sale of your property with my buyer.
Every listed property owner has a seller agent. That seller agent is charged with marketing your property. They do need to be able to be responsive and knowledgeable when a buyer agent or buyer wants info, but they absolutely cannot hard sell a buyer agent or buyer. It will backfire. I can tell you, absolutely, that when a seller agent, or seller is present trying to hard sell a property to a buyer and buyer agent, it causes the showing to be cut short and crushes the buyers interest. Our society is less and less tolerant of hard sell. The seller agent needs to market well, know the property well, be quick to respond to inquiries and answer all questions candidly and with enthusiasm.
It is about marketing your property. Thatâ€™s the job of the seller agent. And yes, that is much about the internet. There are one-to-one efforts that can increase awarenessâ€¦.but no hard sell! You mentioned earlier on this thread about a successful broker open house. Yes, thatâ€™s an example. And, being enthusiastic and knowing info off the top of your head when an inquiry is received is important, too.